Colorado Landlord-Tenant Laws (2026)
Last reviewed: July 2026
Colorado capped security deposits at two months' rent in 2023 and caps late fees at the greater of $50 or 5% after a 7-day grace period. Nonpayment evictions require a 10-day notice, and 2024 legislation added for-cause eviction protections for many tenancies. The state has shifted from moderate to clearly tenant-leaning over the past several years.
General information, not legal advice. Verify with the current statute or a local attorney before acting.
Colorado landlord-tenant rules at a glance
| Security deposit limit | 2 months' rent (2023 statewide cap) |
|---|---|
| Deposit return deadline | 30 days (up to 60 days if the lease says so) |
| Notice to enter | No general statute, reasonable notice expected (48 hours for bed-bug inspections) |
| Rent control | Preempted for traditional rent control; recent laws add rent-related tenant protections |
| Eviction notice (nonpayment) | 10-day notice to pay or quit |
| Late fee rule | Capped at the greater of $50 or 5% of the overdue amount, after a 7-day grace period |
| Month-to-month termination | 21 days |
| Governing statute | Colorado Revised Statutes Title 38, Art. 12 |
Security deposits in Colorado
The deposit rule in Colorado is: 2 months' rent (2023 statewide cap). After the tenancy ends, the landlord must return the deposit within 30 days (up to 60 days if the lease says so), typically with an itemized statement for any amounts withheld. Deductions are limited to unpaid rent, damage beyond normal wear and tear, and other charges the statute or lease allows — routine repainting and carpet aging from ordinary use generally cannot be charged to the tenant. Both parties should document the unit’s condition at move-in and move-out; disputes usually turn on that evidence.
Landlord entry and tenant privacy
Colorado’s entry rule is: No general statute, reasonable notice expected (48 hours for bed-bug inspections). Entry is generally limited to legitimate purposes such as repairs, inspections, and showings, and emergencies allow immediate entry everywhere. Where the statute is silent or vague, courts fall back on the tenant’s right to quiet enjoyment, so landlords should give written notice and enter at reasonable hours regardless of the statutory minimum.
Rent increases and rent control
Rent control status in Colorado: Preempted for traditional rent control; recent laws add rent-related tenant protections. Even without rent control, a landlord cannot raise rent mid-lease unless the lease allows it, and periodic tenancies require proper advance notice of an increase — commonly the same notice period used to terminate (21 days in Colorado). Retaliatory increases after a tenant exercises a legal right are prohibited in most states.
Eviction process overview
For unpaid rent, Colorado requires: 10-day notice to pay or quit. If the tenant does not pay or leave, the landlord files an eviction case (the name varies: unlawful detainer, summary process, forcible entry and detainer), serves the tenant, and attends a hearing. Only a court judgment followed by a sheriff or constable can remove a tenant — lockouts and utility shutoffs are illegal in every state. Timelines vary from a few weeks to several months depending on court backlog and whether the tenant contests the case.
Late fees
Colorado’s late fee rule: Capped at the greater of $50 or 5% of the overdue amount, after a 7-day grace period. Even where no statutory cap exists, courts can strike down fees that operate as penalties rather than reasonable estimates of the landlord’s actual cost, and the fee must appear in the written lease to be enforceable.
Ending a lease or month-to-month tenancy
To end a month-to-month tenancy in Colorado, the required notice is: 21 days. Fixed-term leases end on their own schedule unless renewed, though some states and cities require just cause or additional notice even at lease end. Notice should always be written, dated, and delivered by a method the statute recognizes.
Is Colorado landlord-friendly or tenant-friendly?
Colorado is generally considered tenant-friendly. Colorado has rapidly added tenant protections since 2019, including a 10-day nonpayment notice, late-fee caps, a deposit cap, and for-cause eviction requirements passed in 2024.
Official source
The governing law is the Colorado Revised Statutes Title 38, Art. 12. Read the current text at the state’s official legislative site: https://leg.colorado.gov/colorado-revised-statutes.
Colorado landlord-tenant law FAQs
- How much can a landlord charge for a security deposit in Colorado?
- Security deposits in Colorado are governed by the Colorado Revised Statutes Title 38, Art. 12. The deposit rule is: 2 months' rent (2023 statewide cap). After the tenancy ends, the landlord must return the deposit (minus properly documented deductions) within 30 days (up to 60 days if the lease says so). Landlords who miss the deadline or take undocumented deductions can owe the tenant damages, so both sides should document the unit's condition at move-in and move-out and keep an itemized statement of any charges. Deposit rules are amended fairly often, so verify the current statute before relying on a specific number.
- How much notice does a landlord have to give before evicting for unpaid rent in Colorado?
- For nonpayment of rent, Colorado requires: 10-day notice to pay or quit. That notice is only the first step, a landlord cannot legally remove a tenant without then filing an eviction case and winning a court judgment, and self-help evictions (changing locks, shutting off utilities) are prohibited. Local courts and city ordinances can add procedural steps, so check the Colorado Revised Statutes Title 38, Art. 12 and local rules before starting an eviction.
- Can a landlord enter a rental property without permission in Colorado?
- Colorado's entry rule is: No general statute, reasonable notice expected (48 hours for bed-bug inspections). Genuine emergencies (fire, flooding, gas leaks) are a standard exception in every state, and lease clauses can add detail but generally cannot strip a tenant's right to quiet enjoyment. For ending a month-to-month tenancy, Colorado requires 21 days of notice. When in doubt, put entry requests and termination notices in writing and confirm the current rule in the Colorado Revised Statutes Title 38, Art. 12.
Compare nearby states
Related Lofty resources
- Rental property calculator — model cash flow with Colorado vacancy and eviction-cost assumptions.
- Rental income investing guide — how landlord-tenant rules feed into returns.
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This page is general information, not legal advice. Laws change — verify with the current statute or a local attorney before acting. Rules reflect widely documented statutes as of July 2026; cities and counties in Colorado may add their own requirements.