Colorado (CO) law guide
Quick answer
Colorado caps security deposits at 2 months' rent and requires landlords to return them within 30 days (up to 60 days if the lease says so). There is no statewide rent control, and landlords must give at least 30 days' written notice before raising rent (60 days if the increase tops 10%). For nonpayment of rent, landlords must serve a 10-day notice before filing for eviction (5 days for small landlords with 5 or fewer units).
Security deposit limit
2 months' rent (C.R.S. § 38-12-102.5)
Deposit return deadline
30 days; up to 60 days if stated in the lease
Statewide rent control
None, prohibited by state law
Nonpayment eviction notice
10 days (5 days for landlords with 5 or fewer units)
Colorado rental market snapshot
Population
6,012,561 (2025 census estimate)
Renter households
34% of households statewide; 51% in Denver
Median rent
~$2,195/mo for a 2-bedroom in Denver; ~$1,754/mo statewide median
Largest rental markets
Denver, Colorado Springs, Aurora, Fort Collins, Pueblo
Denver remains one of the priciest rental markets in the Mountain West, with the average 2BR topping $2,100/mo, though statewide rents are moderating as new apartment supply hits the market.
Colorado landlords may collect no more than 2 months' rent as a security deposit (C.R.S. § 38-12-102.5, effective August 7, 2023). This cap applies regardless of what the lease says.
The deposit must be returned within 30 days after the tenant moves out. A lease may extend that deadline to a maximum of 60 days if it says so in writing. Starting January 1, 2026 (HB25-1249), landlords who withhold any portion must hand over all supporting documentation, including photos, inspection reports, and receipts, within 14 days of a written request. Failure to return the deposit on time forfeits the landlord's right to keep any of it, and tenants may sue for up to 3x the wrongfully withheld amount.
Colorado has no statewide rent control, and state law expressly bans cities and counties from enacting local rent caps. Landlords may raise rent by any amount, but must give at least 30 days' written notice before any increase takes effect. If the increase is more than 10%, the required notice jumps to 60 days.
Late fees are permitted but must be reasonable and disclosed in the lease. A landlord may only raise rent once per 12-month period, whether the tenant is on a fixed-term or month-to-month lease. Landlords with open habitability violations or unpaid Division of Housing penalties may not raise rent until the issues are resolved.
For nonpayment of rent, landlords must serve a written Notice to Pay or Quit. The notice period is 10 days for most landlords. Landlords who own 5 or fewer rental units may use a shorter 5-day notice. A tenant who pays all rent owed before a court judgment is entered cannot be evicted.
For lease violations other than nonpayment, landlords must give a 10-day notice to cure or quit. For repeat violations within 6 months, a landlord may issue a 3-day unconditional quit notice. Under HB24-1098 (effective 2025), landlords generally must have just cause to evict a tenant once the first 12 months of occupancy have passed.
Under HB25-1090, Colorado landlords must give at least 24 hours' written notice before entering a rental unit for non-emergency purposes. Emergency entry (fire, flood, gas leak, or imminent safety threat) is permitted without notice.
Once a tenant gives written notice of an uninhabitable condition, the landlord has 72 hours to begin repairs. If the condition is a direct threat to life, health, or safety, the repair must begin within 24 hours (C.R.S. § 38-12-503). Landlords who fail to act allow tenants to pursue remedies including rent withholding, repair-and-deduct, or lease termination.
Colorado law guarantees every tenant an implied warranty of habitability throughout the entire tenancy (C.R.S. §§ 38-12-503 through 38-12-511). A rental unit must have working heat, plumbing, weatherproofing, and be free of conditions that endanger health or safety. This warranty cannot be waived by any lease provision.
Retaliation is illegal. A landlord may not raise rent, reduce services, threaten eviction, or harass a tenant within 60 days of the tenant asserting a legal right (such as complaining to a housing agency or organizing with other tenants). If a landlord retaliates, the tenant may raise it as a defense in eviction court and may be entitled to damages.
Colorado enforces both the federal Fair Housing Act and the Colorado Anti-Discrimination Act (CADA), which prohibit discrimination based on race, color, religion, national origin, sex, disability, familial status, sexual orientation, marital status, and source of income. Landlords may not reject an applicant because they use a housing voucher.
A tenant can legally break a lease early without penalty in limited circumstances: active military deployment (Servicemembers Civil Relief Act), documented domestic violence, or uninhabitable conditions the landlord refused to fix. Outside these situations, the tenant is typically responsible for rent through the end of the lease term, but the landlord must take reasonable steps to re-rent the unit. Small claims court in Colorado handles disputes up to $25,000.
This guide is general information, not legal advice. Governing statute: C.R.S. Title 38, Article 12 (Residential Tenants). Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
Colorado FAQ
A Colorado landlord can charge **no more than 2 months' rent** as a security deposit. This limit has been in place since August 7, 2023, under C.R.S. § 38-12-102.5, and applies regardless of what the lease says.
A landlord must return the deposit within **30 days** of the tenant moving out. If the lease specifically says so, that window can extend to **60 days** maximum. Since January 1, 2026, landlords who keep any portion must also provide supporting documentation within 14 days of a written request or forfeit the right to any deductions.
**No.** Colorado has no statewide rent control, and state law prohibits cities and counties from enacting local rent caps. Landlords can raise rent by any amount, but must give at least **30 days' written notice** (60 days if the increase exceeds 10%) and may only raise rent once per 12-month period.
Most landlords must serve a **10-day Notice to Pay or Quit** before filing for eviction. Landlords who own **5 or fewer rental units** may use a **5-day notice** instead. A tenant who pays all past-due rent before a court enters judgment cannot be evicted.
Generally, **no**. Colorado landlords must give at least **24 hours' written notice** before entering for non-emergency purposes such as repairs or inspections. Entry without notice is only permitted in genuine emergencies, such as fire, flooding, or a gas leak.
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