Free Colorado Lease Agreement Template

A Colorado lease agreement is a written contract between a landlord and a tenant that explains the terms for renting a residential property in Colorado. It covers key details like rent, due dates, late fees, deposits, repairs, and when the landlord may enter the property.

Landlords use a Colorado lease agreement when renting out a house, apartment, condo, or room. Putting the terms in writing helps prevent disputes and makes it easier for both sides to understand their rights and responsibilities under Colorado law.

Colorado has several state rules that affect how you write and manage a lease agreement. Important points include:

• Rent control: Colorado law generally prohibits local rent control, so there is no statewide rent control system (CO Rev Stat § 38-12-301).
• Security deposit maximum: Landlords may not charge a security deposit higher than two months’ rent (CO Rev Stat § 38-12-102.5).
• Security deposit return: The deposit must be returned, with any itemized deductions, within one month after the lease ends, unless the lease allows up to 60 days (CO Rev Stat § 38-12-103).
• Late fee limits: Residential late fees are capped at $50 or 5% of the overdue rent, whichever is higher. Landlords cannot charge a late fee until rent is at least seven days late (CO Rev Stat § 38-12-105).
• Rent increases: Colorado law limits how often rent can be raised and may require written notice before an increase, especially for month-to-month tenancies (CO Rev Stat § 38-12-701).
• Warranty of habitability: Every lease includes an implied warranty that the rental is fit for human habitation and meets basic health and safety standards (CO Rev Stat § 38-12-503;CO Rev Stat § 38-12-505).

Document Genius’s guided form helps you bring these rules into your Colorado lease agreement in a simple, clear way.

Colorado law sets out clear limits and timelines for security deposits:

• Maximum deposit: Landlords may not collect more than two months’ rent as a security deposit (CO Rev Stat § 38-12-102.5).
• Storage and interest: There is no statewide requirement to keep deposits in a separate account or to pay interest. Some cities or housing programs may add their own rules.
• Return deadline: The landlord must return the deposit, plus an itemized list of any deductions, within one month after the lease ends, unless the lease clearly states a longer period (up to 60 days) (CO Rev Stat § 38-12-103).
• Allowed deductions: Unpaid rent, damage beyond normal wear and tear, and other costs permitted in the lease can be deducted.
• Penalties: If a landlord wrongfully keeps the deposit, a court may award up to three times the amount withheld, plus reasonable attorney fees (CO Rev Stat § 38-12-103).

Spelling out these rules in your Colorado lease agreement helps set expectations for move-out and reduces the risk of disputes.

Your lease should clearly explain how and when rent is paid. Colorado law leaves many details up to the written agreement, but some rules still apply:

• Rent due date: State law does not set a default due date, so most leases choose the first of the month. Your Colorado lease agreement should list the exact due date and any acceptable payment methods.
• Late fees: Late fees must be “reasonable” and in writing. For most residential rentals, late fees may not exceed $50 or 5% of the overdue rent, whichever is greater, and cannot be charged until rent is at least seven days late (CO Rev Stat § 38-12-105).
• Rent increases: When allowed, rent increases generally require advance written notice. For many month-to-month tenancies, landlords must give at least 21 days’ notice before the end of the rental period (CO Rev Stat § 13-40-107).
• Non-payment of rent: If rent is not paid, landlords must follow Colorado’s eviction notice rules and any newer “for-cause” requirements before starting a court case (CO Rev Stat § 13-40-107;HB 24-1098).

Including rent amounts, due dates, late fee rules, and notice periods in your Colorado lease agreement keeps everyone on the same page from day one.

Colorado law splits repair and maintenance responsibilities between landlords and tenants and requires safe, healthy housing.

Landlord Responsibilities

• Warranty of habitability: Landlords must keep the rental “fit for human habitation,” which includes safe heating, plumbing, electricity, weather protection, and other basics (CO Rev Stat § 38-12-503;§ 38-12-505).
• Response times: For serious issues that affect life, health, or safety, landlords must start repairs within 24 hours of proper notice. For other uninhabitable conditions, they generally must begin repairs within 72–96 hours (CO Rev Stat § 38-12-503).
• Bed bug treatment: If an inspection confirms bed bugs, landlords must arrange treatment and may need to inspect nearby units under Colorado’s bed bug laws (CO Rev Stat § 38-12-1002; Part 10, Bed Bugs in Residential Premises).
• Notice before entry: Colorado statutes do not set a specific statewide notice period for most entries, but local guides and best practices recommend reasonable advance notice (often at least 24 hours) except in true emergencies (Boulder Landlord–Tenant Handbook).

Tenant Responsibilities

• Basic upkeep: Tenants must keep the unit reasonably clean, use systems (like plumbing and heating) properly, and avoid damaging the property.
• Reporting issues: Tenants should report habitability problems in writing as soon as they notice them. This written notice is key for starting the warranty-of-habitability repair deadlines (CO Rev Stat § 38-12-503).
• Bed bug notices: If tenants suspect bed bugs, they must notify the landlord promptly so inspection and treatment can begin (CO Rev Stat § 38-12-1002).

Document Genius helps you add clear repair, maintenance, and entry rules to your Colorado lease agreement so each party knows what to expect.

Colorado requires or strongly encourages several disclosures to protect tenants’ health and safety. Many of these must be provided before or at lease signing.

Health and Safety Disclosures

• Lead-based paint disclosure: For homes built before 1978, federal law requires a lead-based paint disclosure and EPA information booklet (42 U.S.C. § 4852d).
• Radon disclosure: Colorado’s radon law requires landlords to give tenants a written radon disclosure, including any known test results and a warning statement, before the lease is signed (SB 23-206; CO Rev Stat § 38-12-803; CO Department of Local Affairs guidance).
• Habitability notice: For newer leases, Colorado law requires a statement in the rental agreement explaining that tenants are entitled to safe and healthy housing and are protected from retaliation for reporting unsafe conditions (CO Rev Stat § 38-12-505(3)(c)).
• Bed bug information: Colorado’s bed bug laws restrict renting units with known infestations and require clear communication and coordination if bed bugs are found (CO Rev Stat §§ 38-12-1001–1007).

Other Local or Lease-Specific Disclosures

• Shared utilities: If utilities are split between units or billed by the landlord, leases should explain how costs are allocated.
• Environmental and safety risks: Local rules or housing programs may require extra disclosures for mold, flooding, or other hazards.
• Online portal information: Some newer laws require specific disclosures when landlords use online portals to communicate with tenants (Colorado Bar Association overview of 2024 changes).

Your Colorado lease agreement should include all required disclosures and any additional notices needed under local ordinances or housing programs.

Colorado law controls how landlords and tenants can end a lease and what notice must be given.

• Ending a fixed-term lease: When a lease has a set end date, it usually expires on that date. If either side wants to move out or not renew, written notice is still a good idea. In many situations after 2024, a landlord may need a valid legal “cause” to refuse renewal (HB 24-1098).
• Ending a month-to-month tenancy: For many residential leases, either party can end a month-to-month tenancy with written notice based on how long the tenant has lived there. For example, a tenancy of one month but less than six months generally requires at least 21 days’ written notice (CO Rev Stat § 13-40-107).
• Cause-based termination and eviction: Colorado uses different timelines for nonpayment of rent, serious lease violations, or crime-related “substantial violations.” Landlords must use the correct notice and follow court procedures if the tenant does not move out.
• Abandoned property: If a tenant leaves belongings behind, Colorado law and local rules outline how long landlords must store items and when they may be sold or discarded. Checking the latest Colorado court and statute guidance is recommended (Colorado Judicial Branch self-help resources).

Document Genius helps you include clear notice requirements, move-out instructions, and early termination terms in your Colorado lease agreement so the end of the tenancy is as smooth as the start.