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Colorado residential lease agreement

Answer the questions, download the lease. Free, no account, and it holds your figures to what Colorado allows.

Since 2024 Colorado requires cause to end or decline to renew most residential tenancies (C.R.S. 38-12-1301 to 38-12-1306, HB 24-1098), and 13-40-107 only lets a landlord end a periodic tenancy on notice where the property is one this part exempts, chiefly a short-term rental or an owner-occupied home, duplex or triplex. Check which side of that line the property falls before relying on the 21 days.

What Colorado law does to your lease

These are the figures the builder holds you to. Each one is the statute's, not ours, and the citation is there so you can read it yourself.

RuleColoradoWhere it says so
Most a landlord may take as a deposit2 months' rentC.R.S. 38-12-102.5
Earliest a late fee may be charged7 days after rent is dueC.R.S. 38-12-105
Most a late fee may beThe greater of $50 and 5% of the rentThe ceiling is the greater of $50 and 5% of the past-due rent, and only if the rental agreement discloses it. Colorado also forbids charging more than once for the same late payment, charging a late fee on the part of the rent a subsidy pays, and evicting anyone over unpaid late fees.C.R.S. 38-12-105
Notice before the landlord may enternot sourced yet-
Notice to end a month-to-month tenancy21 daysTwenty-one days on a tenancy of a month or more but less than six. A tenancy of a year or longer takes 91 days, and one of six months to a year takes 28.C.R.S. 13-40-107(2)(c)

The clause most landlords get wrong

Rent stated as a base figure with mandatory fees bolted on beside it. If a fee is not optional, it is rent, and several states now say so outright: the lease has to carry one total figure that the landlord may not charge above. The builder asks for the total and then asks how much of it is fees, which is the same information in the order the law wants it.

The second is the assistance animal. A no-pets clause that does not carve one out is a fair-housing problem, not a pet problem, and no pet rent or pet deposit may be charged for one. Your lease says so whether or not you allow pets.

After it is signed

Download the PDF and it is yours, account or not. If you want the tenant to sign it without printing anything, a free Kouzr account sends it for signature, files the executed copy against the tenancy, and keeps it beside the listing, the rent record and the deposit accounting, so the paperwork for that home is in one place when the tenancy ends.

Is this Colorado lease legally binding?

A written lease signed by the landlord and every adult tenant is a contract, and this one is built to say what Colorado requires a residential lease to say. What it is not is legal advice, and no lawyer has reviewed it. It is a form you complete yourself, the same category as the fill-in-the-blank lease sold in an office supply shop, and it is worth having a lawyer in your state read it before you rely on it, especially on a property you will hold for years.

How much can a landlord charge as a security deposit in Colorado?

Colorado caps every deposit taken together at 2 months' rent (C.R.S. 38-12-102.5). That is the total of the security deposit, any pet deposit, and any last month's rent held as a deposit, not each of them separately. The builder holds your figure to that ceiling and tells you when it has.

Can a landlord charge a late fee in Colorado?

Yes, but not without limit. Colorado allows no late fee until 7 days after rent is due, and caps it at the greater of $50 and 5% of the rent (C.R.S. 38-12-105). A fee charged earlier or larger than that is not enforceable, and the rest of the lease still stands. The ceiling is the greater of $50 and 5% of the past-due rent, and only if the rental agreement discloses it. Colorado also forbids charging more than once for the same late payment, charging a late fee on the part of the rent a subsidy pays, and evicting anyone over unpaid late fees.

How much notice does a landlord have to give before entering in Colorado?

We have not sourced an entry-notice rule for Colorado. Twenty-four hours is the most common requirement in the states that set one, and it is what the builder uses as a default, but confirm your state's before you rely on it. Emergencies need no notice anywhere.

How much notice ends a month-to-month tenancy in Colorado?

21 days of written notice from either side (C.R.S. 13-40-107(2)(c)). The builder writes that figure into the term clause. A lease may agree on longer notice than the statute; one that gives less is unenforceable to that extent, and the statutory period governs instead. Twenty-one days on a tenancy of a month or more but less than six. A tenancy of a year or longer takes 91 days, and one of six months to a year takes 28.

Do I have to include a lead-based paint disclosure?

Only if the home was built before 1978, and then yes, everywhere in the country. Federal law requires the landlord to disclose known lead-based paint, hand over any report they have, and give the tenant the EPA pamphlet before the tenant is committed to the lease (42 U.S.C. 4852d). Enter the year built and the builder attaches it for you.

Can I have the tenant sign it online?

Yes. Download the PDF and sign it however you like, or make a free Kouzr account and send it to the tenant for signature from here: they get a link, sign on a phone, and the executed copy files itself against the tenancy alongside rent and the deposit record. The PDF is free either way and does not require an account.

Kouzr is not a law firm and this is not legal advice. The builder produces a form you complete yourself, and no lawyer has reviewed the document it assembles. Have one admitted in Colorado read it before you rely on it.