Colorado’s 2026 Tenant Laws: What Renters Actually Need to Know

Colorado legislators passed laws last year intending to protect renters. As of January 1st, 2026, these laws are now in effect. As your local authority on all things Denver renting, we’re here to break down 15 pages of legal jargon into a list of digestible changes and what this means for you.

1. Total Price Disclosure & the End of Junk Fees (HB25-1090)

What’s changing:

Colorado landlords and property managers must now disclose, in leases and advertising, the true total monthly cost of living in a unit, not just base rent.

The following community costs will now be baked into your rent, instead of being charged as separate line items:

• Common area maintenance (lighting, landscaping, pools, amenities
• Property tax pass-throughs
• Rent payment processing fees (unless a free payment option exists)
• Late fees on non-rent charges (like utilities)
• Fees tied to standard landlord responsibilities, including repairs or habitability requirements

Some fees can still exist separately, but now with defined limits:

• Utilities billed at cost if units are individually metered (no markups)
• Third-party billing services capped at the lesser of 2% or $10/month
• Optional services like parking, pet rent, or valet trash—but only if they’re truly optional
  

What this means for you:

The price you see on your lease should now reflect what you actually pay each month.

So instead of:

• Rent: $1,400
• Trash: $20
• Amenity fee: $15
• Boiler fee: $5
  

You should see:

• Rent: $1,440

No fine print or surprise fees after move-in. While rent across Denver may appear higher on the surface, the deeper story is all about transparency. 

For prospective Colorado renters, this law also applies to what’s advertised by the apartment. This takes the guesswork out of browsing apartments online, since what’s on the website = what you’d pay.

Rent advertising changes on Denver’s Forge Apartments website

2. Security Deposit Protections & Redefined “Wear and Tear” (HB25-1249)

What’s changing:

Landlords can no longer withhold your security deposit for normal wear and tear. Paint, carpet, and normal cleaning costs cannot be charged to your deposit unless the damage is substantial and irreparable.

There’s also a new 10-year carpet rule. If carpet hasn’t been replaced in the last 10 years, it generally can’t be considered “substantially damaged.” Carpet that old is naturally going to be damaged more easily and be… well, crustier. You’re entitled to request documentation if a landlord tries to charge you for replacement.

Tenants also now have the right to request a pre-move-out walkthrough, either in person or virtually, after furniture is removed. This gets you and your property management aligned on what could hit your deposit, and gives you time to resolve that.

Deposits must still be returned within 30 days (or 60 if your current lease explicitly allows it), along with an itemized statement for any deductions. If a landlord misses the deadline or fails to provide proper notice, they lose the right to keep any portion of your deposit.

If a deposit is improperly withheld, tenants may seek up to three times the amount withheld after giving seven days’ notice.

What this means for you:

You now have:

• Clearer definitions of what landlords can and can’t charge for
• A chance to address issues before move-out
• The right to see documentation for any deductions
• Stronger enforcement if a landlord acts in bad faith
• A way higher likelihood of finally getting your entire deposit back (🙌)

3. Protections for Renters Using Housing Vouchers (HB25-1236)

What’s changing:

If you’re using a housing voucher or subsidy, landlords can no longer require:

• A credit report
• A credit score
• A credit history

What this means for you:

Your application shouldn’t be blocked by credit requirements if you’re using a voucher.

If a property is still asking for credit documentation in this situation, you can and should push back, and legally escalate if necessary.

Taken together, these updates are a huge win toward transparency and fairness for renters in Denver and across Colorado.

At Smart City, we’ve aligned with legal counsel to ensure we’re fully compliant with these laws, including how we advertise pricing and explain lease terms. As apartment locators, we’re here to help you understand what you’re actually paying, spot red flags, and protect your rights.