As a landlord in Metro Denver, you know that Colorado’s rental laws are constantly evolving. And 2026 is bringing some of the most impactful changes yet. With new state rules around fee transparency, tenant protections, and security deposits, it’s critical that your lease agreements are updated and compliant.
To help you prepare, PMI Elevation has compiled essential updates every landlord should know to keep their lease agreements aligned with Colorado’s new 2026 rental laws. This guide draws from official sources such as the City and County of Denver’s Renters Housing Handbook and the Colorado General Assembly to keep you informed and compliant.
Key Takeaways
Colorado’s updated laws strengthen tenant protections and expand landlord fee-disclosure requirements.
All mandatory charges, including fees, deposits, and utilities, must be clearly disclosed at the time of listing and in the lease.
Security deposit deductions are limited and must exclude normal wear and tear under new Colorado Revised Statutes § 38-12-103.
Screening reports, subsidies, and application fees are now regulated to ensure fair access to housing.
A “Change in Law” clause can help your lease remain enforceable as regulations evolve.
1. Transparent Total Price & Fee Disclosure Clause
Colorado’s new fee disclosure and pricing transparency rules, effective January 1, 2026, require landlords to disclose the total rental cost upfront, including rent and all mandatory recurring fees.
According to the Colorado Department of Regulatory Agencies (DORA), advertising or charging undisclosed fees could be considered a deceptive practice.
Include in your lease:
Base monthly rent.
All non-optional, recurring fees (trash, pest control, admin).
A statement that no additional undisclosed fees will apply.
This protects both landlords and tenants by ensuring transparency and compliance with fair-housing standards.
2. Security Deposit & Move-Out Inspection Clause
Changes to Colorado’s security deposit laws taking effect in 2026 redefine what counts as “normal wear and tear” and require more transparent refund procedures.
Under C.R.S. § 38-12-103, landlords must return the deposit within 60 days (unless otherwise stated) and provide an itemized list of any deductions.
Add this language:
Tenants may request a pre-move-out inspection at least 14 days before vacating.
Deductions cannot include normal deterioration, such as minor carpet wear or faded paint.
Landlords must deliver a written itemization of deductions with receipts or estimates.
These steps reduce disputes and align your leases with state requirements.
3. Maintenance, Habitability & Access Clause
Colorado’s Warranty of Habitability, found in C.R.S. § 38-12-503, requires landlords to maintain rental properties in safe, sanitary, and livable condition.
Your lease should clearly define both parties’ maintenance responsibilities and outline procedures for entry.
Your clause should include:
Landlord’s duty to maintain property in compliance with health and safety codes.
Tenant’s obligation to report maintenance issues promptly.
Entry provisions that comply with reasonable notice rules, typically 24 hours, per Denver’s Housing Stability Division.
4. Tenant Screening & Subsidy Clause
Under the Colorado Housing Opportunity Act and related fair-housing updates, landlords must now allow tenants to use portable screening reports and may not reject applicants based on lawful housing subsidies.
Recommended language:
Applicants may submit a portable tenant screening report at no charge.
The landlord agrees to review applications equally, regardless of subsidy type.
Application and credit-check fees must comply with the limits established by the Colorado Division of Real Estate.
These clauses ensure compliance with state nondiscrimination laws and make your property more accessible to qualified renters.
5. Fee & Charge Caps / Prohibited Charges Clause
Colorado’s new consumer-protection rules prohibit landlords from charging excessive “junk fees.”
Fees must reflect actual costs, and markups on utilities or services cannot exceed reasonable limits.
Sample language:
“Tenants shall not be charged for any service not provided. Any pass-through cost shall reflect actual expense, and mark-ups shall not exceed state-approved limits.”
This keeps your business transparent and reduces the risk of violating Colorado Consumer Protection Act § 6-1-105.
6. Term & Renewal Clause
Lease-term and renewal provisions are critical under updated notice requirements.
State and local ordinances require clear communication about rent increases and renewal timelines.
Include:
Start and end dates of the lease.
Clear renewal terms (automatic, manual, or month-to-month).
Rent-increase limits in compliance with state laws and Denver’s local regulations.
This clause helps prevent confusion and ensures legal notice periods are honored.
7. Legal Compliance & Change-in-Law Clause
Because rental laws change frequently, a “change-in-law” clause automatically aligns your lease with new regulations.
Suggested wording:
“If any provision of this lease conflicts with present or future Colorado law, that provision shall be amended to comply, and the remainder shall remain in force.”
This protects you from voided lease terms and ensures long-term compliance with evolving Colorado landlord-tenant statutes.
8. Entry, Access & Inspection Clause
The Denver Renters Handbook defines reasonable entry as “advance notice, typically 24 hours, except in emergencies.”
Clearly state when and how entry may occur for inspections, repairs, or emergencies.
Include:
Notice timeframe (24 hours minimum).
Permitted reasons for entry.
Tenant acknowledgment of emergency access rights.
This transparency reduces potential privacy disputes.
9. Tenant Obligations & Use Clause
Your lease should define acceptable tenant conduct, occupancy limits, and use restrictions in accordance with Denver’s municipal codes.
Include:
“Tenants shall use premises solely for residential purposes.”
Responsibility to comply with local noise, parking, and pet ordinances.
Requirement to maintain cleanliness and proper waste disposal.
Referencing Denver city codes reinforces expectations and keeps your property compliant.
10. Default, Remedies & Termination Clause
Colorado law limits how landlords may pursue eviction or damages. Under C.R.S. § 13-40-104, landlords must follow proper notice and filing procedures.
Include:
Definition of default (e.g., unpaid rent, lease violations).
Remedies such as late fees, termination, or possession actions, all consistent with state law.
Acknowledgment that self-help evictions are prohibited.
This clause protects both parties and ensures any enforcement action follows Colorado’s formal legal process.
Frequently Asked Questions
1. Do I have to update my leases before 2026?
Yes. Any new or renewed lease signed after January 1, 2026 must comply with updated Colorado laws on fee disclosure, deposits, and tenant screening. Review your templates annually to ensure they meet current statutes.
2. What happens if I charge a prohibited fee?
Charging an undisclosed or excessive fee may violate the Colorado Consumer Protection Act. Landlords can face penalties, damages, and possible legal action.
3. Can I still bill tenants for utilities?
Yes, but charges must reflect actual usage or cost, and any administrative add-ons must comply with Colorado’s fair-billing laws. Always itemize charges clearly to avoid disputes.
Preparing Your Denver Lease for 2026: Partner with PMI Elevation
With Colorado’s 2026 landlord-tenant reforms, it’s more important than ever to maintain leases that are transparent, fair, and legally compliant. Each of these ten clauses strengthens your protection as a landlord while ensuring tenants understand their rights and obligations.
At PMI Elevation, we help Denver landlords stay compliant, profitable, and stress-free. From lease drafting and tenant screening to rent collection and property maintenance, our team ensures every aspect of your management aligns with state and local laws.
Contact us today to learn how our Metro Denver experts can help you update your 2026 leases and safeguard your investment.
