Colorado Residential Lease Agreement

A complete, state-specific lease for a house, apartment or condo with every disclosure your state requires.

Free to fill & preview · $19 for the clean PDF + Word

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Colorado rules that this document follows

Security deposit limit2 months' rentSource: Colo. Rev. Stat. § 38-12-102.5 (SB 23-184); pet deposit ≤ $300 (§ 38-12-106)
Deposit return deadline30 days after move-outSource: Colo. Rev. Stat. § 38-12-103(1) (30 days, or up to 60 days if lease specifies; HB 25-1249 eff. 1/1/2026)
Interest on depositNot requiredSource: Colo. Rev. Stat. § 38-12-103 (no interest requirement)
Late feesGreater of $50 or 5% of the past-due rent; may not be charged unless disclosed in leaseSource: Colo. Rev. Stat. § 38-12-105(1)
Landlord entry noticeNo statutory minimum (lease governs; reasonable notice)Source: No general statute; 48 hours for bed bug inspection (Colo. Rev. Stat. § 38-12-1004)
Notice to end month-to-monthLandlord 21 days / Tenant 21 daysSource: Colo. Rev. Stat. § 13-40-107(1)(c)
Rent increase rulesNo cap; rent may be increased only once in any 12-month period; 60 days' written notice for month-to-monthSource: Colo. Rev. Stat. § 38-12-701
Required disclosuresLead-Based Paint (pre-1978); Warranty of Habitability Statement; Radon Disclosure; Bed Bug History (on request); Landlord Name and Address; Copy of Lease; Methamphetamine ContaminationSource: Colorado Revised Statutes Title 38, Article 12 (Tenants and Landlords)

Rules current as of 2026-09-07. Statutes change; verify before relying on them.

How to use this Residential Lease Agreement in Colorado

A residential lease in Colorado should identify every adult tenant, describe the premises, state the term, the rent and how it is paid, the security deposit and how it will be returned, who pays which utilities, the rules on pets, smoking and subletting, and the disclosures Colorado law requires. This generator walks you through each of those items in order and drafts the clauses for you.

Before you start, gather: the legal names and mailing addresses of the landlord and all tenants, the property address, the move-in date, the rent amount and due day, the deposit amount and the bank where it will be held (some states require this), and whether the building was built before 1978 (federal lead-paint rule).

After you preview the document, download the PDF, have every adult tenant and the landlord sign (electronic signatures are valid), give each party a copy, and complete a move-in inspection checklist with photos. Keep the signed lease for at least four years after the tenancy ends.

Frequently asked questions

How much security deposit can a landlord charge in Colorado?

Colorado caps the security deposit at 2 months' rent (Colo. Rev. Stat. § 38-12-102.5 (SB 23-184); pet deposit ≤ $300 (§ 38-12-106)). The generator warns you if you enter more.

When must the deposit be returned in Colorado?

Within 30 days after the tenant moves out, with an itemized statement of deductions (Colo. Rev. Stat. § 38-12-103(1) (30 days, or up to 60 days if lease specifies; HB 25-1249 eff. 1/1/2026)).

Does this lease include the disclosures Colorado requires?

Yes. Section 14 inserts every statutory disclosure for Colorado (7 items, including the federal lead-paint notice for pre-1978 buildings) with its citation.

Is this lease legally binding once signed?

A written lease signed by landlord and all adult tenants is an enforceable contract in Colorado. Electronic signatures are valid under the federal ESIGN Act and the state UETA. No notarization is required for a residential lease.

Can I use this for a month-to-month rental?

Yes — choose 'Month-to-month' in the Term step. The notice period is set to Colorado's statutory minimum.

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FormsByState provides self-help document templates and general information, not legal advice. We are not a law firm. For advice about your situation consult a licensed attorney in your state.