Colorado Residential Lease Agreement
Create a free Colorado lease with the state's rules built in — the correct deposit cap, entry-notice requirement, lawful late fees, and required disclosures. Fill in the form, preview the full lease, and download a ready-to-sign PDF.
Deposit limit
1 month's rent (since Jan 1, 2026, HB 25-1249; was 2 months)
Return deadline
30 days (lease could specify up to 60 days before 2026; now capped at 30)
Entry notice
no fixed statewide minimum for general entry (24-48 hours is standard; 48 hours for bed-bug inspections)
Disclosures
3 states + federal lead
A free, state-compliant lease — but not legal advice.
This builds a complete Colorado residential lease with the state's deposit limit, entry-notice rule, and required disclosures built in. Read it carefully and have a lawyer review anything unusual. RecordingLaw.com is not a law firm.
Landlord & tenant
Property
Year built matters: pre-1978 buildings require the federal lead-paint disclosure, which this tool adds automatically. Leave blank if unsure — we'll include the federal lead notice to be safe.
Term & rent
Colorado late fees: 7-day grace period; fee capped at the lesser of $50 or 5% of overdue rent.
Security deposit
Colorado limit: 1 month's rent (since Jan 1, 2026, HB 25-1249; was 2 months). Return: 30 days (lease could specify up to 60 days before 2026; now capped at 30).
Utilities
Who pays each utility.
Policies
Colorado compliance notes
Because the building was built before 1978 (or the year is blank), federal law requires you to give the tenant the EPA pamphlet “Protect Your Family From Lead in Your Home” and a signed lead disclosure. The Lead Warning Statement is included above.
Colorado is a "just cause" state — you generally need good cause (and the correct notice) to end a tenancy. See our Colorado eviction notice generator before serving any notice.
Have every adult occupant sign and date. Colorado residential leases generally do not require a notary or witness. Keep a signed copy and give one to the tenant.
Or email yourself a copy (PDF)
RESIDENTIAL LEASE AGREEMENT (COLORADO)
1. Parties
This Residential Lease Agreement (this “Lease”) is made between [LANDLORD NAME] (“Landlord”) and [TENANT NAME(S)] (“Tenant,” whether one or more), who agree as follows.
2. Premises
Landlord leases to Tenant the residential premises located at [PROPERTY ADDRESS], in Colorado (the “Premises”), for residential use only. The Premises shall be occupied only by the Tenant(s) named above.
3. Term
This Lease is for a fixed term beginning [START DATE] and ending [END DATE]. At the end of the term, unless renewed in writing, the tenancy converts to month-to-month, terminable on the notice required by Colorado law (30 days; 60 days for a rent increase over 10% in the prior year).
4. Rent
Tenant shall pay rent of $______ per month, due in advance on the 1st of each month. Rent is considered paid when actually received by Landlord.
5. Late Charges
Rent is due on the date stated above. Any late charge, if applicable, must comply with state law.
Under Colorado law, late fees are limited as follows: 7-day grace period; fee capped at the lesser of $50 or 5% of overdue rent. Any late charge in this Lease must not exceed what the law allows.
6. Security Deposit
Tenant shall pay a security deposit of $______, which Landlord holds as security for Tenant’s performance of this Lease.
Colorado law limits the security deposit to: 1 month's rent (since Jan 1, 2026, HB 25-1249; was 2 months). After the tenancy ends, Landlord must return the deposit, less lawful deductions and with an itemized statement, within 30 days (lease could specify up to 60 days before 2026; now capped at 30).
7. Occupancy and Use
Tenant shall use the Premises only as a private residence, shall not disturb neighbors’ peaceful enjoyment, and shall comply with all applicable laws and any reasonable written rules provided by Landlord.
8. Utilities
Tenant is responsible for the following utilities and services: Electricity, Gas, Internet/cable, Heat.
Landlord is responsible for: Water/sewer, Trash.
9. Maintenance, Repairs, and Habitability
Landlord shall maintain the Premises in a habitable condition and make repairs required by law. (Colorado: warranty of habitability (C.R.S. 38-12-503); repair-and-deduct available after 10-day notice (48 hours for a health/safety threat).)
Tenant shall keep the Premises clean and sanitary, promptly notify Landlord of needed repairs, and not damage the Premises beyond normal wear and tear.
10. Landlord’s Right of Entry
Landlord may enter the Premises for inspections, repairs, or to show the unit, after giving Tenant the notice required by Colorado law: no fixed statewide minimum for general entry (24-48 hours is standard; 48 hours for bed-bug inspections). In an emergency, Landlord may enter without notice.
11. Pets
No pets are permitted without Landlord’s prior written consent. This restriction does not apply to assistance or service animals required as a reasonable accommodation under fair-housing law.
12. Smoking
Smoking is prohibited inside the Premises and the building.
13. Subletting and Assignment
Tenant shall not sublet the Premises or assign this Lease without Landlord’s prior written consent.
14. Alterations
Tenant shall not make alterations, additions, or improvements to the Premises without Landlord’s prior written consent. Any permitted alterations become part of the Premises unless agreed otherwise.
15. Required Disclosures
LEAD WARNING STATEMENT (Federal): Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly, and is particularly harmful to young children and pregnant women. Landlord must disclose the presence of any known lead-based paint and hazards, provide the EPA pamphlet “Protect Your Family From Lead in Your Home,” and Tenant must sign an acknowledgment. Landlord has no knowledge of lead-based paint or hazards on the Premises.
Radon disclosure + CDPHE brochure (Colorado): Provide statutory radon warning language plus the CDPHE radon brochure and any known test results/mitigation; tenant may void lease if 4 pCi/L+ unaddressed within 180 days.
Bed bug history (on request) (Colorado): On request, disclose bed-bug inspections in the last 8 months and last date found bed-bug free.
Habitability / reporting-method statement (Colorado): Lease must give a method (address/email/portal) for the tenant to report uninhabitable conditions.
16. Default and Remedies
If Tenant fails to pay rent or otherwise breaches this Lease, Landlord may pursue all remedies allowed by Colorado law, including serving the required notice and, if the default is not cured, beginning eviction (unlawful-detainer) proceedings. Colorado requires good cause (“just cause”) to terminate many tenancies — review the grounds before serving notice.
17. Holdover
If Tenant remains after the term ends without a new written agreement, the tenancy becomes month-to-month on the same terms, terminable on the notice required by Colorado law (30 days; 60 days for a rent increase over 10% in the prior year).
18. Quiet Enjoyment
So long as Tenant complies with this Lease, Tenant may peaceably and quietly enjoy the Premises.
19. General Provisions
This Lease is governed by the laws of the State of Colorado and is the entire agreement between the parties, superseding prior understandings. It may be amended only in a writing signed by both parties. If any provision is unenforceable, the remaining provisions remain in effect. A waiver of one breach is not a waiver of any other.
SIGNATURES
Landlord: _______________________________ Date: ____________
Printed name: [LANDLORD NAME]
Tenant: _______________________________ Date: ____________
Printed name: [TENANT NAME]
LEAD-PAINT DISCLOSURE ACKNOWLEDGMENT (required for pre-1978 housing):
Tenant has received the Lead Warning Statement above and a copy of the EPA pamphlet "Protect Your Family From Lead in Your Home."
Tenant initials: ________ Landlord initials: ________
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Colorado Security Deposit Rules
In Colorado, the security deposit is limited to 1 month's rent (since Jan 1, 2026, HB 25-1249; was 2 months). After the tenancy ends, the landlord must return the deposit — with an itemized statement of any deductions — within 30 days (lease could specify up to 60 days before 2026; now capped at 30). The generator states these terms in the lease and warns you if the deposit you enter exceeds the legal maximum.
Required Disclosures in Colorado
Colorado requires the following disclosures in or with a residential lease (a moderate-disclosure state), in addition to the federal lead-based-paint disclosure for pre-1978 buildings:
- Radon disclosure + CDPHE brochure — Provide statutory radon warning language plus the CDPHE radon brochure and any known test results/mitigation; tenant may void lease if 4 pCi/L+ unaddressed within 180 days. (C.R.S. § 38-12-803)
- Bed bug history (on request) — On request, disclose bed-bug inspections in the last 8 months and last date found bed-bug free. (C.R.S. § 38-12-1005)
- Habitability / reporting-method statement — Lease must give a method (address/email/portal) for the tenant to report uninhabitable conditions. (C.R.S. § 38-12-503 et seq.)
Entry Notice, Late Fees & Termination in Colorado
Landlord entry: no fixed statewide minimum for general entry (24-48 hours is standard; 48 hours for bed-bug inspections) (emergencies excepted). Late fees: 7-day grace period; fee capped at the lesser of $50 or 5% of overdue rent. Month-to-month / termination notice: 30 days; 60 days for a rent increase over 10% in the prior year. Colorado is a "just cause" state — a landlord generally needs good cause to end a tenancy. Rent control: preempted by state law (except voluntary deed-restricted affordable housing).
When a tenancy goes wrong, our Colorado eviction notice generator produces the correct notice, and the Colorado landlord-tenant laws guide covers repairs, habitability, and tenant rights in full. Source for the rules above: C.R.S. 38-12-101 et seq..
Frequently Asked Questions
How much can a Colorado security deposit be?
Colorado: 1 month's rent (since Jan 1, 2026, HB 25-1249; was 2 months). The deposit must be returned, with an itemized statement of any deductions, within 30 days (lease could specify up to 60 days before 2026; now capped at 30).
What disclosures must a Colorado lease include?
Colorado requires: Radon disclosure + CDPHE brochure; Bed bug history (on request); Habitability / reporting-method statement. Every pre-1978 building also requires the federal lead-based-paint disclosure, which this generator adds automatically.
How much notice before a Colorado landlord can enter?
no fixed statewide minimum for general entry (24-48 hours is standard; 48 hours for bed-bug inspections) in Colorado. Emergencies require no notice. The generator states this rule in the lease.
Are late fees capped in Colorado?
7-day grace period; fee capped at the lesser of $50 or 5% of overdue rent. The lease notes this so any late charge stays lawful.
Is a Colorado lease valid without a notary?
Yes — a residential lease is binding when the landlord and all adult tenants sign it; Colorado does not require a notary or witness for a standard residential lease.
Disclaimer
This generator provides a self-help document for general informational purposes only and is not legal advice. RecordingLaw.com is not a law firm. Landlord-tenant law changes and local ordinances (rent control, just-cause, extra disclosures) may add requirements; figures are current as of 2026-06-07. For a complex tenancy, consult a licensed Colorado attorney.