Two ways to rent in Colorado
The same free builder makes both — pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) — best for a long-term tenant.
Create a fixed-term leaseMonth-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
Create a month-to-month agreementOverview
Renting out a home in Colorado? A residential lease agreement is the contract that protects both sides — it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. Colorado residential tenancies are governed by Article 12 of Title 38 of the Colorado Revised Statutes, covering security deposits, late fees, the warranty of habitability, and required disclosures.
Coloradolease rules & requirements
Security deposit
Colorado sets no general statutory cap on the deposit amount, though a professional property manager is limited to two months' rent. One month's rent is the common benchmark. Under C.R.S. 38-12-103 the landlord must return the deposit, or a written statement of the exact reasons for any deductions plus the balance, within one month after the lease ends — a lease may extend this up to 60 days. Normal wear and tear cannot be deducted, and missing the deadline forfeits the right to keep any of it.
Late fees
Under C.R.S. 38-12-105, a late fee cannot be charged until rent is at least seven calendar days late, and it cannot exceed the greater of $50 or 5% of the past-due rent. The fee must be disclosed in the lease, and a landlord cannot evict a tenant solely for failing to pay a late fee.
Landlord entry & notice
Colorado law now requires at least 24 hours' advance notice before a landlord enters for a non-emergency reason. Entry to inspect or treat for bedbugs requires at least 48 hours' notice. Spelling out the notice window in the lease keeps expectations clear for both sides.
Required disclosures
Colorado requires the federal lead-based-paint disclosure for homes built before 1978 and, under C.R.S. 38-12-803, a written radon disclosure and warning statement before the lease is signed, with the EPA radon brochure provided. If the landlord keeps any part of the deposit, an itemized written statement of the reasons is required.
Ending the lease
A fixed-term lease ends on its end date. A month-to-month tenancy can be ended by either party with at least 21 days' written notice under C.R.S. 13-40-107, and the notice must describe the property and state the termination date.
Does it need notarizing?
No. A Colorado residential lease doesn't need to be notarized or witnessed — it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
This is general information, not legal advice. Confirm the current rules under Colorado law (C.R.S. Title 38, Article 12).
How to write a Colorado lease agreement
- 1
Choose the lease type — a fixed-term lease (set start and end dates) or a month-to-month tenancy.
- 2
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
- 3
Set the monthly rent, the due date, accepted payment methods, and any late fee (greater of $50 or 5%, after a 7-day grace).
- 4
Set the security deposit and when it's returned, plus any pet, parking, smoking, or utility terms.
- 5
Add the required disclosures — lead-based paint for pre-1978 homes and the radon disclosure — plus any house rules.
- 6
The landlord and every tenant sign and date the lease — and each keeps a copy.
Ready to create your Colorado lease agreement?
Fill the form, watch it build live, and download the PDF — free, no signup.
Open the free builderWhat to include
- Landlord & tenant(s) — names and addresses
- Property, lease type & term
- Rent — amount, due date & payment methods
- Security deposit, late & NSF fees
- Pets, parking, smoking & utilities
- Disclosures & signatures
Colorado lease agreement FAQ
Does a Colorado residential lease need to be notarized?
No. A residential lease in Colorado doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Colorado?
Colorado sets no general cap on the deposit amount — it's set by the lease, with one month's rent the common benchmark. A professional property manager, however, is limited to two months' rent.
How long does a Colorado landlord have to return the deposit?
One month after the lease ends, unless the lease specifies a longer period of up to 60 days. The landlord must return the deposit or a written statement of the exact reasons for any deductions; missing the deadline forfeits the right to keep any of it.
How much can a late fee be in Colorado?
No more than the greater of $50 or 5% of the past-due rent, and only after rent is at least seven days late. The late fee must be disclosed in the lease under C.R.S. 38-12-105.
How much notice ends a month-to-month lease in Colorado?
At least 21 days' written notice from either the landlord or the tenant under C.R.S. 13-40-107. The notice must describe the property and state the termination date.
Does the landlord have to give notice before entering in Colorado?
Yes. Colorado law requires at least 24 hours' advance notice for a non-emergency entry, and at least 48 hours' notice to inspect or treat for bedbugs.
What must a Colorado lease disclose?
The federal lead-based-paint disclosure for pre-1978 homes and a written radon disclosure with warning statement under C.R.S. 38-12-803, along with the EPA radon brochure. Any deposit deductions must come with an itemized written statement.
Is this Colorado lease agreement really free?
Yes — completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.