Over the past five years, Colorado has undergone some the most significant landlord-tenant law reforms in decades. While 2025’s changes may appear milder on the surface, they are part of a much larger shift in how the state governs rental housing.
From how you handle lease renewals and security deposits to habitability standards and advertising requirements, landlords in Northern Colorado can no longer afford to "go with their gut." Missing just one compliance detail can result in steep fines, tenant disputes, or legal action.
Whether you own one rental or manage a small portfolio in Fort Collins, Loveland, Windsor, or surrounding areas, this guide breaks down what’s changed—and how to protect your investment.
Here’s a quick snapshot of the key legal changes affecting landlords this year and into 2026:
| Bill | Effective Date | Main Impact |
|---|---|---|
| HB 24-1098 | 2025 | “Just cause” required for lease non-renewals |
| HB 25-1249 | Jan 2026 | Stricter rules on security deposit deductions |
| SB 24-094 | 2025 | Tougher habitability standards and repair timelines |
| SB 25-020 | 2025 | Allows courts to assign third-party managers to neglected properties |
| HB 25-1090 | Jan 2026 | Requires full lease fee transparency in ads and agreements |
| CARES Act Compliance | Ongoing | Mandates 30-day eviction notices for federally backed loans |
HB 24-1098: Lease Non-Renewal Restrictions
Colorado landlords can no longer choose not to renew a lease unless they have “just cause.”
Examples of just cause include:
If you try to evict someone without "just cause" under the new law, the tenant can fight it in court—and you could lose. You must now give significant notice and keep clear documentation of why you're ending the lease.
Starting January 1, 2026, Colorado will enforce stricter rules on how landlords handle security deposits. These changes are designed to protect tenants — and they also mean landlords and property managers need to be extra careful about documentation and fairness when a tenant moves out.
Key Points for Colorado Landlords
If there is a valid cause, the landlord can only charge the smallest amount needed to fix the damaged area — not to replace everything. Carpet replacement and painting deductions are allowed only for substantial damage, and only if the carpet is less than 10 years old. You can deduct from the security deposit for cleaning or carpet cleaning only if the unit is left significantly dirtier than it was at move-in.
3. If you
keep part of the tenant's security deposit, you must:
This bill also expands on the definition of "normal wear and tear".
Here is the verbatim definition from HB25-1249:
"(4) "Normal wear and tear" means deterioration, DAMAGE, OR UNCLEANLINESS that occurs, based upon the use for which a rental unit or mobile home space, as defined in section 38-12-201.5 (6.5), is intended OR REASONABLY AND TYPICALLY USED, without negligence, carelessness, accident, or abuse of the premises or equipment or chattels PRIVATE PROPERTY by the tenant or home owner or members of the tenant's or homeowner's household or their invitees or guests. "NORMAL WEAR AND TEAR" DOES NOT INCLUDE UNCLEANLINESS THAT RENDERS A DWELLING UNIT SUBSTANTIALLY LESS CLEAN THAN THE DWELLING UNIT WAS WHEN THE LEASE BEGAN."
Source: (https://leg.colorado.gov/sites/default/files/documents/2025A/bills/2025a_1249_enr.pdf)
Withholding too much (125% or more over actual damage), skipping documentation, or deducting without real cause could be seen as bad faith — and result in legal penalties.
If there’s a dispute, the landlord must prove the damage and the cost.
Under the updated security deposit rules, landlords in Northern Colorado must be much more careful — and more specific — when deciding what can be deducted from a tenant’s deposit.
This means move-out inspections, detailed documentation, and clear communication with tenants are now more important than ever.
This law strengthens Colorado’s warranty of habitability rules, making it harder for landlords to delay repairs and easier for tenants to take legal action if rental conditions affect their health or safety.
If certain issues aren’t resolved within 7 to 14 days, courts may assume you're in violation — even if you were trying to fix the problem. This increases legal risk for slow or unorganized property owners.
Starting
January 1, 2025, all new leases must include a clear notice (in English and Spanish) explaining where tenants can report unsafe conditions.
This law gives tenants more leverage — and puts pressure on landlords to document and fix issues fast. Failing to respond properly can now lead to lawsuits, relocation costs, or blocked evictions. If this causes you stress, consider working with a professional property management company who keeps up with all new regulations and protects you from the above risks.
If a multifamily rental property shows a pattern of serious neglect, the Attorney General or local governments can ask a court to appoint a receiver—a third party who temporarily takes over management. This typically applies to landlords who fail to fix ongoing habitability issues. Property owners can request to regain control after 90 days, but only if the problems have been resolved.
This law requires Northen Colorado landlords and property management companies to clearly show the total cost of renting a unit before lease signing—no hidden fees allowed. This applies to online listings, printed ads, and even flyers. Any non-included fees (like utilities) must be clearly explained—not hidden in fine print
If a tenant files a complaint and the landlord doesn’t fix the issue within 14 days, they could owe:
This law is all about pricing transparency—make sure your listings and leases reflect all true costs.
Landlords with federally backed loans must now give tenants a 30-day eviction notice, regardless of lease terms. This provision, introduced during the COVID-19 emergency, is now a permanent requirement in Colorado.
Source:
https://www.nhlp.org/wp-content/uploads/2024.05.28-Enforcing-the-CARES-Act-30-Notice.pdf
For Northern Colorado landlords who manage their own properties, these new laws raise the stakes. It’s no longer just about keeping tenants happy — it’s about following the letter of the law to avoid costly disputes.
You now need to:
In short, self-managing landlords in Colorado must now operate with the same precision as a professional property manager. Every lease change, move-out, and repair request needs to be tracked and documented — because under these laws, a casual approach could lead to serious legal trouble.
Managing your own rental property in Northern Colorado is no longer just about collecting rent and handling the occasional repair—it’s now a legal minefield.
New Colorado rental laws add multiple timelines, documentation requirements, and stricter tenant protections.
A missed notice, unclear lease clause, or improperly handled security deposit can now lead to lawsuits, hefty fines, or even triple damages.
When you factor in the risk of legal exposure, lost rent during vacancies or disputes, and the time it takes to stay compliant, hiring a professional property manager may now cost less than doing it yourself
For many landlords, the smartest move in 2025 might be shifting from DIY to a professional Northern Colorado property management company that stays ahead of every law—so you don’t have to.
At Stegner Property Management, compliance isn’t an afterthought—it’s built into everything we do. Our team of property management professionals stays on top of every Colorado rental law change so you don’t have to.
With Stegner Property Management, Northern Colorado landlords can rent with confidence, knowing every detail is handled by experts who understand both the law and the local market.
We’re
NARPM-certified, investor-owned, and trusted by landlords across Fort Collins, Wellington, Loveland, Windsor, Johnstown, and all over Northern Colorado.
Jim Stegner, founder of Stegner Property Management, is a lifelong Fort Collins local who spent years managing his own rental properties before launching his firm in 2008. He understands what it means to build a rental portfolio—and what it takes to protect it in today’s legal landscape.
Serving Northern Colorado landlords and investors for over 15 years, Stegner Property Management combines legal expertise, local insight, and a landlord’s mindset.
