Colorado Residential Lease Agreement Template
The Colorado-compliant residential lease drafted from CRS Title 38 Article 12. Includes the Bedbug Bill of Rights disclosure (CRS 38-12-1001), methamphetamine remediation disclosure (CRS 25-18.5-101), 30/60-day deposit return with 3× damages + attorney fees (CRS 38-12-103), 10-day pay-or-quit (CRS 13-40-104(1)(d), HB 21-1121), Warranty of Habitability Act (CRS 38-12-501), late fee cap with 7-day grace (CRS 38-12-105), source-of-income protection (CRS 24-34-502), CO alarms (CRS 38-12-512), and federal lead-paint addendum. Editable Word + print-ready PDF.
A Colorado Lease That Holds Up in CO Court
If you’ve been searching for a Colorado residential lease agreement, you’ve noticed the gap: most free CO lease templates miss the Bedbug Bill of Rights disclosure (CRS 38-12-1001-1008). They miss the methamphetamine remediation disclosure (CRS 25-18.5-101). They use the wrong notice period for non-payment (HB 21-1121 extended Colorado’s pay-or-quit from 3 days to 10 days in 2021). They quote the wrong late fee cap (Colorado is the GREATER of $50 or 5% under CRS 38-12-105 with a 7-day grace period). And they ignore the 3× damages + attorney fees exposure under CRS 38-12-103 for wrongful deposit retention. This CO rental agreement template is different. It’s drafted from CRS Title 38, Article 12 with all post-2023 reforms built in.
What This Template Covers at a Glance
Lease Structure
53 sections
CO Compliance
CRS Title 38
Disclosures
Bed bug + Meth
Reusability
Unlimited
Everything Colorado Landlords Need in One File
Editable Microsoft Word · Print-ready PDF · Instant download
Colorado Residential Lease Agreement Template
2026 Edition · Word + PDF · Drafted from CRS Title 38, Article 12
- 53 sections covering parties, property, rent, deposits, conduct, termination
- Both Fixed Lease and Month-to-Month options
- No Statutory Deposit Cap (HB 23-1099, 2023)
- 30/60-Day Deposit Return + Itemized List (CRS 38-12-103)
- 3× Damages + Attorney Fees for Wrongful Retention (CRS 38-12-103(3))
- Bedbug Bill of Rights Disclosure (CRS 38-12-1001-1008)
- Methamphetamine Remediation Disclosure (CRS 25-18.5-101)
- Warranty of Habitability Act (CRS 38-12-501-512)
- Late Fee Cap: Greater of $50 or 5% (CRS 38-12-105)
- Mandatory 7-Day Grace Period (CRS 38-12-105)
- 10-Day Pay-or-Quit (CRS 13-40-104(1)(d), HB 21-1121)
- 10-Day Cure / 3-Day Substantial Violation Notice (CRS 13-40-104)
- FED (Forcible Entry and Detainer) in County Court
- Source-of-Income Protection (CRS 24-34-502)
- Anti-Retaliation (CRS 38-12-509)
- Carbon Monoxide Alarm Compliance (CRS 38-12-512)
- Servicemember + DV/Stalking Termination (CRS 38-12-216, 38-12-402)
- Habitability Waiver Prohibition (HB 23-1095)
- Federal Lead-Based Paint Disclosure attachment (pre-1978)
- Editable Word · Lifetime use across all your CO rentals
CO Residential Lease Template
Every Required Colorado Provision, Already Drafted In
Deposit Return + 3× Damages
30/60-day return with itemized list. Failure to return triggers 3× damages + attorney fees + court costs.
Bedbug Bill of Rights
Landlord must disclose past bed bug infestation and treatment status. Cannot knowingly lease a unit with current infestation.
Methamphetamine Disclosure
Required if premises was used in meth manufacture and not certified remediated by a certified industrial hygienist.
Warranty of Habitability Act
Comprehensive habitability obligations with 24-96 hour notice tenant remedies. Strong tenant rights framework.
Late Fee Cap + 7-Day Grace
Late fee not to exceed greater of $50 or 5% of past-due rent. 7-day grace period required. Charged only once per late payment.
10-Day Pay-or-Quit
HB 21-1121 extended pay-or-quit from 3 days to 10 days in 2021. Required before FED action in County Court.
Source-of-Income Protection
Landlord prohibited from discriminating based on source of income including Section 8 vouchers.
Carbon Monoxide Alarm
Required in dwellings with fuel-fired appliances, fireplaces, or attached garages.
Anti-Retaliation
Landlord prohibited from retaliating against tenant for code complaints, statutory rights, or tenant organizing.
Lead-Based Paint Disclosure (Federal)
Federal requirement for pre-1978 properties. Full attachment included.
Who Drafted This Template
Mark Sias — Noble Notary & Legal Document Preparers
Mark is a Florida-commissioned notary and legal document preparer based in Port Orange, FL. He co-owns Noble Notary & Legal Document Preparers with his wife Grace, where they prepare residential and commercial real estate documents for clients across multiple states.
Important: Mark is a Florida-registered legal document preparer and is not a licensed Colorado attorney. This template is a self-help legal document drafted from public Colorado statutes. For complex situations or contested FED actions, consult a Colorado-licensed attorney.
Frequently Asked Questions
Is this Colorado residential lease agreement legally binding?
Yes. The template is drafted from CRS Title 38 Article 12 and includes all post-2023 reforms. When properly filled in, signed, and dated, it forms a legally binding contract under Colorado law.
What’s the security deposit cap in Colorado?
No statutory cap (HB 23-1099, 2023 removed the prior 1-month cap). However, the 30/60-day return rule and 3× damages exposure remain.
What’s the Bedbug Bill of Rights?
Under CRS 38-12-1001-1008, the landlord must disclose any history of bed bug infestation and treatment status. The template includes the disclosure with checkbox.
What’s the late fee cap?
Under CRS 38-12-105 — the greater of $50 or 5% of past-due rent, after a 7-day grace period. The fee may be charged only once per late payment.
What’s the notice for non-payment?
10 days under CRS 13-40-104(1)(d) (HB 21-1121, 2021). Was 3 days before 2021.
Does Colorado require a methamphetamine disclosure?
Yes. CRS 25-18.5-101 et seq. requires landlord disclosure if premises was used in meth manufacture and not certified remediated.
Does the lease need to be notarized?
Colorado does not require notarization for residential leases.
Is there a refund policy?
Due to the instant-download nature of digital products, all sales are final. At $9.97, the risk is minimal.
© 2026 Noble Notary & Legal Document Preparers. All rights reserved.
This template provides a self-help legal document for use by Colorado landlords. It is not legal advice. Noble Notary & Legal Document Preparers is not a law firm and Mark Sias is not a licensed Colorado attorney. The template is drafted from public Colorado statutes (CRS Title 38 Article 12; CRS 38-12-103 Deposit Return; CRS 38-12-105 Late Fee Cap; CRS 38-12-501-512 Warranty of Habitability Act; CRS 38-12-1001-1008 Bedbug Bill of Rights; CRS 25-18.5-101 et seq. Methamphetamine Remediation; CRS 13-40-104 Forcible Entry and Detainer; CRS 24-34-502 Source-of-Income Protection) and federal lead-paint disclosure requirements (24 CFR Part 35). Use of this template does not create an attorney-client relationship. Colorado statutes may change — always verify current law at leg.colorado.gov. Some Colorado cities (Denver, Boulder, Aurora) have additional tenant protection ordinances. For complex situations including commercial leases, government-subsidized housing, or contested FED matters, consult a Colorado-licensed attorney. Individual outcomes vary; purchase does not guarantee enforceability in any specific dispute.