By Timothy P. Brynteson, Esq.
In recent years, Colorado’s Legislature has enacted sweeping reforms to landlord-tenant law that significantly impact lease terms, habitability standards, and eviction processes. Whether managing a single property or a large portfolio, landlords should review their leases and procedures to ensure compliance with these recent changes.
- Lease Requirements and Disclosures
Starting January 1, 2025, all residential leases must include a clear, bold statement informing tenants of their right to safe, healthy housing and their protection from retaliation for reporting unsafe conditions. Leases must also list a physical mailing address and either an email address or online portal for habitability complaints, both in English and Spanish. Additionally, certain clauses are no longer allowed. These include one-way attorney’s fee-shifting provisions, waivers of jury trials (except in possession cases), class action waivers, and any misleading language that mislabels rent or third-party service fees.
- Expanded Warranty of Habitability
As of May 3, 2024, landlords must respond to urgent life, health, and safety concerns within 24 hours and resolve them within 7 days. For less critical issues, the response window is 72 hours, with repairs due within 14 days. If a tenant must be temporarily relocated, landlords are required to provide comparable, ADA-accessible housing within 5 miles or cover hotel costs, either with kitchen access or by providing daily meal stipends after 48 hours. Landlords must also disclose any radon testing and its results, with failure to do so considered a breach of habitability standards.
- Eviction Process Reform
Previously, landlords could choose not to renew a lease without providing a reason. Under new “for cause” rules effective April 19, 2024, a specific reason, such as nonpayment, lease violations, criminal activity, or planned renovations, is now required. No-fault situations like property sales, demolition, or consistent late rent payments now require at least 90 days’ notice. Additionally, eviction notices must be provided in the tenant’s primary language (if known or reasonably knowable), and landlords must attempt in-person service twice on separate days before posting.
These are just a few of the important updates to landlord-tenant laws in Colorado. Landlords should carefully review their current lease agreements to ensure compliance with these recent legal changes. If you have any concerns or would like assistance, the team at Otis & Bedingfield, LLC is here to help.
