Colorado One Page Lease Overview
A one-page lease in Colorado is a concise rental agreement that covers the essential terms of a tenancy. Colorado's landlord-tenant law is primarily codified in the Colorado Revised Statutes Title 38, Article 12, with significant reforms enacted through recent legislation including HB 19-1106 (security deposits), SB 21-173 (late fees), and HB 23-1099 (rental application fees). These recent changes have shifted Colorado from a traditionally landlord-friendly state toward greater tenant protection.
The most significant recent change for Colorado landlords is the restriction on late fees. Since 2021, Colorado law (C.R.S. § 38-12-105) limits late fees to the greater of $50 or 5% of the monthly rent, and landlords cannot charge a late fee until the rent is at least 7 calendar days late. This 7-day grace period is mandatory and cannot be waived in the lease. Additionally, Colorado now limits security deposits to 2 months' rent for most landlords and requires return within 30 days (or 60 days if the lease allows), with specific itemization requirements.
Colorado's rental market is concentrated along the Front Range — Denver, Colorado Springs, Boulder, Fort Collins, and their surrounding suburbs. Denver and Boulder have seen particularly rapid rent growth, though neither city currently has rent control. Colorado state law (C.R.S. § 38-12-301) preempts local rent control ordinances, though recent legislative efforts have sought to change this. A one-page lease works well for month-to-month arrangements and simple tenancies, particularly given that Colorado's statutory defaults provide meaningful protections for both parties.
2 months' rent (5+ units)
Deposit Limit
30 days (or 60)
Deposit Return
$50 or 5% of rent
Late Fee Cap
Colorado Minimum Required Lease Terms
Colorado's Statute of Frauds (C.R.S. § 38-10-108) requires leases exceeding one year to be in writing. For a valid and enforceable one-page lease, include these essential elements:
- Parties: Full legal names of landlord and all adult tenants; include the landlord's address for service of notices
- Premises: Complete street address including unit number, city, county, and zip code; specify any included parking, storage, or outdoor areas
- Rent: Monthly amount, due date, and payment methods; note the mandatory 7-day grace period before late fees can be charged (C.R.S. § 38-12-105)
- Term: Start and end dates for fixed-term, or month-to-month designation
- Security deposit: Amount collected (limited for some landlords under C.R.S. § 38-12-103) and return timeline
- Late fee disclosure: If charging late fees, must not exceed $50 or 5% of monthly rent (whichever is greater) and cannot apply until 7 days after due date
- Signatures: All parties must sign and date; no notarization required
Colorado Required Disclosures
Even with a one-page lease, Colorado requires certain disclosures. These can be provided as separate addenda attached to the lease.
- Lead-based paint (federal): For housing built before 1978 (42 U.S.C. § 4852d)
- Landlord/agent identity: Name and address of the landlord and authorized agent (recommended best practice)
- Security deposit terms: Written statement of deposit amount and conditions for return
- Late fee terms: Must disclose the late fee amount and that it cannot apply until 7 days after the due date (C.R.S. § 38-12-105)
- Gas appliance disclosure: If the rental has gas appliances, landlord must disclose the location of gas shut-off valves
Recent Colorado Law Changes
Colorado has enacted several significant landlord-tenant reforms since 2019. Late fees are now capped at $50 or 5% of rent (whichever is greater) with a mandatory 7-day grace period. Security deposit return timelines have been shortened. Rental application fees are limited. Make sure your one-page lease reflects current Colorado law — using an outdated lease template could include unenforceable provisions.
Enforceability and Default Rules in Colorado
Colorado recognizes an implied warranty of habitability (C.R.S. § 38-12-503). The landlord must maintain the premises in a condition fit for human habitation, including functioning heating, plumbing, electrical, and structural systems. This warranty cannot be waived in the lease. If the landlord fails to make repairs within a reasonable time after written notice, the tenant may pursue remedies including termination of the lease.
Colorado does not have a statewide rent control law and state statute preempts local rent control (C.R.S. § 38-12-301). However, the legislature has been considering changes. Month-to-month tenancies can be terminated with 21 days' notice in Denver (per local ordinance) or according to lease terms elsewhere; if the lease is silent, one rental period's notice is generally required. Colorado requires landlords to provide 24 hours' notice before entry in most cases.
Colorado's non-payment eviction process begins with a 10-day notice to pay or vacate (C.R.S. § 13-40-104). If the tenant fails to pay within 10 days, the landlord can file a Forcible Entry and Detainer (FED) action in county court. Colorado recently enacted protections requiring landlords to accept partial rent payments in some circumstances and prohibiting landlords from refusing to renew a lease solely because the tenant exercised their legal rights.
Key Financial and Legal Details
| Item | Colorado Rule |
|---|---|
| Security Deposit Maximum | 2 months' rent for landlords with 5+ units (C.R.S. § 38-12-103) |
| Deposit Return Deadline | 30 days (or 60 days if lease allows) |
| Late Fee Cap | $50 or 5% of monthly rent, whichever is greater (C.R.S. § 38-12-105) |
| Grace Period | 7 days mandatory (C.R.S. § 38-12-105) |
| Termination Notice (M-to-M) | One rental period (varies by locality; 21 days in Denver) |
| Non-Payment Notice | 10 days to pay or vacate (C.R.S. § 13-40-104) |
| Landlord Entry Notice | 24 hours (reasonable notice) |
| Rent Control | None; state preemption (C.R.S. § 38-12-301) |
Official Colorado Resources
Other Colorado Lease Agreement Types
Need a more comprehensive lease for Colorado? These full-length templates provide complete coverage.
Colorado One Page Lease FAQ
Common questions about simplified one-page lease agreements under Colorado law.
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