Colorado Security Deposit Law

Colorado Security Deposit Law

Last Updated: June 15, 2022 by Elizabeth Souza

In Colorado, the collection and return of security deposits are primarily regulated under CO Rev. Stat. § 38-12-103. These laws provide a set of rules that Colorado landlords and property managers have to follow to protect all parties.

Quick Facts Answer
Maximum Charge No Limit
  • Unpaid Rent
  • Excessive Damages
  • Unpaid Utilities/Services
  • Abandonment of Premises
Return Deadline One Month (Or Time Provided in Lease)
Return Penalty Three Times the Amount Held + Cost of Suit + Attorneys’ Fees
Questions? To chat with a Colorado landlord tenant attorney, Click here

Maximum Security Deposit Charge in Colorado

There is no limit on the amount of security deposit Colorado landlords can demand. For a mobile home space in a mobile home park, the limit is one month’s rent , or two months’ rent if the mobile home is a multi-wide unit.

Additional Pet Deposits: Under Colorado’s law, the landlord may ask for an additional pet deposit; however, people with disabilities who use service animals are entitled to full and equal access to housing. Thus, the tenant may not be discriminated against and the landlord may not require the tenant to pay extra to have a service animal. If the service animal causes damage to the rental unit, the tenant is liable to pay for any damages.

The Federal Fair Housing Act requires housing facilities to allow tenants who use service dogs and emotional support animals to have an equal opportunity to use and enjoy their home.

Allowable Deductions on Security Deposits in Colorado

Colorado law does not give a definitive list of items the landlord can deduct from the tenant’s security deposit. Therefore, a landlord may be allowed to use the security deposit for almost all reasonable expenses that are connected to the tenancy or the premises.

The law also clarifies that the landlord is not prohibited from applying the security deposit or retaining it in case of the following:

  1. Unpaid rent;
  2. Unpaid utility bills;
  3. Cost of repairs to the unit;
  4. Unpaid cleaning services; or
  5. Abandonment of the premises.

Colorado law specifically prohibits landlords from using the security deposit for normal wear and tear .

  • Normal wear and tear” refers to deterioration of the property that happens when the property is used as it was meant to be used but only when that deterioration occurs without negligence, carelessness, accident, misuse, or abuse by the tenant or the people the tenant brings there.  They are minor issues that occur naturally like aging and expected decline as a result of everyday living. These can include gently worn carpets, loose door handles, fading wall paint and flooring, stained bath fixtures, lightly scratched glass, and dirty grout.
  • Damage,” on the other hand, refers to the destruction that occurs because of abuse or negligence by the tenant during the course of the tenancy. It diminishes the usefulness, value, or normal function of the rental unit. Some examples are pet damage (heavily stained and ripped carpet), broken tiles, holes in the wall, broken windows and missing fixtures.

Check out our article on wear and tear vs. damage to get a better idea of the difference.

Can the deposit be used by the tenant as last month’s rent? Not usually, but it can be done if there is a written agreement between the parties to do so.

Returning Security Deposits in Colorado

Time Frame: Depending on the situation, there are three possible time frames for returning security deposits in Colorado:

  1. Within one month either from the termination of the lease or from the time the tenant gives the premises back to the landlord, whichever happens later unless the lease provides for a longer period;
  2. Within the period provided in the lease, which cannot exceed 60 days; or
  3. Within 72 hours from the time the tenant vacates the premises, if the termination is due to the landlord’s failure to repair gas appliances or other equipment that has been found to be in hazardous condition within the time allowed after being given proper notice.

Manner of Returning the Deposit: In compliance with Colorado law, the landlord shall provide and mail a written statement of the reasons for keeping a portion of the security deposit. The written statement shall be delivered to the tenant and must be accompanied by payment of the difference between the sum deposited and the amount retained. It is the tenant’s duty to provide a forwarding address to the landlord.

Failure to Return Security Deposit as Required: The consequences of the landlord not returning the security deposit depend on the following situations:

  1. If the written statement of the exact deductions are not provided within the allowed time, the landlord forfeits all rights to retain or use the security deposit or any part of it;
  2. If the security deposit or what’s left of it is not returned on time, the landlord may be made to pay up to  three times the amount withheld plus attorneys’ fees and court costs; and
  3. If the termination of the lease was due to the landlord’s failure to repair gas appliances or equipment as mentioned above and the landlord fails to return the security deposit within the allowed time, the tenant may receive twice the amount of deposit plus reasonable attorney’s fees.
Questions? To chat with a Colorado landlord tenant attorney, Click here

Security Deposits and Tax Filing in Colorado

How the security deposit will be treated tax-wise depends on whether or not the landlord gets to keep it (or part of it).

Taxable Income: Security deposits are not automatically considered income when the landlord receives them. The IRS advises to not include security deposits as income if the landlord may still be required to return the same. They only become taxable income when the landlord no longer has any obligation to refund them. For example, if the security deposit was given in 2020 but was only forfeited in 2021, then the landlord should only include it as income in 2021.

Reporting Security Deposit as Income: Whether or not security deposit should be reported as income and when to do so will depend on what it is being applied to or used as. Below are three simple rules the IRS has suggested to follow:

  1. If the deposit is forfeited due to a breach of the lease or applied to unpaid rent, then the amount kept should be declared as income in the year it was forfeited or applied.
  2. If the security deposit is used to cover expenses that are chargeable to it, then the landlord should only include the part of the deposit used as income if the landlord includes the cost of repairs as expenses. If the landlord doesn’t include them as expenses as a matter of practice, then there’s no need to include the part of the deposit kept to cover them as income.
  3. If there is an agreement between the parties to use the deposit or part of it as the final month’s rent, then the landlord should include it as income when the same is received.

Additional Rules & Regulations in Colorado

Receipt Requirements: The landlord is not required to provide a receipt for security deposits in Colorado.

Interest Payments: Colorado has no laws requiring landlords to place security deposits in an account or to pay interest on the same.

New Property Owner’s Responsibility: If the rental property is sold during the lease period, the landlord will only be relieved of the duties related to the security deposit discussed above when the landlord either:

  1. Transfers the security deposit to the new owner and notifies the tenant of the same; or
  2. Return the security deposit to the tenant.

In both cases, the landlord can make the allowed deductions before returning the security deposit. If the landlord transfers the security deposit to the new buyer, the latter inherits the liability of refunding the tenant’s security deposit when the tenancy ends.

For additional questions about security deposits in Colorado, please refer to the official state legislation, Colorado Revised Statutes § 38-12-101 to § 38-12-104 and § 38-12-207, for more information.