A room rental agreement in Colorado gives you a simple way to protect your home and avoid awkward “we never talked about that” moments. You use it to write down the rent, the house rules, and how shared spaces work, so everyone starts on the same page.
Even if it’s just one bedroom, the agreement works much like a Colorado residential lease. It spells out who handles what and how long the setup will last, which makes life easier if questions come up later.
Many landlords turn to property management software to put these agreements together, collect rent, and store everything in one place. It’s not required, but it can save time.
Room Rental Laws
Set the ground rules from the start by getting familiar with Colorado’s landlord-tenant laws.
In short, Colorado law requires landlords to:
- Keep the rental space safe and livable.
- Handle rent and security deposits in accordance with the rules.
- Use the court process if a dispute leads to eviction.
These laws create the framework for sharing a home and help protect both landlords and tenants. Up next, let’s take a look at the various types of room rentals.
Different Types of Room Rental Agreements in Colorado
When you rent out a room in Colorado, you have a few ways to structure the agreement.
Verbal agreement: Colorado allows verbal rental contracts, but they can get messy fast. Without anything in writing, it’s hard to prove what you both agreed to.
Fixed-term lease: A fixed-term room rental runs for a set period, like 6 months or 1 year.
Month-to-month lease: A Colorado month-to-month lease agreement renews at the end of each rental period. Either the landlord or the tenant can end it with proper written notice.
The right type comes down to how much flexibility you want while sharing your home.
Required Landlord Disclosures
Before a tenant moves into a room in Colorado, landlords must share state- and federally-required disclosures to help tenants understand the condition of the home and whose responsibility it is for what from the start.
Landlord name and address: Always include the landlord’s name and a mailing address in the agreement so the tenant knows where to send notices or legal documents (Colo. Rev. Stat. § 38-12-801).
Lead-based paint: If the home was constructed before 1978, the landlord must provide tenants with the federal lead-based paint disclosure and pamphlet to inform them of any potential risks.
Radon disclosure: Colorado requires landlords to provide a radon disclosure that explains whether the property has known radon levels and includes the state-approved warning language (Colo. Rev. Stat. § 38-12-803).
Income non-discrimination notice: If a landlord rents out more than five units, they must tell tenants that Colorado law prohibits discrimination based on a renter’s source of income, like housing vouchers (Colo. Rev. Stat. § 38-12-801(2.5)).
Bed bugs: Landlords need to disclose any known bed bug infestations on the property within the past 8 months before the tenant moves in (Colo. Rev. Stat. § 38-12-1005).
How to report unsafe or uninhabitable conditions: Starting January 2025, leases must explain how and where tenants can report unsafe or uninhabitable living conditions. Landlords must include this statement in both English and Spanish (SB24-094).
Denver Tenant Rights and Resource Guide (if applicable): If the property is in Denver, the landlord must attach this handbook to the lease and give it to tenants at signing and whenever they issue a demand for payment.
Security Deposit Rules
Maximum security deposit: Landlords can’t collect more than 2 months’ rent for a security deposit on a room rental agreement in Colorado (Colo. Rev. Stat. § 38-12-102.5).
Deduction tracking: When a tenant moves out, landlords can apply the deposit to unpaid rent or damage beyond normal wear and tear. However, they need to keep track of every deduction in writing (Colo. Rev. Stat. § 38-12-103).
Security deposit return: Landlords in Colorado need to return the deposit within 1 month (Colo. Rev. Stat. § 38-12-103).
Pet deposits: Unlike other states, Colorado treats pet deposits a little differently. Thus, landlords can charge one, but it can’t exceed $300 and must be refundable (Colo. Rev. Stat. § 38-12-106).
Rent Payment Rules
Pet rent: Property managers can charge pet rent if the room rental agreement in Colorado includes such a charge.
Just keep in mind that service and emotional support animals aren’t considered pets. Therefore, landlords can’t charge pet rent for them under fair housing laws.
Grace period: State law doesn’t require a grace period on rent.
Late rent fees: Colorado limits late fees to keep things reasonable. A landlord may charge no more than $50 or 5% of the past-due rent (whichever is greater), and only after rent is late — no daily penalties allowed (Colo. Rev. Stat. § 38-12-105).
Right to withhold rent: Colorado tenants can withhold rent only in serious situations, such as no heat, no running water, or significant safety or structural problems. As a result, the tenant must provide written notice, allow a reasonable time for repairs, and document everything (Colo. Rev. Stat. §§ 38-12-503 to 38-12-507).
Rent Payment Increase Rules
Rent control/stabilization: Colorado doesn’t have statewide rent control so landlords can set rent based on the market. That said, some cities may adopt local rules, so it’s smart to check local ordinances before raising rent.
Rent payment increase maximum: State law doesn’t cap how much landlords can raise rent in their room rental agreement in Colorado.
Rent payment increase frequency: Colorado limits how often landlords can raise rent. In most cases, landlords may increase rent no more than once every 12 months and must provide proper written notice before the new rate takes effect.
Colorado Room Rental Agreement Breaches
Lease violations: If a tenant violates a major rule in the lease agreement, the landlord can serve written notice and, if the issue remains, proceed with eviction through the court (Colo. Rev. Stat. § 13-40-107.5).
Failure to pay: If the tenant doesn’t pay rent, the landlord can give written notice demanding payment and then file for eviction if the balance is still outstanding within the legal timeframe (Colo. Rev. Stat. § 13-40-104(1)(d)).
Self-help evictions: Landlords can’t force a tenant out on their own. Locking doors, shutting off utilities, or removing belongings is illegal in Colorado. Landlords must go through the formal eviction process in court to regain possession.
Terminating a Colorado Room Rental Agreement
Month-to-month: Either party may end a month-to-month room rental with at least 21 days’ written notice before the next rent due date (Colo. Rev. Stat. § 13-40-107).
Fixed-term: A fixed-term room rental ends on the date listed in the agreement unless both sides agree to renew or the lease allows early termination.
Tenant’s right to terminate: Tenants may end a lease early when serious habitability problems remain after proper notice (Colo. Rev. Stat. §§ 38-12-503, 38-12-507).
Room abandonment: The landlord may treat the room as abandoned if the tenant leaves without notice and stops paying rent (Colo. Rev. Stat. § 38-12-103).
Landlord Access Laws
Immediate access: In Colorado, landlords can enter right away in emergencies, such as fire, flooding, gas leaks, or other situations that put people or property in danger.
Advance notice: For non-emergencies, Colorado expects landlords to give reasonable notice before entering. For example, 24 hours’ notice is typical for repairs, inspections, and showings.
Landlord harassment: Dropping in too often, showing up without notice, or using entry to pressure a tenant can interfere with a tenant’s right to quiet enjoyment and may constitute harassment.
Lease Agreement Renewal and Termination
Required renewals: The state of Colorado doesn’t require landlords to renew a lease. When a fixed-term lease ends, landlords can renew it, let it expire, or allow it to roll into a month-to-month agreement if the tenant stays and they accept rent.
Required notice: For fixed-term leases, the agreement usually ends on the date listed in the contract unless the landlord chooses to renew. In the case of month-to-month rentals, either the landlord or the tenant must give at least 21 days’ written notice before ending the lease (Colo. Rev. Stat. § 13-40-107).
Month-to-month considerations: For a month-to-month lease, landlords must give 21 days’ notice to adjust any terms (Colo. Rev. Stat. § 13-40-107).
