Last updated: April 2026
Aurora is Colorado's third-largest city with a large renter population. This guide explains your rights under Colorado law — from security deposits to eviction protections — so you can rent with confidence.
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Aurora, Colorado is the state's third-largest city, home to more than 380,000 residents and a significant share of renters — particularly in the areas of Arapahoe, Adams, and Douglas counties that make up the city's boundaries. The rental market here is active and competitive, and Aurora renters frequently search for information on rent increases, security deposit returns, and their rights when facing eviction.
All landlord-tenant relationships in Aurora are governed by Colorado state law under Title 38 of the Colorado Revised Statutes (C.R.S.), as well as the Colorado Uniform Residential Landlord and Tenant Act. Aurora has not enacted any local tenant protections beyond what state law provides, which means state statutes are the primary source of your rights as a renter in this city.
This guide is intended to help Aurora renters understand their legal protections in plain language. It is informational only and does not constitute legal advice. Laws can change, and your specific situation may require consultation with a licensed attorney or legal aid organization.
Aurora has no rent control, and Colorado state law expressly prohibits local governments from enacting it. C.R.S. § 38-12-301 states that no county, city, town, or other political subdivision may enact any ordinance or resolution that would control rents on private residential property. This preemption applies statewide, meaning Aurora City Council has no legal authority to cap rents even if it wanted to.
In practical terms, this means your landlord can raise your rent by any amount at the end of a lease term or, for month-to-month tenancies, with proper advance notice. There is no cap on the percentage or dollar amount of a rent increase in Aurora. The only practical limitation is the required notice period before a rent increase takes effect — landlords must provide at least 91 days' written notice before terminating or modifying a month-to-month tenancy (C.R.S. § 13-40-107), which effectively sets a floor on how quickly a rent hike can be imposed in a rolling tenancy.
Renters concerned about affordability in Aurora should be aware that state law does not fill this gap. If your lease is up for renewal, you have no legal right to challenge a rent increase — your options are to negotiate, accept, or vacate with proper notice.
Colorado's landlord-tenant framework under C.R.S. Title 38 provides Aurora renters with several key protections:
Warranty of Habitability (C.R.S. § 38-12-501 – § 38-12-511): Colorado's Warranty of Habitability Act requires landlords to maintain rental units in a safe and habitable condition. This includes working heat, plumbing, electrical systems, and structural integrity. If your landlord fails to address a serious habitability issue after written notice, you may be entitled to a rent reduction, the right to repair and deduct the cost from rent, or even lease termination without penalty. Landlords must begin remediation within a reasonable time after receiving written notice of the problem.
Security Deposit Rules (C.R.S. § 38-12-102 – § 38-12-104): Colorado law requires landlords to return your security deposit — along with an itemized written statement of any deductions — within 30 days of lease termination and return of possession (or up to 60 days if the lease specifically provides for it). Wrongful withholding entitles the tenant to treble (triple) damages plus reasonable attorney's fees.
Notice to Terminate Month-to-Month Tenancy (C.R.S. § 13-40-107): Landlords must give at least 91 days' written notice to terminate a month-to-month residential tenancy. This is a relatively strong protection compared to many states and gives Aurora renters meaningful time to find alternative housing.
Anti-Retaliation Protections (C.R.S. § 38-12-509): Your landlord is prohibited from retaliating against you for reporting housing code violations, contacting government agencies about habitability issues, organizing with other tenants, or otherwise exercising your legal rights. Retaliation includes eviction, rent increases, or reduction in services. If a landlord takes adverse action within 90 days of a tenant exercising a protected right, retaliation is presumed.
Lockout and Utility Shutoff Prohibition (C.R.S. § 38-12-510): It is illegal for a landlord to remove your belongings, change your locks, or shut off utilities in order to force you out of your unit without going through the formal eviction process. Tenants subjected to an illegal lockout may seek immediate reinstatement and may be entitled to damages.
Colorado does not cap the amount a landlord may charge for a security deposit, so Aurora landlords may set the deposit at any amount they choose. However, strict rules govern how deposits must be handled after your tenancy ends.
Return Deadline: Under C.R.S. § 38-12-103, your landlord must return your security deposit — along with an itemized written accounting of any deductions — within 30 days after you vacate and return possession of the unit. If your lease explicitly allows for a longer period, the maximum permissible deadline is 60 days. The clock starts when both conditions are met: the lease has ended and you have returned the keys or otherwise surrendered possession.
Allowable Deductions: Landlords may deduct for unpaid rent, damage beyond normal wear and tear, and any other specific amounts authorized in the lease. They cannot deduct for ordinary wear and tear — normal scuffs, minor nail holes, or carpet worn from regular use are not chargeable to the tenant.
Penalty for Wrongful Withholding: If your landlord wrongfully withholds all or part of your deposit — either by missing the deadline or making improper deductions — C.R.S. § 38-12-103(3) entitles you to treble (triple) damages on the wrongfully withheld amount, plus reasonable attorney's fees. For example, if $600 was wrongfully withheld, you may be entitled to recover $1,800 plus legal costs.
What to Do: To protect yourself, document the condition of the unit with dated photos at move-in and move-out, and send your forwarding address to your landlord in writing. If your deposit is not returned on time, send a written demand letter before filing in small claims court (Arapahoe County Court for most Aurora addresses).
Eviction in Aurora follows Colorado's Forcible Entry and Detainer (FED) process under C.R.S. § 13-40-101 et seq. Landlords must follow every required step — self-help eviction is illegal in Colorado.
Step 1 — Written Notice: Before filing in court, a landlord must serve a written notice. The type and length of notice depends on the reason for eviction:
Step 2 — Filing a Complaint: If the tenant does not comply with the notice, the landlord may file an eviction (Forcible Entry and Detainer) complaint in the county court for Arapahoe County. The tenant will be served with a summons and given a hearing date.
Step 3 — Court Hearing: Both parties appear before a judge. Tenants have the right to present defenses, including habitability issues, retaliation, or improper notice. If the landlord prevails, the court issues a judgment for possession.
Step 4 — Writ of Restitution: After judgment, the landlord must obtain a Writ of Restitution, which authorizes the county sheriff (not the landlord) to physically remove the tenant if they have not vacated. Tenants typically have a short window after the writ is issued before enforcement occurs.
Self-Help Eviction is Illegal: Under C.R.S. § 38-12-510, a landlord may not change your locks, remove your belongings, or shut off your utilities to force you out. Doing so exposes the landlord to civil liability and potential damages. If this happens to you, contact Colorado Legal Services or call Aurora Police to document the illegal lockout.
Just Cause: Colorado does not currently require landlords to have just cause for eviction at the end of a fixed-term lease or with proper notice on a month-to-month tenancy, outside of specific protections in local ordinances (which Aurora does not have).
No, Aurora does not have rent control, and it legally cannot. Colorado state law under C.R.S. § 38-12-301 expressly prohibits any city, county, or local government from enacting rent control ordinances on private residential property. This statewide preemption means no Colorado city — including Aurora — has the authority to cap rents.
There is no limit on how much a landlord can raise your rent in Aurora. Because Colorado's C.R.S. § 38-12-301 bans local rent control, there is no cap on the dollar amount or percentage of a rent increase. However, for month-to-month tenants, the landlord must provide at least 91 days' written notice before a change to the tenancy terms takes effect, per C.R.S. § 13-40-107.
Your landlord has 30 days after you vacate and return possession of the unit to return your security deposit along with an itemized written statement of any deductions, per C.R.S. § 38-12-103. If your lease explicitly provides for a longer period, the maximum is 60 days. If your landlord misses this deadline or wrongfully withholds any portion, you may be entitled to treble (triple) damages plus attorney's fees.
The required notice depends on the reason for eviction. For a no-cause termination of a month-to-month tenancy, your landlord must give at least 91 days' written notice under C.R.S. § 13-40-107. For non-payment of rent, a 10-day notice to pay or quit is generally required under C.R.S. § 13-40-104. In all cases, the landlord must file in Arapahoe County Court and obtain a court order — they cannot simply force you out.
No. Under C.R.S. § 38-12-510, it is illegal for a landlord to change your locks, remove your belongings, or shut off your utilities as a way to force you out of your home without going through the formal court eviction process. This is called a 'self-help eviction' and it exposes the landlord to civil liability. If your landlord does this, document it immediately and contact Colorado Legal Services or Aurora Police.
Colorado's Warranty of Habitability Act (C.R.S. § 38-12-501) requires landlords to maintain rental units in habitable condition. If your landlord fails to address a serious repair issue after receiving written notice, you may have the right to a rent reduction, to repair the problem and deduct the cost from rent, or to terminate your lease without penalty. You should send repair requests in writing and keep copies. Landlords who retaliate against tenants for reporting habitability problems may face additional liability under C.R.S. § 38-12-509.
This article is provided for informational purposes only and does not constitute legal advice. The information on this page reflects Colorado law as of April 2026, but laws and local ordinances can change. Every tenant's situation is different, and this guide cannot account for all circumstances. If you are facing eviction, a security deposit dispute, or any other housing legal matter, consult a licensed Colorado attorney or contact a legal aid organization such as Colorado Legal Services. RentCheckMe is not a law firm and no attorney-client relationship is created by using this site.
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