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Denver is Colorado's largest city and one of the fastest-growing rental markets in the Mountain West. Renters frequently ask about rent increases, security deposit returns, eviction procedures, and what to do when a landlord refuses repairs. This guide covers both Colorado state law protections and Denver-specific local rules that apply to most residential tenancies.
Colorado has no rent control anywhere in the state, but tenants in Denver benefit from strong habitability protections, a 91-day notice requirement for terminating month-to-month tenancies, and a statewide just-cause eviction law enacted in 2024. Denver layers additional protections on top of state law, including source-of-income anti-discrimination rules and mandatory mediation rights for certain tenants.
This article is intended as general information only and is not legal advice. Laws change, and individual circumstances vary. If you face eviction or a serious landlord dispute, consult a licensed Colorado attorney or contact a local legal aid organization.
Denver has no rent control ordinance, and neither does any other city in Colorado. State law (C.R.S. § 38-12-301) prohibited local rent control from the mid-1980s until 2021, when SB 21-173 lifted the preemption and gave municipalities the authority to enact rent stabilization. As of May 2026, no Colorado city or county has passed a rent control ordinance.
Landlords in Denver may raise rent by any amount, but they must provide adequate written notice before doing so. For month-to-month tenants, state law requires at least 91 days' notice before terminating or materially changing the terms of a tenancy (C.R.S. § 13-40-107). A proposed rent increase that a tenant finds unacceptable effectively terminates the tenancy, triggering the same notice requirement. Separate legislation (HB25-1090) prohibits landlords from raising rent by more than 2% during the term of a lease of one year or less.
Warranty of Habitability (C.R.S. § 38-12-501 – 38-12-511): Colorado's Warranty of Habitability Act requires landlords to maintain residential units in a safe and habitable condition throughout the tenancy. If a landlord fails to remedy a serious habitability defect after written notice, tenants may be entitled to reduce rent proportionally or terminate the lease without penalty.
Security Deposit Return (C.R.S. § 38-12-103): Landlords must return the security deposit — along with an itemized written statement of any deductions — within 30 days of the tenancy ending, or within 60 days if the lease specifically allows it. Normal wear and tear cannot be deducted. A landlord who wrongfully withholds a deposit is liable for treble (triple) the wrongfully withheld amount plus attorney fees.
Notice to Terminate Month-to-Month Tenancy (C.R.S. § 13-40-107): Landlords must give month-to-month tenants at least 91 days' written notice before terminating the tenancy. This is one of the longest statutory notice periods in the country and provides significant stability for Denver renters.
Just-Cause Eviction (HB24-1098, effective 2024): Colorado requires landlords to have a valid, legally recognized reason — known as just cause — to evict a tenant or to refuse to renew a lease. Fault-based grounds include nonpayment of rent, lease violations, nuisance, and criminal activity. No-fault grounds (such as owner move-in, substantial renovation, or withdrawal from the rental market) are also permitted but require the landlord to provide proper notice and, in some cases, relocation assistance.
Anti-Retaliation (C.R.S. § 38-12-509): Landlords may not retaliate against tenants for reporting habitability problems, contacting a government agency, or organizing with other tenants. Retaliation can include rent increases, service reductions, or filing an eviction. Tenants who experience retaliation may raise it as a defense in eviction proceedings.
Self-Help Eviction Prohibited: Landlords must obtain a court judgment before removing a tenant. Changing locks, removing doors or windows, or cutting off utilities to force a tenant out is illegal under Colorado law.
Denver Anti-Discrimination Ordinance: The Denver Anti-Discrimination Ordinance (DADO) prohibits housing discrimination on grounds broader than federal and state law, including lawful source of income (such as Section 8 housing vouchers), immigration status, age (40+), and protective hairstyle. Landlords may not refuse to rent to, or apply different screening criteria to, applicants who pay with housing assistance. Complaints can be filed with the Denver Anti-Discrimination Office (DADO) at 720-913-8470 or online at denvergov.org/dado.
Denver Housing Code (Denver Municipal Code Chapter 27): Denver's local housing code sets minimum standards for equipment, facilities, lighting, ventilation, heating, pest control, safety, sanitation, and utilities in all residential units. Tenants who believe their unit fails these standards may file a complaint by calling 311 or visiting denvergov.org/311. Code enforcement inspectors can order landlords to make repairs.
Mandatory Mediation Before Eviction: Denver requires landlords to offer mediation before proceeding with eviction against tenants who receive SSI, SSDI, or Colorado Works (TANF) benefits. This gives eligible tenants an additional opportunity to resolve disputes — including rent arrears — before a court hearing.
Eviction Legal Services: Denver's Department of Housing Stability (HOST) funds free legal representation for low-income tenants facing eviction through partnerships with organizations including the Colorado Poverty Law Project and the Community Economic Defense Project. Tenants can access these services by calling Colorado Housing Connects at 1-844-926-6632.
Colorado does not cap the amount a landlord may charge as a security deposit for most residential leases, though landlords may not charge more than two months' rent in some circumstances. The key tenant protections are about return deadlines and penalties for wrongful withholding.
Return deadline: After the tenancy ends, a landlord must return the full security deposit — along with a written itemized statement of any deductions — within 30 days. If the lease expressly provides for a longer period, the deadline may be extended to 60 days (C.R.S. § 38-12-103(1)).
Permitted deductions: Landlords may deduct for unpaid rent, lease-break fees, and actual damages beyond normal wear and tear. They may not deduct for normal wear and tear, or for any deduction that is 125% or more of actual damages — that amount is presumed unreasonable under recent Colorado law (HB25-1249).
Penalties for wrongful withholding: If a landlord wrongfully withholds all or part of a security deposit, the tenant is entitled to treble (three times) the wrongfully withheld amount, plus reasonable attorney fees (C.R.S. § 38-12-103(3)). Tenants who do not receive their deposit or a written statement within the deadline should send a written demand letter by certified mail and, if necessary, file a claim in small claims court.
Pet deposits: Under HB23-1068 (effective January 1, 2024), landlords may charge a refundable pet security deposit of up to $300 per pet for emotional support or assistance animals in addition to any standard security deposit.
Denver landlords must follow Colorado's formal eviction process. Self-help evictions — such as changing locks, removing belongings, or shutting off utilities — are strictly prohibited.
Notice Types and Periods:
Just-Cause Requirement (HB24-1098): Enacted in 2024, Colorado law now requires landlords to have a valid, recognized reason — fault-based or no-fault — to evict or non-renew a lease. Landlords must state the cause in the notice. Tenants can assert the landlord's failure to comply as an affirmative defense in court.
Court Process: If the tenant does not comply with the notice, the landlord must file a Forcible Entry and Detainer (FED) complaint in county court. The tenant receives a court summons and has the right to appear and contest the eviction. Only after the court issues a judgment and, if necessary, a Writ of Restitution can the tenant be required to leave. Only a sheriff's deputy may enforce a Writ of Restitution — a landlord cannot personally remove a tenant.
Self-Help Eviction Prohibited: Landlords who lock out tenants, remove personal property, or cut utilities to force a tenant out are liable for damages under Colorado law. Tenants subjected to self-help eviction should call 911 and seek emergency legal help.
Denver-Specific: When serving an eviction notice in Denver, landlords must also provide a Tenant Rights and Resources Notice (required by Denver's Department of Housing Stability). Tenants receiving SSI, SSDI, or Colorado Works benefits must be offered mandatory mediation before the landlord may proceed to court.
This article is for general informational purposes only and does not constitute legal advice. Tenant-landlord laws in Denver and Colorado change frequently, and individual circumstances vary. Always verify current statutes with official sources and consult a licensed Colorado attorney or a qualified legal aid organization before making decisions about your tenancy.
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