Below is a made-up, one-page Colorado lease with a mix of ordinary, questionable and truly absurd clauses. We ran it through exactly the same review a real upload gets. The report under it is the real output — we haven't edited it.
Fictional. Every name, address and hamster in it is invented.
RESIDENTIAL LEASE AGREEMENT
(Fictional sample lease. Every name, address and hamster in it is invented.)
Landlord: Pemberton Imaginary Holdings LLC ("Landlord")
Tenant: Jordan Example ("Tenant")
Premises: 123 Makebelieve Lane, Unit 4, Denver, CO 80203
1. TERM
This lease runs for twelve (12) months, beginning August 1 and ending July 31.
2. RENT AND THE HAMSTER ARENA
Tenant must keep and train one (1) gladiator hamster, which shall compete in the building's Monthly Hamster Arena on the last Saturday of each month. Monthly rent is set by the hamster's finish: first place, $1,400; second place, $1,650; third place or lower, $2,100. A hamster that falls asleep during a bout forfeits and is scored last. Rent is due on the 1st of the following month. Landlord's decision on all arena results is final.
3. LATE FEES
If rent is not received by 11:59 p.m. on the 1st, Tenant shall pay a late fee of $200, plus $25 for each additional day rent remains unpaid.
4. SECURITY DEPOSIT
Tenant shall pay a security deposit of $1,650. Landlord will return the deposit, less any lawful deductions listed in an itemized written statement, within thirty (30) days after Tenant vacates and returns all keys.
5. UTILITIES
Tenant pays electricity, gas and internet. Landlord pays water, sewer and trash.
6. MAINTENANCE AND REPAIRS
Tenant shall pay for all repairs to the Premises, including the furnace, water heater, plumbing and roof, regardless of cause. Tenant waives any claim that the Premises are unfit for habitation.
7. LANDLORD'S ENTRY
Landlord may enter the Premises at any time, with or without notice, for any purpose, including arena inspections and the recruitment of rival hamsters.
8. RADON
Landlord makes no disclosure regarding radon. Tenant agrees not to test for radon and waives any claim related to radon levels in the Premises.
9. PETS
Other than the gladiator hamster required by Section 2, no pets are allowed without Landlord's prior written consent, which will not be unreasonably withheld.
10. QUIET ENJOYMENT
Tenant may peacefully use and enjoy the Premises, subject to the terms of this lease. Quiet hours are 10 p.m. to 7 a.m., except during sanctioned arena events.
11. RENEWAL
This lease renews automatically for another twelve (12) months unless Tenant gives written notice at least ninety (90) days before the end of the term. Rent for any renewal term may increase by up to 25%.
12. NOTICE TO VACATE
Either party may end the tenancy at the end of the term by giving written notice as described in Section 11.
Signed: ______________________ Landlord ______________________ Tenant
Generated September 11, 2026. Tap “Show comparison” on any clause for the detail.
Each clause is measured against our reference lease — how far it sits from what we see as typical, not whether it is good or bad. A term more generous than the reference counts as different too. 4 clauses also appear to conflict with Colorado law; those are noted separately on each clause.
Rent fluctuates monthly based on a landlord-judged hamster competition, an arrangement with no counterpart in the reference at all.
The $200 flat late fee plus $25/day far exceeds the statutory cap of the greater of $50 or 5% of past-due rent.
Appears to conflict with C.R.S. § 38-12-105
The late fee amounts specified exceed the statutory cap of the greater of $50 or 5% of past-due rent.
All repair costs, including furnace, plumbing and roof, fall on the tenant, and the tenant waives habitability claims, opposite the reference's structural split.
Appears to conflict with C.R.S. § 38-12-503
The clause has the tenant waive habitability claims and bear all repair costs, conflicting with the landlord's non-waivable duty to maintain habitable premises.
Entry is allowed at any time without notice for any purpose, where the reference requires at least 24 hours notice for non-emergency access.
Appears to conflict with C.R.S. § 38-12-1026
Unrestricted entry without any notice conflicts with the reasonable notice standard applied to non-emergency landlord access in Colorado.
No radon disclosure is provided and the tenant is barred from testing, where the reference requires a completed disclosure and testing rights.
Appears to conflict with C.R.S. § 38-12-803 (SB 24-094)
Absence of any radon disclosure and a tenant waiver of radon-related claims constitutes a per se breach of the warranty of habitability.
Automatic renewal permits rent increases of up to 25% and requires 90 days' notice to cancel, far stricter than the typical 30-day notice norm.
The 90-day notice-to-vacate requirement is three times longer than the typical 30-day norm.
Quiet enjoyment is qualified by an exception for arena events, a carve-out the reference does not include.
The twelve-month term matches the typical initial lease length in Colorado.
The 30-day itemized deposit return matches both the reference and Colorado's statutory deadline.
The utility split between tenant and landlord is a standard arrangement with no notable divergence.
The pet consent clause, aside from the hamster requirement, follows a standard reasonable-consent structure.
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