These are starting values. No leases have been reviewed yet in this area, so the numbers below come from Colorado statute where one applies and common practice where none does. They will shift as leases come in.
The initial term is 12 months. After the initial term, the tenancy continues month to month unless either party gives notice.
Baseline: 12 months
Rent is due on the first of each month. No late fee is charged until rent is more than 7 days past due. Any late fee is limited to 5% of the monthly rent.
Baseline: 7-day grace, 5% fee. C.R.S. § 38-12-105 — no late fee until rent is 7 days late
The deposit is returned within 30 days of move-out, together with an itemized statement of any deductions. Deductions are limited to unpaid rent and actual, documented damage beyond normal wear and tear. The deposit is not forfeited for technical violations of the lease.
Baseline: 30 days. C.R.S. § 38-12-103 — 30 days unless the lease specifies longer, never more than 60
The landlord gives at least 24 hours notice before entering for any non-emergency purpose, and enters at reasonable times. Emergency entry requires no notice.
Baseline: 24 hours
The landlord maintains structural elements, heating, plumbing, and electrical systems in working order. The tenant keeps the premises reasonably clean and reports defects promptly. Repair obligations for major systems are not shifted to the tenant.
The tenant gives 30 days notice before moving out. The landlord gives at least the same notice, and complies with all statutory notice requirements for termination.
Baseline: 30 days
• Each party is responsible for what they control: the landlord maintains structure, systems, and major appliances; the tenant handles light bulbs, filters, ordinary cleanliness, and damage they cause. • The landlord must give at least 24 hours advance notice before non-emergency access. Emergency access is permitted without notice. • The security deposit may only be withheld for actual, documented damage or unpaid rent — not for technicalities, access issues, or minor lease violations unrelated to financial harm. • Rent payments must be applied to current rent before late fees, attorney fees, or other charges. Cascade payment application that causes rent to appear perpetually partial is unfair. • Early termination liability should require reasonable notice and good-faith mitigation efforts, not automatic multi-month penalties plus deposit forfeiture. • A residential lease may not include gag clauses or non-disparagement provisions that restrict a tenant's right to share truthful information about their tenancy or the landlord. • Attorney fee and litigation cost provisions must be reciprocal (prevailing party), not one-sided landlord reimbursement only. • The security deposit remains the tenant's money held in trust. Mid-tenancy application of the deposit requires documented cause, written notice, and a reasonable opportunity to cure.
These are fixed principles, not drifting values.
| Parameter | Current | Leases seen |
|---|---|---|
Security deposit return How long the landlord has to return the deposit after move-out. Colorado caps this at 60 days even when the lease says otherwise. | 30 days | 0 |
Notice before landlord entry How much warning the landlord must give before entering for non-emergency reasons. | 24 hours | 0 |
Late fee grace period How many days after the due date before a late fee can be charged. | 7 days | 0 |
Late fee size The late fee as a percentage of monthly rent. | 5 % of monthly rent | 0 |
Initial lease term Length of the initial fixed term. | 12 months | 0 |
Notice to vacate How much notice the tenant must give before moving out. | 30 days | 0 |
Each lease reviewed moves a number by at most one unit toward what it says. That makes the baseline settle on the midpoint of what we see, rather than being dragged by any single unusual lease.
We track these by ZIP code as well as state-wide, but a ZIP only gets its own published numbers after 20 leases. Below that, the figures would describe a handful of specific properties, so we show the state-wide numbers instead.
These numbers describe what is typical, which is not the same as what is lawful. Where Colorado sets a limit, it is noted in the section above, and a clause can be perfectly normal and still illegal.
Not legal advice. Always consult a licensed Colorado attorney before acting on anything here.