What is the Colorado security deposit return deadline?

30 days (up to 60 if specified in lease) (30-60 days).

What penalties can apply in Colorado?

Treble (3x) damages + attorney fees for willful retention. See C.R.S. § 38-12-103.

County Court, Small Claims Division limit: $7,500. Filing fees: $31-$55.

Key rules for deadlines, penalties, and documentation requirements, with direct links to the official statute.

Last verified 2026-02-02•C.R.S. § 38-12-103

Deadline

30-60 days

30 days (up to 60 if specified in lease)

Penalty

Treble (3x) damages + attorney fees for willful retention

Small claims limit

$7,500

County Court, Small Claims Division

Move-in checklistNot required

Pre move-out inspectionNot required

Certified mailNot required

Forwarding addressNot required

HB 25-1249 (effective Jan 1, 2026): Security deposit capped at 2 months' rent
HB 25-1249 (effective Jan 1, 2026): Pet deposit capped at $300
CRITICAL: Must send 7-day pre-suit notice to recover treble damages and attorney fees
If lease specifies >60 days, clause is void and defaults to 30 days
Failure to provide timely statement forfeits ALL rights to withhold any portion

Quick references pulled from our shared state law dataset. Always verify against the official statute.

C.R.S. § 38-12-103(1) - Landlord must return deposit within 30 days (or up to 60 if in lease)
C.R.S. § 38-12-103(1) - Landlord must provide written statement with exact reasons
C.R.S. § 38-12-102(1) - Normal wear and tear cannot be retained
C.R.S. § 38-12-103(2) - Failure to provide statement forfeits all rights to withhold
C.R.S. § 38-12-103(3)(a) - Willful retention results in treble (3x) damages + attorney fees
C.R.S. § 38-12-103(3)(a) - Tenant must give 7-day written notice before filing suit
HB 25-1249 - Security deposit capped at 2 months' rent (effective Jan 1, 2026)
HB 25-1249 - Pet deposit capped at $300 (effective Jan 1, 2026)

Use free tools to estimate your deadline and prepare a demand letter.

Notes

HB 25-1249 (effective Jan 1, 2026): Security deposit capped at 2 months' rent

HB 25-1249 (effective Jan 1, 2026): Pet deposit capped at $300

CRITICAL: Must send 7-day pre-suit notice to recover treble damages and attorney fees

If lease specifies >60 days, clause is void and defaults to 30 days

Failure to provide timely statement forfeits ALL rights to withhold any portion

Citations

Quick references pulled from our shared state law dataset. Always verify against the official statute.

C.R.S. § 38-12-103(1) - Landlord must return deposit within 30 days (or up to 60 if in lease)

C.R.S. § 38-12-103(1) - Landlord must provide written statement with exact reasons

C.R.S. § 38-12-102(1) - Normal wear and tear cannot be retained

C.R.S. § 38-12-103(2) - Failure to provide statement forfeits all rights to withhold

C.R.S. § 38-12-103(3)(a) - Willful retention results in treble (3x) damages + attorney fees

C.R.S. § 38-12-103(3)(a) - Tenant must give 7-day written notice before filing suit

HB 25-1249 - Security deposit capped at 2 months' rent (effective Jan 1, 2026)

HB 25-1249 - Pet deposit capped at $300 (effective Jan 1, 2026)