Colorado Security Deposit Laws (2026)
Key rules for deadlines, penalties, and documentation requirements, with direct links to the official statute.
Reviewed: 2026-03-03
Reviewer: ReclaimDeposit legal research team
Quick answer for Colorado renters
In Colorado, landlords generally must return the deposit or send a lawful itemized statement within 30-60 days. Penalty exposure can reach 3x damages.
Requirements
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. Open each explainer for plain-English context.
Deposit return deadline
C.R.S. § 38-12-103(1) - Landlord must return deposit within 30 days (or up to 60 if in lease)
Explain this statuteOfficial sectionItemized deductions
C.R.S. § 38-12-103(1) - Landlord must provide written statement with exact reasons
Explain this statuteOfficial sectionNormal wear and tear
C.R.S. § 38-12-102(1) - Normal wear and tear cannot be retained
Explain this statuteOfficial sectionForfeiture rules
C.R.S. § 38-12-103(2) - Failure to provide statement forfeits all rights to withhold
Explain this statuteOfficial sectionBad faith penalties
C.R.S. § 38-12-103(3)(a) - Willful retention results in treble (3x) damages + attorney fees
Explain this statuteOfficial sectionPre-suit notice
C.R.S. § 38-12-103(3)(a) - Tenant must give 7-day written notice before filing suit
Explain this statuteOfficial sectionDeposit limits
HB 25-1249 - Security deposit capped at 2 months' rent (effective Jan 1, 2026)
Explain this statuteOfficial sectionPet deposit limit
HB 25-1249 - Pet deposit capped at $300 (effective Jan 1, 2026)
Explain this statuteOfficial section
Common Colorado dispute scenarios
Choose the scenario that matches your case to get state-specific next actions.
Landlord missed the deposit deadline
Use this path when your landlord returned the deposit late or failed to send any lawful itemized statement on time.
No itemized deduction statement
Use this path when money was withheld but no legally compliant itemized statement was provided.
Charged for normal wear and tear
Use this path when deductions include routine aging, ordinary use, or charges that should have been depreciated.
Evidence of landlord bad faith
Use this path when withholding appears intentional, reckless, or unsupported by evidence and statute.
Next steps
Use free tools to estimate your deadline, prepare a demand letter, and map your court path.