C.R.S. Title 38, Article 12
Free Colorado residential lease template.
Colorado strengthened tenant protections sharply in recent years: HB21-1121 capped late fees and limited rent increases to once per year, HB24-1098 added statewide just-cause eviction (effective April 2024), and a 2023 law capped pet deposits at $300. Warranty of habitability is non-waivable (C.R.S. § 38-12-503).
Template information updated September 2026.
Download blank Colorado lease (PDF or Word)
Free download. 5 statute citations and 4 state-specific disclosures included. Email is required for access; marketing consent is optional.
What is in this Colorado template
The template is organized around the state statutes summarized below and identifies state-specific disclosures such as Bed bug disclosure (§ 38-12-1001) and Radon brochure (§ 38-12-803). Some notices use prescribed statutory wording and should not be removed without checking the cited law.
C.R.S. § 38-12-1300
Just-cause eviction (HB24-1098)
Statewide; landlord needs qualifying cause to terminate or non-renew.
C.R.S. § 38-12-105
Late fee cap
Greater of $50 or 5%; 7-day grace required.
C.R.S. § 38-12-103
Pet deposit cap
Refundable pet deposit capped at $300; pet rent capped.
C.R.S. § 38-12-503
Warranty of habitability
Non-waivable; 24/96-hour repair timelines.
C.R.S. § 13-40-104
Nonpayment notice
10-day demand (up from 3).
Required disclosures in Colorado
- ·Bed bug disclosure (§ 38-12-1001)
- ·Radon brochure (§ 38-12-803)
- ·Habitability notice
- ·Federal lead-paint (pre-1978)
Quick reference for Colorado landlords
| Security deposit cap | No statutory cap |
|---|---|
| Deposit return deadline | 30 days from move-out |
| Notice before entry | No statutory minimum — courts require "reasonable notice" |
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The Colorado template above uses the same document foundation as our $49 generator. The paid service fills the agreement with your property and party information, checks form completeness and applicable deposit limits, organizes your custom Additional Provisions, provides a polished preview before payment, and includes a 7-day money-back guarantee.
Start the $49 generator →Questions about the free Colorado lease template
Is the template really free?
Yes. An email address is required to access the download, but creating an account and joining marketing emails are not required.
Can I edit it in Microsoft Word?
Yes. Choose DOCX for an editable file that opens in Word, Google Docs, Apple Pages, or LibreOffice. Choose PDF for printing or signing as-is.
Does it cover local city rules?
It covers the statewide foundation described on this page. Cities and counties may impose additional rent-control, disclosure, licensing, or eviction requirements, so check the rules where the property is located.
LeaseDrafts is a document generator, not a law firm, and does not provide legal advice. This template is based on the Colorado landlord-tenant code as of the date shown on the document. Always review the final lease with a licensed Colorado attorney before using it.