Colorado rental fee law (HB25-1090): what landlords must do
Colorado's deceptive pricing law, HB25-1090 (C.R.S. 6-1-737), has applied to residential leases and rental ads since January 1, 2026. It builds on a 2023 junk fee law. Unlike Illinois, Colorado's core rule is about the advertised price.
Last reviewed November 1, 2026 against Colorado HB25-1090 (C.R.S. 6-1-737) and the sources below · How we check facts
1. Advertise one Total Price
Every ad and lease must show a single Total Price that includes all mandatory fees, the charges a tenant cannot reasonably avoid. It must be shown more prominently than any other price. A $1,200 unit with a required $50 trash fee is advertised at $1,250, not "$1,200 plus fees." Actual utility usage billed by the provider can be shown separately, with a note that it varies.
2. Disclose optional charges separately
Charges a tenant can choose, like a storage locker or extra parking, are disclosed on their own: what it pays for, who receives the money, and whether it is refundable.
3. Drop the banned charges
| Charge | Status | Rule |
|---|---|---|
| Common area maintenance (CAM) fee | Banned | Banned. Colorado landlords may not charge tenants a separate fee for maintaining common areas, and common-area utility costs may not be passed on. |
| Property tax pass-through fee | Banned | Banned. A tenant may not be required to pay a fee that covers the landlord's property taxes. |
| Fee for repairs the landlord must make | Banned | Banned. Fees that cover the landlord's own legal duties, such as keeping the unit habitable, are not allowed. |
| Fee for a service not provided | Banned | Banned. A tenant may not be charged for something that is not actually provided. |
| Late fee on anything other than rent | Banned | Banned. Late fees may only apply to rent, not to utilities or other charges. |
| Fee increase of more than 2% during the lease | Banned | Banned for leases of one year or less: a fee (other than utilities) may not rise more than 2% during the lease. |
| Rent payment processing fee | Limited | Allowed only if tenants also have a free way to pay rent, and not more than the landlord's actual cost. |
| Utility charge or RUBS allocation | Limited | Only the actual utility cost, plus at most a 2% markup or $10 a month (one or the other, and only if the lease allows it). Common-area utilities must be excluded and the allocation method disclosed. Actual utility usage can be shown outside the Total Price. |
| Markup on a third-party charge | Limited | Capped: at most 2% of what the landlord was billed or $10 a month, but not both, and only if the written lease allows it. |
| Application / screening fee | Limited | Must cover screening costs. No application fee may be charged to an applicant who provides a portable tenant screening report prepared within the last 30 days. |
| Late fee on rent | Capped | At most the greater of $50 or 5% of the past-due rent, only after rent is 7 days late, and only if the lease includes it. |
4. Utilities and RUBS
A landlord may pass on actual utility costs, plus at most a 2% markup or $10 a month, one or the other. In December 2025 the Colorado Attorney General said it will not pursue landlords who allocate utilities with a ratio system (RUBS) if the total billed to tenants does not exceed the provider's bill, common areas are excluded, any fee stays within the cap, and the method is disclosed in the lease.
Enforcement
A violation is a deceptive trade practice under the Colorado Consumer Protection Act. Tenants can demand a refund, and the Attorney General can investigate. The Attorney General has said it will not apply the law to leases signed before January 1, 2026; leases signed, renewed or amended since then are covered.
More for Colorado
Disclose it in one place. A free fee disclosure page can now be set to Colorado: it leads with the Total Price and lists optional charges separately, with a link for every listing.
Frequently asked questions
What is Colorado HB25-1090?
A 2025 Colorado law against deceptive pricing, codified at C.R.S. 6-1-737. For rentals it requires one advertised Total Price that includes all mandatory fees and bans several charges, from January 1, 2026.
Does Colorado ban all rental fees?
No. Most fees are still allowed, but required ones must be included in the advertised Total Price. Some charges are banned, such as common area maintenance fees, property tax pass-throughs and late fees on anything other than rent.
Do utilities have to be in the Colorado Total Price?
Actual utility usage billed by the provider can be shown separately, with a note that it varies. Any markup is capped at 2% or $10 a month, and common-area utilities cannot be passed on.
What is the late fee limit in Colorado?
The greater of $50 or 5% of the past-due rent, only after rent is 7 days late, and only if the lease includes it.
Does HB25-1090 apply to my existing lease?
The Attorney General has said it will not enforce the law retroactively. It applies to leases signed, renewed or amended on or after January 1, 2026.
Related
Not legal advice. Confirm your lease with an Illinois attorney.