Colorado HB25-1090 FAQ
Plain answers about Colorado's rental pricing and fee rules in effect since January 1, 2026.
Last reviewed November 1, 2026 against Colorado HB25-1090 (C.R.S. 6-1-737) and the sources below · How we check facts
When did Colorado HB25-1090 take effect?
January 1, 2026. The Attorney General has said it applies to leases signed, renewed or amended on or after that date.
What is the Total Price?
One monthly amount that includes rent and every fee a tenant must pay or cannot reasonably avoid. It must be shown more prominently than any other price in ads and leases.
Do utilities have to be in the 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.
Is pet rent part of the Total Price?
Only tenants with pets pay it, so it is usually disclosed as a separate charge: what it pays for, who receives it and whether it is refundable.
Are CAM fees allowed in Colorado?
No. Since January 1, 2026, landlords may not require a separate common area maintenance fee.
Can a landlord pass property taxes on to tenants?
Not as a fee. A fee that covers the landlord's property taxes is banned.
Can a landlord charge an online payment fee?
Only if tenants also have a free way to pay rent, and the fee cannot exceed the actual cost.
What is the late fee limit in Colorado?
The greater of $50 or 5% of past-due rent, only after rent is 7 days late, and only if the lease includes it. Late fees cannot apply to anything other than rent.
Can fees go up during a lease?
For leases of one year or less, a fee other than utilities may not rise more than 2% during the lease.
What is the markup cap on third-party charges?
At most 2% of what the landlord was billed, or at most $10 a month, but not both, and only if the written lease allows it.
Is RUBS utility billing still allowed?
The Attorney General said it will not pursue landlords using RUBS if tenants are not billed more than the provider charged, common areas are excluded, any fee is within the cap and the method is disclosed in the lease.
Can I charge an application fee in Colorado?
Yes, to cover screening costs, but not to an applicant who provides a portable screening report prepared in the last 30 days.
What happens if a landlord violates HB25-1090?
It is a deceptive trade practice under the Colorado Consumer Protection Act. Tenants can demand refunds and the Attorney General can investigate.
Does HB25-1090 apply to leases signed in 2025?
The Attorney General has said it will not enforce the law retroactively. A renewal or amendment from January 1, 2026 is covered.
Is this the same as the Illinois law?
No. Colorado focuses on one all-in advertised price and bans some charges. Illinois requires fees on page one of the lease and bans a different list. See the state comparison page.
Related
Not legal advice. Confirm your lease with an Illinois attorney.