No statewide rent cap
This guide covers Colorado rent control rules. It is for landlords with 1-20 units. We will focus on what makes Colorado different, who enforces the rules, and the practical bottom line for you.
Colorado’s approach to rent control is unique. Unlike some states with explicit rent control ordinances, Colorado has no statewide rent control. This means there are no caps on how much you can raise rent. There are no limits on initial rent setting. This is a crucial distinction. Many landlords from other states assume some form of rent control exists everywhere. Not here, not yet. This lack of direct rent control is a primary characteristic of Colorado’s rental market. However, "no rent control" does not mean "no rules." Far from it. Colorado has specific statutes governing landlord-tenant relationships. These statutes create a framework that, while not capping rent, dictates how you operate.
The controlling statute for Colorado landlord-tenant law is C.R.S. § 38-12 (Tenants and Landlords). This statute outlines your obligations and tenant rights. It covers everything from security deposits to eviction procedures. You must know this statute. It is the foundation of your operations in Colorado.
For example, while you can raise rent by any amount, you must still provide proper notice. You cannot simply announce a 50% rent increase one week before it's due. That’s a common landlord mistake. Instead, you must adhere to notice periods. Even without rent control, proper notice is non-negotiable.
There isn't a single "rent control board" in Colorado. Enforcement of landlord-tenant laws primarily falls to the courts. If a tenant believes you have violated C.R.S. § 38-12, they can sue you. Local municipalities may also have their own ordinances. These ordinances often build on state law. They typically do not contradict state law. Always check local rules. What applies in Denver might not apply in Colorado Springs.
The Colorado Attorney General’s Office also plays a role. They handle consumer protection. This includes tenant rights. They investigate complaints. They can take action against landlords engaging in unfair or deceptive practices. While they don't set rent, they enforce the rules of engagement. Ignorance of the law is not a defense.
Your primary concern is compliance with C.R.S. § 38-12. This means understanding specific deadlines and financial caps. Don't assume. Verify.
Don't do X, do Y: Don't try to circumvent notice periods by making verbal agreements. Do put all notices in writing. Serve them correctly. Keep proof of service. This protects you in court. A common landlord mistake is relying on texts or emails for formal notices. These often lack the legal weight or proof of delivery required.
As of recent legislative sessions (2024-2026), Colorado has seen increased legislative activity concerning housing. While statewide rent control has not passed, there have been significant movements to strengthen tenant protections. For instance, proposals around eviction limitations and increased notice periods have been common. Some bills aim to restrict a landlord’s ability to terminate a lease without cause, essentially moving towards a statewide "just cause" eviction standard. Other discussions involve creating a statewide rental registry or increasing funding for tenant legal aid. While these specific changes are not yet law, the trend is clear: Colorado is moving towards more regulation of the landlord-tenant relationship, even if direct rent control remains off the table for now. Stay informed. These changes can directly impact your operations.
| Annual rent increase cap | No statewide cap | |
| Just cause required for eviction | Yes | |
| Local rent control allowed? | Yes (subject to any state-law limits) |
Colorado has no statewide rent-increase cap, and Colorado state law does not preempt local rent control, meaning Colorado cities and counties have full legal authority to enact their own rent-stabilization or rent-control ordinances if they choose. In practice, however, most Colorado localities have not enacted a local cap, and the overwhelming majority of Colorado residential rentals are not subject to any rent cap from any level of government.
No Colorado city or county currently has a binding rent-stabilization or rent-control ordinance on record. But the Colorado legal landscape changes frequently, more than a dozen U.S. cities have enacted new rent-stabilization ordinances in the last three years, and Colorado state law permits localities to follow. Confirm the current municipal code in the Colorado city or county where the property is located before relying on this.
Where no local rent-control ordinance applies, rent increases on a Colorado residential unit are limited only by the written lease and market conditions, subject to: proper statutory written notice (typically 30 days for a month-to-month tenancy); federal and Colorado fair-housing law (no targeting of protected classes); and Colorado anti-retaliation law (no increase within the statutory retaliation window after a protected tenant act). A Colorado landlord contemplating a substantial rent increase in a high-turnover or gentrifying neighborhood should document the legitimate business reason (market comparables, operating-cost increases, capital-improvement passthroughs) contemporaneously and in writing, before serving the increase notice, to rebut any later retaliation or discrimination claim.
No cities in Colorado currently have active local rent control ordinances in our database.
Not yet, but local rent control is now permitted. HB 23-1115, effective August 2024, repealed the prior statutory preemption that had barred Colorado municipalities from enacting rent control. As of 2026 no Colorado municipality has enacted a rent-control ordinance, but Boulder, Denver, Fort Collins, and Aspen are actively considering frameworks. Statewide, Colorado has a one-rent-increase-per-12-month rule under HB 21-1121 but no cap on the amount.
HB 23-1115 (effective August 2024) repealed Colorado's statutory preemption that had barred local rent control under the prior § 38-12-301. This is the most consequential Colorado housing-policy change in decades. Colorado municipalities may now lawfully enact rent control ordinances on private residential property. The repeal does not enact statewide rent control; it removes the legal barrier to local action.
Boulder, Denver, Fort Collins, and Aspen are actively considering frameworks. Boulder has held public hearings with a working group drafting potential ordinances. Denver has a mayor's housing-policy task force exploring rent stabilization. Fort Collins has council-level discussion. Aspen has considered targeted rent stabilization for the affordable-housing inventory. None has enacted an ordinance as of 2026. The 2026-2027 legislative cycle is the likely window for the first Colorado local rent-control ordinance.
Under HB 21-1121, codified at C.R.S. § 38-12-702, a Colorado landlord may not increase rent more than once in any 12-month period, regardless of lease term. The rule applies to both month-to-month and fixed-term tenancies. The rule does not cap the amount of the single annual increase; the amount is governed by the lease and (potentially) emerging local rent-control ordinances. Notice requirement: 60 days written notice for any rent increase under C.R.S. § 38-12-701.
Even before HB 23-1115 produced a rent-cap pathway, Colorado built out substantial rent-related protections. Source-of-income protection under HB 20-1332 / C.R.S. § 24-34-502 (since 2021). Security deposit cap at 2 months under SB 23-184 / C.R.S. § 38-12-103 (since 2023). One-rent-increase-per-12-months rule under HB 21-1121. Tenant-favorable just-cause framework for some property types under HB 24-1098 (effective 2024). The combined framework is among the more developed tenant-protection regimes in the country, even without an active rent cap.
Informational only, not legal advice. Consult a licensed Colorado attorney. Source attribution in the Sources band below.
