Many people who move to Denver sign a lease before they ever set foot in the apartment. That is workable, but it means relying on paperwork, video tours and the law. The good news is that Colorado has passed several renter protections in recent years that help most when you are renting from a distance.
This guide explains the rules that matter most during the application, the lease and move-out, plus a few practical checks for renting remotely. It is a plain-language summary, not legal advice. Each rule links to the official source.
Before you apply
Application fees have to match real costs
Colorado limits what landlords can charge to process an application. Under HB19-1106, an application fee must go toward the landlord’s actual cost of screening you. Every applicant for the same unit pays the same fee, the landlord must tell you what the fee covers, and any unused portion is supposed to be refunded within 20 days.
You can reuse one screening report
If you are applying to several buildings at once, which is common when moving from out of state, Colorado’s Rental Application Fairness Act (HB23-1099) can save you money. It requires most landlords to accept a portable tenant screening report: a report you buy from a consumer reporting agency, dated within the last 30 days, covering your credit, rental history, income and criminal history.
If you provide one, the landlord cannot charge you an application fee or a fee to view it. The main exception is a landlord who takes only one application at a time per unit and fully refunds the fee within 20 days if they turn you down.
Income requirements are capped
Under SB23-184, a landlord cannot require you to earn more than 200% of the annual rent, with some exceptions. If the rent is $1,800 a month, the most a landlord can generally require is an annual income of $43,200. Colorado also bans discrimination based on a lawful source of income, such as a housing voucher.
Reading the lease and the listing
The advertised price must include mandatory fees
Starting January 1, 2026, Colorado’s HB25-1090 requires housing providers to show a total price that includes every fee you cannot reasonably avoid, displayed clearly. That addresses one of the biggest headaches for remote renters: the rent that looks reasonable online until amenity, trash, technology and admin fees are added at signing.
The same law caps the markup on utilities a landlord bills back to you at 2% of the bill or $10 a month.
The security deposit has a ceiling
SB23-184 also limits a security deposit to no more than two months’ rent. If a landlord asks for more, ask why, and ask for it in writing.
Late fees have limits
SB21-173 bars landlords from charging a late fee until rent is at least 7 calendar days late, and caps it at the greater of $50 or 5% of the past-due amount. The fee also has to be written into the lease.
Rent can rise only once a year
Under HB21-1121, a landlord cannot raise your rent more than once in any 12-month period. If you rent without a written lease, the landlord must give you 60 days’ notice before an increase.
Evictions need a reason
Since April 2024, HB24-1098 has generally barred residential landlords from evicting a tenant without cause, such as a nuisance or an unlawful holdover, or a qualifying no-fault reason, such as major renovations or demolition. There are exceptions, so it is worth reading if you plan to stay for several years.
When you move out
Colorado updated its security deposit law effective January 1, 2026 (HB25-1249). The key points:
- A landlord must return your deposit, or a written list of deductions, within 30 days. The lease can extend that, but to no more than 60 days.
- Either you or the landlord can ask for a walk-through before the lease ends, in person or by video.
- The law now defines “normal wear and tear” more clearly. Landlords cannot deduct for ordinary wear, but they can for an apartment left substantially dirtier than when you moved in.
- A landlord who wrongfully keeps a deposit can owe three times the amount withheld, provided the tenant gave at least 7 days’ written notice before filing.
For a remote renter, the most useful habit is simple: record a detailed, timestamped video of the apartment on move-in day.
Practical checks when you cannot visit
Confirm the building is licensed
Denver requires every landlord renting a unit for 30 days or more to hold a residential rental license. The city lets anyone check whether a property is licensed through its online permitting center, according to the City and County of Denver. Search by address under business licenses.
Protect yourself from rental scams
Fake listings target people who cannot see a place in person. A few habits help:
- Find the building’s own phone number and website rather than trusting the number in a listing. Every building in our Denver apartment index shows a leasing phone and website taken from the building or its management company.
- Never wire money or pay by gift card before you have a signed lease from a verifiable property manager.
- Ask for a live video tour, not a recorded one, and ask the agent to open a specific closet or step onto the balcony.
- Be wary of rent far below the area average. In the second quarter of 2026, average rent in Denver County was about $1,800, according to the Apartment Association of Metro Denver.
Pick the area before the apartment
If you cannot visit, deciding on a neighborhood first narrows the search to buildings you can research properly. Our neighborhood guide for people moving to Denver compares all twelve areas, and you can browse every building by neighborhood.
Frequently asked questions
How much can a landlord charge for a security deposit in Colorado?
No more than two months’ rent, under SB23-184, which took effect August 7, 2023.
How long does a Colorado landlord have to return a security deposit?
Thirty days by default. A lease can extend the deadline, but not beyond 60 days. This timeline comes from HB25-1249, which took effect January 1, 2026.
Do I have to pay an application fee for every Denver apartment I apply to?
Not always. Under HB23-1099, most Colorado landlords must accept a portable tenant screening report dated within the last 30 days, and cannot charge an application fee when you provide one.
Can Denver landlords add fees on top of the advertised rent?
Since January 1, 2026, Colorado requires advertised prices to include all mandatory fees in a total price, under HB25-1090. Fees that the renter cannot reasonably avoid must be part of that total.
This post summarizes Colorado and Denver rules as published by the Colorado General Assembly, the Colorado Division of Real Estate and the City and County of Denver, checked October 2026. It is not legal advice. For a specific dispute, contact a Colorado attorney or legal aid organization.