Real Estate

What Colorado Landlords Need to Know About the New Deceptive Pricing Law

Colorado’s new Deceptive Pricing Law, House Bill 25-1090, takes effect on January 1, 2026. The law alters how landlords and property managers must advertise, charge, and communicate rent and fees. It is part of a statewide effort to remove hidden or unfair charges so tenants are aware of the true cost of housing before signing a lease.

For landlords, this law brings new compliance responsibilities and hefty financial penalties for errors. The time to get ready is now.

Understanding the Total Price Requirement

The law requires that every rental listing or advertisement display the total price of the dwelling unit. That total must include all mandatory fees and charges, excluding actual utility costs billed directly by the utility provider and government taxes or charges.

If rent is $1,500, plus a $25 trash fee and a $10 technology fee, the advertisement must display a total monthly price of $1,535. The individual charges can still appear within the lease, but the first amount a tenant sees must reflect the full amount due each month.

This requirement also applies to online listings. The total price must be clear and easy to see without clicking, scrolling, or expanding extra text.

Fees That Are No Longer Allowed

The new law specifically restricts or bans many common landlord and property management fees. These limitations are outlined in C.R.S. § 6-1-737(4) and § 38-12-801(3)(a)(VI).

Landlords and their agents may not

Add any markup on utilities beyond two percent or ten dollars per month, whichever is less.
Charge tenants for property taxes or administrative surcharges.
Add processing or convenience fees for rent payments unless a cost-free option such as check or ACH is available.
Impose maintenance, amenity, or common-area fees that are not directly tied to tenant-requested services.
Charge for goods or services that were never actually provided.
Increase non-rent fees by more than two percent during a one-year lease term.

If a charge does not reflect a real, direct cost, it is likely prohibited.

Clear and Conspicuous Disclosure Duties

The law mandates that all pricing details and disclosures be displayed clearly and prominently.

That means

Plain language that is easy to understand.
Text large enough to read without searching for it.
No contradictions between different parts of an advertisement or lease.
All languages used in the listing must include the same disclosure.

Landlords advertising in both English and Spanish must ensure that fee information is provided in both languages.

For digital listings, disclosures must be easily visible without additional clicks or hidden links.

Practical tip: Develop a standard disclosure paragraph for each property you manage and include it in every listing template. Consistency helps minimize errors.

Penalties and Remedies

A violation of this law is considered a deceptive trade practice under the Colorado Consumer Protection Act. The penalties are severe.

Tenants may demand repayment of any unlawful fees or charges.
If not refunded within fourteen days, the landlord owes the amount plus eighteen percent annual interest, compounded each year.
The Attorney General may enforce violations and issue civil penalties.
Tenants may file private lawsuits and recover damages and attorney fees.

There is no warning or grace period before filing suit. A single complaint can turn into a legal claim.

Example: A $25 monthly “community” fee charged to twenty tenants for one year could lead to $6,000 in refunds, interest, and additional attorney fees.

Compliance Checklist for Landlords and Property Managers

Action Step	Description
Review all leases and addenda	Identify each recurring fee and confirm that it is lawful under the new limits.
Audit marketing materials and listings	Ensure each listing shows one clear total price that includes all mandatory charges.
Revise billing and payment systems	Program software to display the total price and provide a cost-free payment option.
Update property management agreements	Make sure both owners and management companies share compliance duties and liability.
Train staff	Educate leasing agents and accounting staff on permissible fees and disclosure rules.
Create consistent disclosures	Add a standard fee disclosure statement to all templates.
Document compliance	Keep copies of updated leases, listings, and internal policies as evidence of good-faith compliance.

Preparing Before January 2026

The law takes effect on January 1, 2026. Every landlord and property manager should start reviewing leases and advertising now. The goal is to adjust fee structures, tidy up listings, and establish a compliance record before tenants begin raising concerns.

Miller & Steiert can help you with

Lease and addendum reviews
Rental listing and advertising audits
Property management agreement updates
Training for leasing and accounting staff

Our attorneys work closely with landlords and property managers across Colorado to identify risks early and protect long-term relationships with tenants.

The Key Takeaway

Colorado’s Deceptive Pricing Law aims to promote transparency in the rental market. For landlords, it’s not just about following rules, but also about building trust. Clear, honest pricing fosters better tenant relationships and helps prevent disputes before they occur.