Reference: the security deposit rule in each state and covered city. To settle a deposit, use the free Deposit settlement tool.
Reference
Security deposit rules in Colorado
Colorado: return the deposit within 30 calendar days of the later of move-out and the end of the tenancy. 60 calendar days after the later of move-out and the end of the tenancy if lease specifies longer (Lease may specify a longer period, not to exceed 60 days). 1 month after the later of move-out and the end of the tenancy if The tenancy ended before 2026-01-01 (the pre-HB25-1249 rule) (Before 2026-01-01 the statute said 'one month' (the lease could extend it to 60 days) and the treble penalty needed willful retention). Tenant vacating for an unrepaired gas hazard under 38-12-104: deposit due within 72 hours (modelled as 3 days) (Saturday, Sunday, holiday rule); failure = twice the deposit plus attorney fees. Interest: no. Penalty if the refund or statement is late: 3x the amount withheld. (Colo. Rev. Stat. 38-12-103)
The rule in plain words
- Return by: 30 calendar days after the later of move-out and the end of the tenancy.
- Deductions allowed: unpaid rent, unpaid utilities, other lease obligations, damage beyond wear, cleaning to move in condition. Normal wear and tear never. Depreciation: required.
- Interest: No.
- Penalty: 3x the amount withheld if the refund or statement is late.
- Deposit cap: none in the statute.
The rule text
A landlord shall, within thirty days after the termination of a lease or surrender of a premises, whichever occurs last, return to the tenant the full security deposit deposited with the landlord by the tenant, unless the lease agreement specifies a longer period of time, but not to exceed sixty days.
Colo. Rev. Stat. 38-12-103(1)(a) (as amended by HB25-1249, effective 2026-01-01). Source: HB25-1249 Tenant Security Deposit Protections (enrolled act), read 2026-10-09.
Research notes (2)
How we sourced this rule: where the text was read and what we could not check.
- Quote reconstructed from the enrolled HB25-1249 text by applying its insertions (capitals) and deletions (strikethrough); the Lexis-hosted official CRS was not fetched. FindLaw's 2025 text shows the pre-2026 wording ('one month', 'willful' retention).
- HB25-1249 applies to conduct on or after 2026-01-01 and was subject to referendum petition; no petition was found (not searched).
Worked example
A $2,000.00 deposit; the tenant moved in on June 1, 2023 and out on September 30, 2026. Intended deductions: $300.00 unpaid rent, $150.00 cleaning and a $1,200.00 carpet that was 5 years old.
- Return by
- October 30, 2026
30 calendar days after the later of move-out and the end of the tenancy.
- Allowed deductions
- $1,650.00
Of $1,650.00 claimed.
- Refund due
- $350.00
Interest $0.00.
The draft statement for this example
DRAFT ITEMIZED STATEMENT OF SECURITY DEPOSIT
Rule: Colo. Rev. Stat. 38-12-103 (Colorado)
Move-out date: September 30, 2026
Security deposit held $2,000.00
Deduction: Unpaid rent -$300.00
Deduction: Cleaning -$150.00
Deduction: Carpet -$1,200.00
Prorated by the step table (carpet:CO): 5.00 years old, 100.00% of $1,200.00 chargeable (the full cost: within the table's first band).
Total deductions -$1,650.00
Refund due to tenant $350.00
Return by October 30, 2026
Notes:
- Itemized under Colo. Rev. Stat. 38-12-103.
Computes and cites the published rule; it is not legal advice. You sign the statement: check the statute, your lease and any local ordinance first. Read the disclaimer.