Rental Property Rules in Denver, CO: What Residents Actually Need to Know

If you live in Denver or are thinking about moving there, rental property rules are one of those things you probably won't think about until they affect you directly. Denver has 9 specific rules on the books covering different aspects of rental property rules, and some of them might surprise you.

Security Deposit Rules

Colorado C.R.S. §38-12-103 caps security-deposit return time at one month (or up to 60 days if the lease specifies) and requires an itemized statement of any deductions. Willful retention triggers treble damages plus attorney fees.

Key details: Return deadline: 30 days (60 if lease). Max deposit: Two months' rent. Penalty: Treble damages. Statute: C.R.S. §38-12-103.

Willful failure to return deposit on time or provide itemized deductions exposes landlords to triple the wrongful amount, court costs, attorney fees, and small-claims judgments.

Relocation Assistance

Colorado HB21-1117 lets local governments require relocation assistance for tenants displaced by no-fault reasons. Denver has no city-specific relocation ordinance, so only state mobile-home park and demolition rules apply directly to renters.

Key details: State law: C.R.S. §38-12-217. Mobile-home payout: Up to $7,000. Denver ord.: None citywide. Help agency: Denver HOST.

Mobile-home park closures without paying statutory relocation assistance can trigger Division of Housing enforcement, civil penalties, and tenant lawsuits for actual damages plus attorney fees.

No-Fault Evictions

Colorado HB23-1098 (Cause to Evict) bars most no-fault, non-renewal terminations of residential leases. Denver landlords must cite an enumerated lawful reason, such as owner move-in, substantial rehab, or sale, and meet statutory notice and relocation rules.

Key details: Statute: C.R.S. §38-12-1303. Effective: April 19, 2024. Owner move-in notice: 90 days. Small-landlord exempt: ≤5 units.

Filing or pursuing a no-fault eviction without a statutory ground is an affirmative defense in court and exposes landlords to actual damages, statutory penalties, attorney fees, and possible Colorado Civil Rights Division complaints.

This is not one of those rules that cities tend to ignore. Denver actively enforces its no-fault evictions requirements.

Tenant Anti-Harassment

Denver has no dedicated tenant-anti-harassment ordinance, but Colorado's warranty of habitability (C.R.S. §38-12-503) and retaliation ban (§38-12-509) protect tenants from utility shutoffs, lockouts, and intimidation aimed at forcing them to leave their unit.

Key details: Statute: C.R.S. §38-12-510. Statutory damages: Up to 3 months' rent. Denver-specific ord.: None. Help line: Colorado Legal Services.

Landlord harassment, illegal lockouts, or utility shutoffs trigger civil suits with statutory damages of up to three months' rent, attorney fees, and possible criminal charges for unlawful self-help eviction.

Source-of-Income Discrimination

Denver's Anti-Discrimination Ordinance (DRMC §28) and Colorado HB20-1332 prohibit landlords from refusing tenants because they pay rent with Section 8 vouchers, Social Security, child support, or other lawful income sources.

Key details: City code: DRMC Ch. 28. State statute: C.R.S. §24-34-502. Penalty (3rd offense): Up to $50,000. Agency: Anti-Discrimination Office.

Refusing vouchers, advertising 'no Section 8,' or applying stricter screening to voucher holders triggers Colorado Civil Rights Division investigation, civil penalties up to $50,000, and damages to the rejected applicant.

This is not one of those rules that cities tend to ignore. Denver actively enforces its source-of-income discrimination requirements.

Section 8 Voucher Acceptance

Denver Housing Authority (DHA) administers Section 8 Housing Choice Vouchers under HUD rules. Denver landlords cannot refuse vouchers under DRMC §28 and Colorado HB20-1332's source-of-income protections.

Key details: Administrator: Denver Housing Authority. Tenant share: About 30% of income. Inspection: HUD HQS, annual. Refusal: Illegal in Denver.

Landlords who refuse vouchers, demand extra fees, or fail HQS inspections risk losing the contract, owing damages under Denver and state anti-discrimination law, and being barred from the voucher program.

Rent Control

Denver does not have rent control or rent stabilization ordinances. Colorado state law (C.R.S. §38-12-301) preempts local rent control, prohibiting municipalities from enacting ordinances that control rents on private residential property. Landlords may set and raise rents without government-imposed limits.

Key details: Rent Control: None — preempted by state law. State Preemption: C.R.S. §38-12-301. Notice for Increase: 21 days (month-to-month). Large Increase Notice: 91 days for increases over 7.5%. Affordable Housing: Addressed through housing programs, not rent control.

Not applicable. No rent control ordinance exists in Denver. Landlords who fail to provide required notice before rent increases may face tenant remedies under the Colorado Residential Tenancy Act. Retaliatory rent increases after a tenant exercises legal rights are prohibited under C.R.S. §38-12-509.

Denver is more permissive than most cities when it comes to rent control. That said, there are still limits.

Just Cause Eviction

Denver does not have a just-cause eviction ordinance. Colorado landlords may terminate month-to-month tenancies without stating a reason by providing proper notice under the Colorado Residential Tenancy Act. However, retaliatory and discriminatory evictions are prohibited under state and federal law.

Key details: Just-Cause Eviction: No ordinance in Denver. No-Cause Notice: 21 days for month-to-month. Retaliation Protection: C.R.S. §38-12-509. Self-Help Eviction: Prohibited under C.R.S. §38-12-510. Court Process: Denver County Court.

Not applicable as there is no just-cause eviction ordinance. Landlords who attempt unlawful self-help evictions (changing locks, shutting off utilities, removing possessions) face penalties under C.R.S. §38-12-510. Retaliatory evictions are a defense in eviction proceedings. Tenants may counterclaim for damages in unlawful eviction cases.

The rules around just cause eviction in Denver lean permissive, but that does not mean anything goes.

Rental Registration

Denver requires all rental properties to be licensed under the Denver Rental Licensing Ordinance (DRMC Chapter 27, Article XIII). All residential rental properties must obtain a rental license from Denver Community Planning and Development. The program was phased in starting in 2023 and applies to all rental dwelling units citywide.

Key details: Governing Code: DRMC Chapter 27, Article XIII. Requirement: All residential rental units must be licensed. Inspection: Required within first licensing cycle. Fee: Per unit licensing fee. Penalty: Up to $999/unit/day for unlicensed operation.

Operating a rental unit without a valid license violates DRMC Chapter 27, Article XIII. Penalties include fines of up to $999 per unit per day. The city may issue cease-and-desist orders for unlicensed rental operations. Failed inspections require corrections within a specified timeframe. Properties that repeatedly fail inspections or operate without licenses face escalated enforcement including potential receivership.

This is not one of those rules that cities tend to ignore. Denver actively enforces its rental registration requirements.

The Bottom Line

Denver is tougher than many cities when it comes to rental property rules. Out of the 9 rules covered here, 3 are rated strict. If you are a homeowner, renter, or business owner in Denver, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

These rules come from Denver's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.