Deposit return deadline · Colorado
Colorado: return the deposit within 30 days
In Colorado, a landlord must return a tenant's security deposit — or account for what's being kept — within 30 days after the lease ends or the tenant surrenders the unit, whichever is later — a lease can extend that, but never past 60 days (as amended by HB25-1249, effective January 1, 2026; the older text said "one month"). The rule is C.R.S. § 38-12-103.
Deducting? The paperwork rules
A written statement listing the exact reason for every deduction, sent with payment of whatever is left. Since 2026 the tenant can demand the receipts, invoices, or estimates behind each deduction and you have 14 days to produce them. Nothing may be kept for normal wear and tear or for damage that existed before the tenancy.
The clean way to do this is a written letter with the deduction list and the ledger behind it — the deposit return letter template produces one, and a current rent ledger is the difference between documenting and reconstructing.
What missing the deadline costs
Willful retention of any part of the deposit costs you treble the amount wrongfully withheld plus the tenant's attorney fees and court costs — and in court the landlord carries the burden of proving the withholding was proper. The tenant must give seven days' written notice before filing.
Two 2026 rules most summaries haven't caught up to: the deposit is capped at one month's rent (C.R.S. § 38-12-102.5), and a tenant may pay it in up to six substantially equal monthly installments — and cannot be evicted for missing one.
Never discover this deadline late
The return clock starts the day the tenancy ends — which means it's knowable weeks in advance. A free RentChime account tracks your lease dates and emails you before deadlines like this one arrive.
Not legal advice. This is a summary for general information, not legal advice. The statute linked above is the authority; cities can add stricter rules, and laws change. If a deposit is disputed, talk to a local attorney.
Common questions
When does the 30-day clock start?
Generally when the tenancy ends and the tenant has moved out. The statute linked above defines the trigger precisely.
Can I deduct for normal wear and tear?
No state allows deductions for ordinary wear and tear — deductions are for damage beyond it, unpaid rent, and other charges the lease and statute allow, itemized in writing.
What if I miss the deadline in good faith?
Penalties generally attach to bad-faith withholding, but missing the deadline can forfeit your right to keep any of the deposit even without bad faith. The safe play is the letter, itemized, on time.