Colorado Landlord Repair Duties: What Renters Need to Know

Colorado renters have the right to live in safe and well-maintained homes. Landlords must follow strict rules for repairs and habitability, giving you key protections to ensure your rental is comfortable and safe. This guide explains what Colorado law requires of landlords when it comes to repairs, how renters can request maintenance, and steps you can take if your landlord fails to act.

What Repairs Are Landlords Required to Make in Colorado?

Landlords must keep rental properties in a condition that meets the state’s “warranty of habitability.” This means your home must be safe, sanitary, and fit to live in, according to Colorado Revised Statutes § 38-12-503.^[1]

• Working plumbing and heating
• Hot and cold running water
• Effective weatherproofing and no significant leaks
• Safe electrical, lighting, and ventilation systems
• Proper trash receptacles
• No conditions that are dangerous to health and safety, including mold or pest infestations
• Locks and security features on doors and windows

Local building or housing codes may require additional repairs or standards. Always check with your city or county if you’re not sure what applies to your building.

How to Request Repairs From Your Landlord

When something breaks or becomes unsafe, renters should notify their landlord right away. In Colorado, you must provide written notice to your landlord for a repair to trigger your legal rights. This can include email, text, or a physical letter, as long as it documents your request.

Official Repair Request Form

While Colorado does not require a specific statewide form, the Colorado Department of Local Affairs (DOLA) provides sample letters and guidance for repair requests.

• Name: Sample Tenant Notice of Habitability Problem
• When to Use: If you are experiencing an uninhabitable condition (like broken heat or dangerous mold), complete the sample letter and send it to your landlord as documentation.
• Where to Get It: Access the sample notice here

After receiving your notice, your landlord generally has 24-96 hours to start repairs (depending on the severity), according to state law § 38-12-505.^[1]

What If My Landlord Won’t Make Repairs?

If your landlord does not fix major issues in a reasonable time, Colorado law gives renters options:

• Withhold rent: You may be able to withhold a portion of rent until repairs are made, but you must follow state legal procedures, including written notice and (sometimes) paying rent into court.
• Repair and deduct: In some urgent situations, you can hire a professional to fix the problem and subtract the cost from rent—but only after proper written notice and waiting periods.
• File a complaint or legal action: If the landlord won’t act, you can seek help from the courts.

Tribunal Handling Renters’ Repair Disputes

In Colorado, residential landlord-tenant disputes (including habitability and repair issues) are typically handled by the local County Court. To find your county court and submission instructions, visit the Colorado Judicial Branch – County Court Directory.

Relevant Legislation: Colorado Warranty of Habitability Law

• Colorado Revised Statutes – Title 38, Article 12, Part 5 (Warranty of Habitability)

This law sets the minimum standards for rental housing and gives renters their main tools for enforcing repairs. Review the full text for further protections and obligations.

What to Do If You Need to Take Further Action

If repairs are still not made after written notice and waiting the required time, renters may file a complaint or take legal action.

• Prepare all documentation (notice, follow-up, photos, repair receipts if applicable)
• If you wish to formally start a legal case, contact your County Court and request the forms for starting a landlord-tenant case.
• Information and resources for filing are available through the Colorado Judicial Branch – Self-Help Forms.

Some repairs and emergencies may have accelerated court timelines. If you feel your health or safety is in danger, you may also contact local code enforcement or health departments for immediate inspection.

FAQ: Colorado Landlord Repair Responsibilities

1. What can I do if my landlord won’t fix the heat or plumbing?
   Send written notice and allow the legal waiting period. If the landlord still does not act, follow the ‘repair and deduct’ process under Colorado law or file a case in County Court.
2. Do I have the right to withhold rent for lack of repairs in Colorado?
   Yes, but only after providing valid written notice and meeting all procedure requirements in the law. Consult the Colorado Warranty of Habitability Act.
3. Is my landlord required to provide air conditioning?
   Unless your lease states otherwise, landlords are not generally required by law to provide or repair air conditioning, but certain cities or leases may differ.
4. How much time does my landlord have to make repairs?
   State law sets 24–96 hours for hazardous or essential repairs. Less urgent maintenance may have a longer timeframe—check your lease, local codes, and state law.
5. Where can I get a repair request form or sample notice?
   Visit the Department of Local Affairs landlord-tenant page for official sample repair notice letters.

Conclusion: Key Takeaways for Colorado Renters

• Landlords in Colorado must maintain safe and habitable rentals, including working heat, plumbing, and security features.
• Always provide written notice and keep documentation of repair requests.
• If your landlord won’t act, state law gives you options—repair and deduct, withhold rent (with precautions), or take your case to County Court.

Protect your right to a safe home by using the resources and steps explained above.

Need Help? Resources for Renters

• Colorado Department of Local Affairs – Landlord-Tenant Resources: Sample forms, repair laws, and rights.
• Colorado Judicial Branch – Self-Help Forms: Legal action, small claims, and complaint forms.
• Colorado Legal Services: Free legal help for qualifying renters.
• County Court Directory: Find your local court for landlord-tenant disputes.
• If your health or safety is at risk, contact your local health department or city code enforcement office immediately.

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1. [1] Colorado Revised Statutes Title 38, Article 12, Part 5 (2023), Warranty of Habitability; Colorado Department of Local Affairs Landlord-Tenant Information

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