Colorado Renters: When to Call for Emergency Repairs

If you’re renting in Colorado and something critical in your home stops working—like heat in winter or a burst water pipe—you need fast answers. Understanding your rights and options for emergency repairs can help you stay safe and avoid liability. This article explains what counts as an emergency repair, when you can hire a professional yourself, and how to protect yourself under Colorado law.

What Qualifies as an Emergency Repair in Colorado?

Colorado law requires landlords to keep rental properties in a safe and habitable condition. Emergencies are typically repairs that, if not dealt with immediately, could:

• Make the home unsafe or uninhabitable (e.g., no heat in winter, flooding, gas leaks)
• Create significant property damage
• Risk residents' health or safety

Examples include:

• No running water or severe plumbing leaks
• Broken heating system during cold weather
• Serious electrical outages
• Sewage backups

For a full definition and your rights, see the Colorado Warranty of Habitability Statute.^[1]

Steps to Take Before Calling a Professional Yourself

Generally, you must notify your landlord and give them a reasonable chance to fix the problem, unless there’s an urgent threat to your safety or property.

• Notify your landlord in writing (like a dated email or certified mail) describing the problem and that you consider it an emergency.
• Keep copies of all communication.
• If the issue makes your home uninhabitable and the landlord doesn’t respond promptly, you may be allowed to arrange repairs or leave the property temporarily.

When Can You Arrange Emergency Repairs Yourself?

Colorado law allows tenants to “repair and deduct” if the issue qualifies as a habitability emergency. You must:

• Give written notice to your landlord (usually giving them at least 24 hours to respond for emergencies)
• If the landlord does not make repairs, you may hire a qualified professional to fix the issue
• Provide your landlord with a paid invoice and deduct the cost from your next rent

For more on this process, review Colorado Revised Statutes § 38-12-503 and § 38-12-507, which outline your rights and landlord obligations regarding habitability.^[2]

Required Forms and How to Use Them

• Notice of Habitability Defect (No official state form, but a written notice is required)
  • When to use: Use whenever you need to inform your landlord in writing of a serious habitability problem, especially before taking action yourself.
  • How to use: Clearly describe the problem, date it, and send it by a trackable method. Include a statement that you consider the issue to be a “habitability emergency.”
  • Reference source: Colorado Department of Local Affairs: Tenant Rights

Who Handles Rental Complaints and Disputes in Colorado?

Major disputes between tenants and landlords are handled by your local Colorado County Court, which handles residential tenancy cases.^[3]

What to Do if Emergency Repairs Aren’t Addressed

If your landlord fails to respond after you’ve followed the correct steps, you can:

• Contact local code enforcement or your health department to report unsafe living conditions
• File a claim in County Court if your landlord withholds deposit or retaliates
• Withhold rent (in some cases) or terminate your lease (if legally sufficient), but seek legal guidance first

See the Official Colorado Tenant Rights page for guidance on these steps.

FAQ: Emergency Repair Rights for Colorado Renters

1. What qualifies as an emergency repair in Colorado?
   Issues that threaten your health, safety, or make the home uninhabitable—such as gas leaks, no heat in winter, major water leaks, or backed-up sewage.
2. Do I have to pay for emergency repairs myself?
   If the landlord fails to act after proper notice, you may pay for repairs and deduct the cost, but you must follow the “repair and deduct” steps in Colorado law.
3. How should I notify my landlord for emergency repairs?
   Send a written notice (email, letter, or text) describing the emergency and keep proof of delivery for your records.
4. Can my landlord retaliate if I request emergency repairs?
   No, Colorado law prohibits retaliation for exercising legal rights regarding habitability issues.
5. Who do I contact if my home is unsafe and the landlord won’t respond?
   Contact local code enforcement, your health department, or the Colorado Department of Local Affairs for assistance.

Key Takeaways for Renters

• Emergency repairs cover health and safety risks like loss of heat, water, or severe leaks.
• Always notify your landlord in writing before arranging repairs.
• Follow Colorado’s "repair and deduct" process to protect your rights and finances.

Need Help? Resources for Renters

• Colorado Department of Local Affairs: Tenants & Landlords — Official guidance and tenant rights resources
• Colorado County Courts — For filing rental complaints and tenant-landlord disputes
• Colorado Rental Assistance Programs — Support resources including help with repairs and habitability concerns
• Contact Colorado Department of Local Affairs

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1. See: Colorado Warranty of Habitability Statute (SB21-173).
2. Refer to: Colorado Revised Statutes Title 38, Article 12: Tenants and Landlords (§ 38-12-503, § 38-12-507).
3. Residential disputes: Colorado County Courts – Residential Tenancy Cases

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