Colorado Tenant Water Bill Disputes: Rights & Solutions

If you're renting in Colorado and suddenly face an unexpected or unusually high water bill, you may feel overwhelmed or frustrated. Water bill disputes between tenants and landlords are not uncommon. Understanding your rights as a Colorado renter, when and how you might challenge a bill, and what steps to take can make the difference between a fair outcome and ongoing stress. This guide explains the rules, official processes, and resources to help you resolve water bill issues in Colorado.

When Can a Renter Be Charged for Water in Colorado?

Whether you are responsible for water charges depends on your lease agreement. In Colorado, landlords are generally allowed to pass utility costs, including water, to tenants if specified in the lease. Some key points to remember:

• The rental agreement or lease should state whether the tenant or landlord is responsible for the water bill.
• If utilities, including water, are submetered (each unit has its own water meter) or allocated (divided among multiple tenants), the method of calculation must be disclosed in writing.
• If water charges aren’t mentioned in your lease, the landlord is typically responsible.

Common Water Bill Disputes in Colorado Rentals

Some of the most common disputes between landlords and tenants over water bills include:

• Bills that are much higher than normal, especially in multi-unit buildings
• Bills for leaks or plumbing problems not caused by tenant negligence
• Disputes about how water use is measured or shared among units
• Charged for services not actually used

Review Your Lease and Billing Statement

Before taking any action, carefully read your lease agreement and recent water bills. Check:

• Who is named as responsible for water utility payments
• If the method of calculation (submetered or ratio/allocation billing) matches what’s happening in practice
• If there are unexplained charges or sudden increases

If you suspect an error or unfair billing, you have several options to address the issue as a Colorado renter.

How to Dispute a Water Bill in Colorado

The following steps can help you resolve a water bill issue with your landlord:

• Communicate in writing. Start by contacting your landlord or property manager with a clear, polite written request for clarification or correction.
• Ask for documentation. Request a copy of the water bill, meter reading, or explanation of how your share was calculated.
• Check for leaks or errors. If the bill is unusually high, ask if there have been any leaks, and document the state of your plumbing fixtures.
• Maintain all correspondence. Keep records of requests, responses, and any evidence (such as photos or invoices).

Filing a Complaint or Seeking Help

If informal attempts don’t resolve the problem, you can:

• Contact the Colorado Department of Local Affairs (DOLA) Division of Housing, which offers information and a basic Dispute Resolution service for landlord-tenant matters.
• In cities like Denver, use the Denver Department of Housing Stability Complaint Process.
• Consider small claims court for financial disputes. Colorado courts provide official forms and information for small claims actions if other methods fail.

Official Forms For Water Bill Disputes

• JDF 248 Small Claims Complaint Form: If you seek financial damages due to improper water billing and cannot resolve it informally, you can file a claim in small claims court using this form.
  When and how used: After attempting to resolve the dispute directly with your landlord and, optionally, through mediation, you complete and submit this form at your local county court. For example, if your landlord refuses to adjust an erroneous $300 water bill, you may use this form to seek reimbursement.
  Download the JDF 248 Small Claims Complaint Form (PDF)
• DOLA Dispute Resolution Contact Form: For non-legal resolution, you may submit a summary of your issue via the DOLA information portal.
  Access the DOLA Landlord-Tenant Dispute Contact Portal

Colorado’s Official Tribunal for Tenancy Matters

In Colorado, landlord-tenant cases (including utility disputes) are generally handled through the Colorado County Courts. There is no separate landlord-tenant tribunal, but both small claims and general civil courts hear residential tenancy claims.

Relevant Colorado Laws and Protections

Water billing and utility rights for tenants are governed mainly by the Colorado Revised Statutes, Title 38, Article 12 (Colorado Residential Landlord and Tenant Act), notably sections addressing landlord and tenant obligations[1].

1. Who pays the water bill if it is not mentioned in my lease?
   Typically, if your lease is silent about water charges, the landlord is responsible for paying the bill unless otherwise agreed.
2. What if my bill is unusually high or I suspect a leak?
   Notify your landlord in writing. If the issue is a leak or plumbing failure not caused by you, the landlord is generally responsible for repairs and possibly excess charges.
3. Can my landlord charge me for shared water use?
   Yes, if your lease states so and explains how charges are calculated; however, the method and basis of cost-sharing must be provided in writing.
4. Is there an official tenant tribunal in Colorado?
   No, disputes are handled by county courts or small claims court. Official information is on the Colorado Judicial Branch website.
5. What should I do if my landlord will not address a water bill dispute?
   Document your communications, seek help from DOLA or a local housing resource, and consider small claims court if necessary.

Need Help? Resources for Renters

• Colorado Department of Local Affairs (DOLA) Landlord-Tenant Resources
• Small Claims Court Forms and Instructions
• Colorado Housing Connects (Renters' Helpline)
• Denver Department of Housing Stability Complaint Process

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1. Colorado Revised Statutes, Title 38, Article 12 (Residential Landlord and Tenant Act)
2. DOLA Landlord-Tenant Rights
3. JDF 248 - Small Claims Complaint Form

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