Is Source of Income Discrimination Illegal for Colorado Renters?

Finding a rental home in Colorado can be challenging, especially if you rely on non-traditional sources like housing vouchers, child support, or disability payments to pay rent. Many renters ask if a landlord can turn you away because of where your income comes from. This article looks at Colorado's protections against source of income discrimination, and explains what to do if you face it.

What Is Source of Income Discrimination?

Source of income discrimination happens when a landlord refuses to rent to someone or treats them unfairly because of how they pay rent. This could be based on:

• Section 8 / Housing Choice Vouchers
• Disability payments (SSI/SSDI)
• Social Security or other government benefits
• Alimony or child support
• Veterans' benefits
• Any other lawful and verifiable income

Landlords sometimes reject applicants who plan to use these forms of income—or add extra requirements—simply because of the income's source rather than its amount.

Is Source of Income Discrimination Banned in Colorado?

Yes. As of 2021, Colorado law protects renters from discrimination based on source of income. Landlords cannot reject applicants, charge higher deposits or rents, or otherwise treat you unfairly solely because you use a housing voucher or other legal sources of income to pay rent.^[1]

This became law through the Colorado House Bill 20-1332 and is enforced under the Colorado Anti-Discrimination Act (CADA).

Who Is Protected?

These protections apply to most renters looking for housing in Colorado, whether you're renewing a lease or applying for a new place. There are some exceptions:

• Owner-occupied buildings with four units or fewer (landlord lives onsite and rents out the other units)
• Some religious organizations or housing for specific populations

If you’re unsure whether your situation is covered, check with the state agency listed below.

Recognizing Source of Income Discrimination

Some examples of illegal discrimination include:

• Refusing to consider your application because you plan to use a Section 8 voucher
• Advertising “No Section 8” or “No vouchers”
• Adding extra paperwork, deposits, or conditions only for renters with vouchers
• Delaying or refusing reasonable paperwork for your program

Your Rights Under Colorado Law

Colorado’s Department of Regulatory Agencies Civil Rights Division (DORA/CRD) investigates housing discrimination complaints. Under these laws, landlords must:

• Treat all sources of lawful income equally for rent qualification
• Process forms or paperwork for Housing Choice Vouchers promptly
• Not use discriminatory language in ads or screening criteria

Your right to be protected is laid out in the Colorado Anti-Discrimination Act.

How to File a Discrimination Complaint in Colorado

If you experience possible source of income discrimination, you can file a complaint with Colorado’s Civil Rights Division (DORA/CRD). Here’s how:

• Download the Housing Discrimination Complaint Form from Colorado Civil Rights Division Housing Discrimination page.
  Form: Housing Discrimination Complaint Form
• Fill out the form, describing the incident and any proof (emails, policies, ads)
• Submit it by mail, email, or in person (contact details on the form and site)

Once submitted, DORA/CRD will review your complaint, investigate, and may offer mediation or other remedies.

Which Tribunal Handles Rental Discrimination in Colorado?

Complaints are handled by the Colorado Civil Rights Division (DORA/CRD). They are the official body for residential tenancy discrimination cases in Colorado.

What Forms Do Renters Use?

• Housing Discrimination Complaint Form:
  Use this if you believe a landlord has discriminated against you due to your source of income. Example: You’re denied a lease after mentioning your Section 8 voucher.
  Download the Housing Discrimination Complaint Form (PDF)

Submit this form as soon as possible after the incident for the best chance at a timely investigation.

FAQ: Source of Income and Renter Rights in Colorado

1. Can my landlord refuse to rent to me because I have a Section 8 voucher?
   No. In Colorado, landlords cannot reject your rental application solely because you use a voucher or other legal income source.
2. Is it legal for a landlord to advertise “No Section 8”?
   No. Landlords cannot use ads that exclude renters by source of income, including “No Section 8” or similar language.
3. Are any landlords exempt from source of income discrimination rules?
   Some small owner-occupied buildings with four or fewer units and specific exempt institutions may not be covered.
4. What can I do if my application is denied for using Social Security as income?
   You may file a complaint with Colorado’s Civil Rights Division, using the official Housing Discrimination Complaint Form.
5. Does the law require landlords to accept all tenants, regardless of income amount?
   No. Landlords can set reasonable income requirements, but must evaluate all lawful sources of income fairly and equally.

Conclusion: Key Takeaways

• Colorado law bans source of income discrimination in most rental housing as of 2021
• If you face discrimination, you can file a complaint with the state Civil Rights Division using their official form
• Retain evidence, use official channels, and act quickly for the best chance at resolution

Understanding your rights can help you secure stable housing and protect yourself from unfair practices.

Need Help? Resources for Renters

• Colorado Civil Rights Division (DORA/CRD)
  The state agency to file discrimination complaints: 303-894-2997 | dora_CCRD@state.co.us
• Colorado Department of Local Affairs: Landlord-Tenant Resources
  FAQs, guides, and contact details for tenant issues
• Colorado Anti-Discrimination Act: Full text of the relevant law
• Housing Discrimination Complaint Form (PDF)

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1. HB20-1332: Colorado Law on Source of Income Discrimination
2. Colorado Anti-Discrimination Act (CADA)
3. DORA/CRD Housing Discrimination Information

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