Landlord Rules on Shutting Off Electricity for Non-Payment in Colorado

If you’re renting in Colorado and having trouble paying for utilities like electricity, it’s natural to wonder what your landlord can and cannot do. Understanding the laws will help protect your rights—and ensure you have safe and reliable power in your home. This guide explains when and how a landlord can shut off your electricity for non-payment under Colorado law, what protections you have, and where to get help if you need it.

Renter Rights & Utility Shut-Offs Under Colorado Law

In Colorado, landlords generally cannot legally turn off a renter’s essential utilities—like electricity—even if you are behind on rent or utility payments. This is often called a self-help eviction or utility shut-off, and it is mostly prohibited under the Colorado Revised Statutes, Title 38, Article 12: Tenants and Landlords ^[1]. These laws are in place to ensure your health and safety in your rental unit.

Exceptions: When a Utility Shut-Off May Happen

• Direct accounts: If you pay your utility bills directly to the electric company (not included in your rent), your landlord cannot shut off utilities—only the utility company can, following proper notice and state rules.
• Utilities included in rent: If your rent covers electricity and your landlord controls the account, the landlord must keep services on unless you both agree in writing to turn utilities off (such as during major repairs).
• Non-payment by landlord: If the landlord fails to pay a utility bill that they are responsible for and service is shut off, this may violate your rights. You may have the right to deduct costs or withhold rent after proper notification.

If your electricity is shut off incorrectly, you may be entitled to damages, restoration of services, or even a court order requiring them to restore the utility.

Legal Protections Against Illegal Utility Shut-Offs

The Colorado Revised Statutes, Section 38-12-510 protect renters from illegal actions by a landlord, such as changing locks or willfully shutting off utilities. Landlords must always use legal court processes for non-payment or eviction—not self-help.

Official Forms & Filing a Complaint

If your landlord has improperly shut off electricity, you can take action using official forms and Colorado’s legal process:

• Complaint for Relief Under C.R.S. 38-12-510 (Colorado State Courts Form JDF 1322): This form lets you ask the court for an order requiring your landlord to restore utilities. For example, if your power is cut without a court order, fill out this form and file it at your local county court. Download JDF 1322: Complaint for Relief Under C.R.S. 38-12-510.
• Summons for Unlawful Exclusion (JDF 99): Used together with JDF 1322 when bringing the case before the court. The court clerk will issue this once your case is filed. Summons for Unlawful Exclusion (JDF 99).

When your electricity is turned off unfairly, these forms can help you get a judge to intervene quickly.

What Tribunal Handles Rental Disputes?

Rental disputes in Colorado—such as illegal utility shut-offs—are handled by your local County Court. You do not need a lawyer to file a simple complaint about utility shut-off, and court clerks can guide you on where to submit your paperwork.

Steps to Take If Your Electricity Is Shut Off by Your Landlord

Here’s a summary of what to do if your landlord improperly disconnects your electricity in Colorado:

• Contact your landlord in writing to request immediate restoration of electricity.
• If they refuse, gather records (photos, bills, leases) showing the need for utilities and who is responsible to pay.
• Fill out JDF 1322 (and JDF 99 if required) and file it at your local County Court.
• Request emergency relief (an immediate court order) to get your power restored.

Frequently Asked Questions

1. Can my landlord legally turn off my electricity for late rent in Colorado?
   No. In Colorado, landlords cannot shut off your electricity as punishment for late rent under state law. Only the utility company may disconnect power, after following official notice procedures.
2. What if my lease says I have to pay utilities and I don’t?
   If you are responsible for utilities and fall behind, the utility company—not your landlord—will handle shut-off notices and procedures. Your landlord cannot cut the service themselves.
3. How do I report an illegal utility shut-off?
   File a complaint with your local County Court using Form JDF 1322 (Complaint for Relief Under C.R.S. 38-12-510). The court can order your landlord to restore power.
4. Is the utility company allowed to disconnect service in winter?
   Colorado law limits when utility companies can disconnect residential service in extreme weather. Contact your utility provider or the Colorado Public Utilities Commission for seasonal rules.
5. Can I withhold rent if my landlord doesn’t pay the electric bill?
   You may have the right to withhold a portion of rent or pay the bill yourself if your landlord violates the lease by not paying utilities, but you must follow official notice and deduction procedures outlined in the statutes.

Key Takeaways for Colorado Renters

• Your landlord cannot legally turn off electricity for non-payment—only the utility company can, and only after proper notice.
• If you face an illegal shut-off, use official Colorado court forms to seek fast court help.
• State law protects your right to safe and habitable housing with electricity and other essential utilities.

Need Help? Resources for Renters

• Colorado County Courts directory – Where to file utility shut-off complaints
• Colorado Revised Statutes, Title 38, Article 12: Landlord-Tenant Law
• Colorado Public Utilities Commission – Utility shut-off rules and protections
• Colorado Department of Local Affairs – Rental and utility assistance

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1. Colorado Revised Statutes, Title 38, Article 12
2. Colorado State Courts: Complaint for Relief Under C.R.S. 38-12-510 (Form JDF 1322)
3. Summons for Unlawful Exclusion (JDF 99)
4. Colorado Public Utilities Commission Consumer Page
5. Colorado Department of Local Affairs Rental Assistance

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