If you own or manage rental homes in Colorado, big changes are coming your way in 2026. Starting January 1, a new law will change how landlords advertise rent and disclose fees. The goal is simple: make rental prices more transparent and stop “junk fees” that frustrate renters.
This law comes from House Bill 25-1090, also called the Protections Against Deceptive Pricing Practices Act. It was passed in 2025 and gives tenants a clearer look at what they’ll really pay each month.
Keep reading to learn what this new law means for landlords and how to stay compliant before it takes effect.
What’s Changing
Under the new rule, every rental listing must show one total price up front. That means no separate add-ons hidden in fine print. The total price includes all mandatory charges, such as admin fees or service fees that tenants cannot avoid. The only exception is utilities billed directly by a third party, like gas or internet.
If you show any other numbers, the total price has to stand out the most. It should be what renters see first when they look at your ad.
Fees That Are No Longer Allowed
The law also bans or limits certain charges that used to be common. Here are a few examples:
- Passing property taxes to tenants
- Charging for general maintenance or pest control
- Adding late fees to non-rent charges
- Adding payment processing fees when a free option exists
Landlords can still recover costs for third-party services, but only with full disclosure and small limits. You can’t add more than 2 percent or $10 per month to those charges, whichever is lower.
Fees in a one-year lease also can’t rise more than 2 percent.
What Happens if You Don’t Follow the Law
If a tenant believes you violated the disclosure rule, they can send a written demand for a refund or correction. You’ll have 14 days to fix the issue. After that, tenants can seek damages, interest, and even take legal action under Colorado’s Consumer Protection Act.
How to Prepare Before 2026
The best time to get ready for the new rules is now. A few smart steps can make the transition smooth and help you avoid fines later.
Here’s how to prepare:
- Review your listings. Make sure every rental ad shows one total price that includes all mandatory fees.
- Update your lease agreements. Remove or revise any clauses that try to pass along hidden or banned fees.
- Audit your fee structure. Check if your current charges fit within the new limits, especially for maintenance or service fees.
- Train your team. Ensure leasing agents and staff understand the new disclosure requirements.
- Work with experts. Talk with an attorney or a property management company that already tracks Colorado’s changing rental laws. They can review your listings, update your leases, and handle compliance tasks for you.
- Create a response plan. Be ready to address tenant complaints or refund requests within 14 days if a fee issue arises.
A good property management company like Mavi Unlimited Property Management can do more than keep you compliant. They can simplify operations, communicate with tenants clearly, and protect your business from costly legal mistakes. Preparing now keeps your rental business professional, transparent, and ready for 2026.
Get Ready to Rent Smarter in 2026
Colorado’s new fee disclosure law marks a major step toward clarity and fairness in the rental market. It challenges landlords to be transparent about every charge and to build stronger relationships with tenants through honesty.
Preparing now will help you stay compliant and confident when the new rules take effect. Review your listings and update your leases to show accurate fees. Take time to understand how the law applies to your rentals so there are no surprises later.
At Mavi Unlimited Property Management, our team understands Colorado’s rental laws and how they impact your business. We help landlords stay compliant and organized while keeping tenant communication smooth and professional.
Partner with Mavi Unlimited Property Management and step into 2026 ready to rent smarter.