What counts as 'normal wear and tear'?

Normal wear and tear includes minor scuffs on walls, small nail holes from hanging pictures, carpet worn from normal foot traffic, and faded paint after 2+ years of tenancy. Landlords cannot legally deduct for these in most states. DepositHawk checks each item against your state's legal standard.

What if my landlord already sent me a deduction list?

That's exactly what the Demand Letter plan is for. Enter each deduction, and we generate a letter challenging each one individually with the specific statute or case law that makes it impermissible.

What if the deadline has already passed?

You may still recover your deposit even after the deadline, but you likely lose the penalty multiplier (2x or 3x damages) in most states. DepositHawk will tell you exactly what you can still recover.

No. Small claims court is designed for self-represented parties. Most security deposit cases settle after a demand letter — landlords often comply rather than appear in court.

Is this legal advice?

DepositHawk provides legal information — the actual statutes, deadlines, and penalty structures for your state — not legal advice. For complex situations or large amounts, consulting an attorney is always an option.

How much can I recover?

In Texas: up to 3x the withheld amount plus $100. In California: up to 2x the deposit amount. In New York: actual damages. The amount varies significantly by state — DepositHawk calculates your maximum recoverable amount before you decide to proceed.

Last updated: April 2026Researched by DepositHawk Research Team

Rental Fees in Colorado

Your landlord's lease has 14 line items that weren't in the listing. Here's which ones Colorado law lets you push back on.

Colorado regulates 4 categories of rental fees, including application fee, junk fees (general), late fee, and more.

Colo. Rev. Stat. § 38-12-903

Colorado requires landlords to disclose all mandatory fees before lease signing. Undisclosed fees may be unenforceable.

•Common Charges

Fees Your Colorado Landlord Can Charge

These fees show up on leases across Colorado. Some are standard operating costs passed to tenants. Others are profit centers dressed up as necessities. The “Negotiable” column tells you which ones other tenants have successfully pushed back on.

Fee	Typical Range	Negotiable?
Valet Trash	$20–$45/mo	Rarely
Amenity Fee	$25–$75/mo	Often yes
Pest Control Fee	$5–$15/mo	Rarely
Technology/Internet Package	$30–$75/mo	Often yes
Pet Rent	$25–$75/mo	Often yes
Parking Fee	$50–$200/mo	Often yes
Administrative Fee	$50–$300 one-time	Often yes
Utility Billing Fee (RUBS)	$20–$60/mo	Rarely
Common Area Maintenance	$10–$30/mo	Rarely
Renters Insurance Requirement	$15–$30/mo	Rarely

•Regulated Fees

Fees That Are Regulated in Colorado

Colorado law puts limits on these fees. If your landlord charged you more than the cap — or failed to follow the rules below — you have a statutory basis to dispute.

Fee Type	Cap	Rule	Statute
Application fee	See rule	Application fees limited to the actual cost of the screening report. Landlord must provide a copy of the report if requested.	Colo. Rev. Stat. § 38-12-903
Junk fees (general)	See rule	HB24-1098 prohibits deceptive and unfair fees in rental housing. Landlords must disclose all mandatory fees in the listing price. Fees for services not actually rendered are prohibited.	Colo. Rev. Stat. § 38-12-801 et seq.
Late fee	See rule	Late fees must be reasonable in relation to actual damages suffered. Fees imposed before a grace period (typically 7+ days) may be unenforceable.	Colo. Rev. Stat. § 38-12-105
Move-in/move-out fee	See rule	Under HB24-1098, landlords cannot charge move-in or move-out fees that are not directly tied to actual costs incurred.	Colo. Rev. Stat. § 38-12-801

Application fees limited to the actual cost of the screening report. Landlord must provide a copy of the report if requested. (Colorado)

Colo. Rev. Stat. § 38-12-903

HB24-1098 prohibits deceptive and unfair fees in rental housing. Landlords must disclose all mandatory fees in the listing price. Fees for services not actually rendered are prohibited. (Colorado)

Colo. Rev. Stat. § 38-12-801 et seq.

Late fees must be reasonable in relation to actual damages suffered. Fees imposed before a grace period (typically 7+ days) may be unenforceable. (Colorado)

Colo. Rev. Stat. § 38-12-105

Under HB24-1098, landlords cannot charge move-in or move-out fees that are not directly tied to actual costs incurred. (Colorado)

Colo. Rev. Stat. § 38-12-801

•Recent Changes

Recent Legislation

Colorado HB24-1098, effective Jan 2025 — comprehensive rental junk fee ban

•Dispute Process

How to Dispute a Fee in Colorado

File in Colorado County Court (small claims up to $7,500). Under HB24-1098, tenants can recover the fee amount plus damages. Also file complaints with the Colorado Attorney General Consumer Protection Division.

Pull your lease. Find the exact clause authorizing the fee. If it is not in the lease, that is your first argument.
Write your landlord. Send a written dispute (email is fine) citing the specific fee amount, why you believe it is improper, and what remedy you want. Keep it factual.
File if ignored. If your landlord does not respond within 14 days, file in small claims court in the county where the rental property is located. Bring your lease, payment records, and any written communications.

•Transparency

Is Your Landlord Required to Disclose Fees?

Yes. Colorado law requires landlords to disclose all mandatory fees before you sign the lease. This means every recurring charge — valet trash, amenity fees, pest control, technology packages — must be listed and explained upfront.

If a fee appears on your first statement that was not disclosed before signing, you have grounds to challenge it. Document the discrepancy in writing and reference the applicable statute when you dispute.

●Frequently Asked Questions

Frequently Asked Questions

Can my Colorado landlord charge a valet trash fee?

It depends. Colorado regulates certain rental fees. Check the statute for your specific fee type. If the fee was not disclosed before you signed the lease — which is required by law in Colorado — you may have grounds to dispute it.

Are amenity fees legal in Colorado?

Amenity fees are not outright banned in most states, including Colorado. But if your landlord charges you for amenities you cannot access or never use — a pool fee when the pool is closed, a gym fee when the gym is under renovation — that fee may be disputable. Colorado requires landlords to disclose all mandatory fees before lease signing.

How do I dispute a rental fee in Colorado?

Does Colorado require landlords to disclose all fees upfront?

Yes. Colorado law requires landlords to disclose all mandatory fees before you sign the lease. Fees added after the fact or buried in addenda may be unenforceable.

Can I negotiate rental fees in Colorado?

Some fees are negotiable — amenity fees, pet rent, and parking fees are commonly reduced or waived during lease negotiation. Others like valet trash and utility billing (RUBS) are typically non-negotiable because the landlord has a contract with a third-party vendor. Always ask. The worst they can say is no.

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DepositHawk is not a law firm and does not provide legal advice. Information and documents are for informational purposes only. No attorney-client relationship is created. Consult a licensed attorney for advice specific to your situation.