Effective Date: November 1, 2025
Jurisdiction: State of Colorado
Applies To: All landlords, property managers, agents and listing entities using the Tentunit platform to list residential rental properties (including student housing, young-professional units, and conventional rentals) in Colorado.
1. Purpose
This Statement sets forth the operational, legal, and ethical obligations that landlords must meet when listing properties via Tentunit in Colorado. Use of the Tentunit platform constitutes the landlord’s acceptance of and agreement to comply with: this Statement, the Tentunit Terms of Service, Payment Terms, Fair Housing & Equal Access Policy, and all applicable federal, state, and local laws. This document is not legal advice; landlords should consult counsel for full compliance.
2. Listing Accuracy, Transparency & Advertising Standards
Landlords must ensure all listings are truthful, complete and current, accurately reflecting the unit offered and terms.
Required Disclosures
Each listing must clearly disclose:
- Monthly rent, lease term (start/end or renewal/periodic notice), and earliest availability date.
- All one-time and recurring fees: application fees, move-in or administrative fees, pet deposits/fees, parking or amenity fees, utility re-billing or allocation charges, other ancillary charges.
- Security deposit amount (or fee-in-lieu if applicable), conditions for return, deduction policy, and timeframe.
- Utility responsibilities: which utilities the tenant pays, which landlord pays; method of sub-metering or allocation if used.
- Unit condition and amenities: photographs must reflect the actual unit being offered, not only a model unit, unless clearly disclosed as such.
- Screening criteria: e.g., income threshold, credit history standard, guarantor/co-signer requirement, student status or age policy if applicable.
- Availability: Listing must reflect actual availability. If the unit is already leased, held, or otherwise unavailable, update or remove the listing promptly.
Prohibited Practices
- Advertising units that are no longer available without prompt update or removal.
- Misrepresenting square footage, bed/bath count, finishes, view, amenities, or property condition.
- “Starting at” or “from” pricing without clear eligibility, dates, unit-availability disclosure.
- Omitting material fees or presenting hidden costs such that a reasonable renter would be misled.
- Bait-and-switch tactics: listing one unit or terms then offering materially different terms or unit without transparent disclosure.
Compliance Note
Colorado statutes governing residential landlord-tenant relationships are found under Title 38, Article 12 (Tenants and Landlords). Landlords must also comply with federal truth-in-advertising laws, the federal Fair Housing Act, and any applicable local municipal requirements.
3. Fair Housing, Equal Access & Non-Discrimination
Landlords must comply with:
- Federal Fair Housing Act (42 U.S.C. § 3601 et seq.).
- Colorado law and any applicable municipal or local ordinances regarding protected classes and rental housing.
Landlords must: - Use neutral screening criteria applied consistently and uniformly to all applicants regardless of protected class (race, color, religion, sex, national origin, disability, familial status).
- Provide reasonable accommodations and modifications for persons with disabilities as required by law.
- Avoid discriminatory or exclusionary language in advertising, communications, screening or leasing decisions.
- Maintain screening/decision records to support audit and compliance.
4. Communication Standards & Platform Responsiveness
To support the student and young-professional rental segment and to maintain platform integrity, landlords agree to:
- Acknowledge all listing inquiries, application submissions or maintenance requests via Tentunit (or other documented channel) within 24 hours, and provide a substantive response within 48 hours.
- Communicate clearly and timely with applicants regarding application status and with tenants regarding scheduled repairs, inspections, entries, renewals, or lease-changes.
- Keep listings updated: if rents, terms, availability, photos, policies change — the listing must reflect those changes promptly.
- Maintain professional, respectful, and nondiscriminatory communication at all times. Repeated failure to respond or abusive conduct may lead to listing suspension or account termination by Tentunit.
5. Lease Execution, Legal Compliance & Contract Terms
All leases executed via Tentunit in Colorado must comply with state law and reflect best-practice standards.
Required Lease Elements
- Lease must be in writing (or documented electronically with audit trail) and executed via Tentunit’s authorized process or equivalent.
- Lease must clearly state landlord or agent full name and address for service of process and notices.
- Lease must specify: rent amount, payment schedule, term (fixed or periodic), renewal/termination mechanics, security deposit amount and handling, all other fees, tenant utility responsibilities, screening criteria and any student/student-housing specifics if applicable.
- Lease must include required disclosures under Colorado law (e.g., lead-based paint for units built pre-1978).
- Lease must not include provisions waiving tenant rights under law (e.g., deposit rights) or allow unlawful self-help eviction practices (lock-outs, utility shut-offs).
- For termination of tenancy: appropriate notice must be provided consistent with Colorado law and local ordinance.
Legal Compliance Key Points
- Under § 38-12-102.5 C.R.S., beginning 2023, landlords are limited in how much they can charge for security deposits in many cases.
- Under § 38-12-103 C.R.S., deposit return and withholding rules apply.
6. Habitability, Maintenance & Repair Obligations
Landlords must provide and maintain leased premises in a safe, habitable condition consistent with the implied warranty of habitability and Colorado landlord-tenant statutes.
Key obligations include:
- Maintain structural components (roof, walls, floors, windows/doors, stairways/porches) in safe condition.
- Ensure functional heating, plumbing, electrical, sanitation, safe egress/ingress, locks and security devices.
- Provide and maintain required life-safety equipment (e.g., smoke detectors, carbon monoxide alarms if required by local code).
- Respond in a reasonable timeframe to tenant-reported conditions materially affecting health or safety.
- Keep detailed records of maintenance requests, scheduling, completion dates, tenant communications and photographic evidence of repair/condition.
- Retaliation against tenants for requesting repairs or exercising rights is prohibited under Colorado law.
7. Entry, Inspections & Tenant Privacy
Landlords must respect the tenant’s right to quiet enjoyment and provide entry in accordance with law and good practice.
- While Colorado statute does not prescribe a fixed statewide mandatory notice period for non-emergency entry, best practice is to give at least 24 hours’ written notice for non-emergency entries and access during “reasonable hours” (for example 8:00 a.m.–8:00 p.m.).
- Entry may be for legitimate purposes: repairs, inspections, showing the unit to prospective tenants or purchasers, agreed improvements.
- Landlord should document: notice of entry, date/time of entry, destination/purpose, tenants’ presence or consent, and outcome (inspection/repair) for audit integrity.
- Provide tenant opportunity to attend move-out inspection or to have condition check-list as best practice to support deposit return/dispute avoidance.
8. Security Deposit Handling & Administration
Colorado law provides detailed rules under Article 12, Part 1 (Tit. 38). Key rules include:
Deposit Limits
- Under § 38-12-102.5 C.R.S., deposit amounts for residential properties are generally limited (for certain tenants) to no more than two months’ rent under the rental agreement.
- Additional rules: For pet deposits, § 38-12-106 C.R.S. sets limitations (not more than $300 additional security deposit for a pet) and additional monthly fee limits.
Timing for Return & Written Statement
- Under § 38-12-103(1) C.R.S., unless the lease specifies a longer period (not to exceed 60 days), the landlord must return the full security deposit (or deliver items below) within one month after the lease ends or surrender/acceptance of premises.
- If retaining any portion of the deposit, landlord must provide a written statement listing the exact reasons for the retention together with payment of the difference to the tenant. Failure to provide the statement within the required time forfeits all right to withhold. (See § 38-12-103(2), (3))
Permissible Deductions
Landlord may retain part or all of the deposit only for:
- Unpaid rent, abandonment of the premises, unpaid utility charges to which tenant is responsible, repair work or cleaning contracted for by tenant. (See § 38-12-103(1))
- Landlord may not retain deposit for “normal wear and tear” as defined in statute. (§ 38-12-102(4) defines normal wear and tear).
Transfer of Deposit on Change of Ownership
Under § 38-12-103(4) C.R.S., when landlord’s interest ceases (sale, assignment, etc.), person in possession of deposit must, within a reasonable time, either (a) transfer funds to successor and notify tenant, or (b) return the funds to tenant.
Remedies for Wrongful Withholding
Under § 38-12-103(3)(a) C.R.S., willful retention in violation of statute makes landlord liable for treble the wrongfully withheld portion, plus attorney fees and costs. (Tenant must provide 7 days notice before filing).
Additional Holding/Interest Requirements
While some sources indicate separate holding account requirements, note that Colorado law does not mandate interest payment to tenants for most deposits or specify separate escrow account requirements statewide (local municipality rules may differ).
Tentunit Requirements for Landlords
- Use a move-in condition checklist, signed by landlord and tenant, with date-stamped photos of the unit at start of tenancy.
- Clearly disclose deposit amount, conditions of return, deduction policy and timeframe in listing and lease.
- Maintain ledger for deposit account(s), deductions, refund date, tenant forwarding address, correspondence.
- Return deposit (or provide itemized statement) within required timeframe; maintain proof of mailing and tenant address.
- Where property ownership changes, comply with transfer/notification rules and preserve deposit funds appropriately.
- Avoid non-refundable deposit labeling (e.g., must treat funds as security deposit and refundable under statute unless valid deduction applies).
9. Student-Housing & Young Professional Housing Specific Standards
Given Tentunit’s focus on students and young professionals, landlords must adopt additional high-standard practices:
- In the listing disclose clearly: proximity to campus, parking/transportation policy or cost, sub-letting policy, lease-renewal options, early termination/release policy.
- Provide digital onboarding materials suited for student/young-professional renters: e-lease documents, utilities setup guidance, property/house rules, emergency contact information, roommate/house-sharing terms if applicable.
- Avoid exploitative practices specifically targeting student renters (e.g., excessive non-refundable fees, misleading “campus style” amenities claims, forced guarantor without alternative), and avoid discriminatory screening against students as a subgroup.
- Maintain accessible communication channels (mobile/app messages, after-hours support, friendly scheduling) consistent with younger demographic lifestyle.
- For shared-housing scenarios, ensure house rules (cleaning schedules, noise policies, roommate obligations) align with Colorado law and do not infringe tenant rights or impose unreasonable burdens; ensure clarity in listing and lease.
10. Documentation, Audit, Compliance & Platform Enforcement
Landlords must operate with institutional-level compliance and maintain full documentation; Tentunit retains robust enforcement rights.
Record Keeping Requirements
Landlords must maintain, for each unit/tenancy:
- Listing metadata: upload date, photos (version history), fees, availability changes, listing removals.
- Screening and application logs: inquiry date/time, screening criteria used, applications received, approvals/denials, timestamps of communications.
- Lease files: executed lease (digital or paper), amendments, renewals, screening guarantor/co-signer documentation, disclosures.
- Maintenance/repair logs: tenant request date/time, vendor work order number, completion date/time, tenant notifications, before/after photos.
- Entry/inspection logs: notice date/time, entry date/time, purpose, attendees, condition check-lists, photos.
- Security deposit records: deposit collection date, amount, account/holding details, move-out date, forwarding address, itemized deduction statements, refund date, correspondence.
- Communication logs: all tenant-landlord interactions via Tentunit portal or documented alternative; notices sent (rent increases, inspections, entry notifications, non-renewal/renewal discussions).
Tentunit Enforcement Rights
Tentunit reserves the right to:
- Audit landlord listing practices, lease documentation, maintenance/entry logs and deposit handling at any time without prior notice.
- Suspend or remove listings for material or repeated non-compliance with this Statement, Tentunit policies or Colorado/federal law.
- Freeze or withhold landlord payouts related to units with unresolved compliance issues (e.g., deposit disputes, habitability complaints).
- Terminate landlord platform accounts permanently for serious or repeated violations.
- Report non-compliant conduct to Colorado regulatory or enforcement agencies (e.g., Colorado Department of Regulatory Agencies, local housing board).
- Seek recovery of damages, costs, attorney fees, and enforcement costs incurred by Tentunit due to landlord’s non-compliance.
11. Indemnification
Landlord shall defend, indemnify and hold harmless Tentunit, its affiliates, officers, directors, employees, agents and contractors from and against any and all claims, liabilities, losses, damages, costs (including attorneys’ fees) arising from or related to:
- Landlord’s breach of this Statement or any Tentunit policy.
- Landlord’s violation of federal, state or local housing law/regulation.
- Landlord’s misrepresentation of listing, unit condition, terms, availability or fees.
- Tenant claims arising from landlord’s acts or omissions.
- Platform investigations or regulatory enforcement triggered by landlord misconduct.
12. Governing Law & Reference Statutes
Major Colorado Statutes & Reference Materials
- Colorado Revised Statutes Title 38 – Property – Real and Personal; Article 12 – Tenants and Landlords (§§ 38-12-101 et seq.). Justia+1
- § 38-12-103 C.R.S. – Return of security deposit; required itemized statement; forfeiture for failure. Justia+1
- § 38-12-102.5 C.R.S. – Security deposit limits (introduced 2023). Azibo
- § 38-12-106 C.R.S. – Additional pet security deposit and rent limits for pet animals (effective Jan 1, 2024). Justia
- Colorado Legal Services “Security Deposit” guide. Colorado Legal Services
- Hemlane summary of Colorado security deposit laws (2025). Hemlane
Federal Law Foundations
- Fair Housing Act (42 U.S.C. § 3601 et seq.)
- Lead-Based Paint Hazard Reduction Act (for units built pre-1978)
- Servicemembers Civil Relief Act (SCRA) for eligible tenants