Colorado Security Deposit Deductions

In Colorado, deposit deductions are limited to the uses in the supplied statute. The landlord must give an itemized statement within 30 days. The record does not include a statutory definition of wear and tear. Ordinary wear is not a lawful charge. The table lists each supplied item rule and citation.

Wear and tear in this record

The supplied Colorado record does not include a statutory definition of wear and tear. Normal wear and tear is the expected aging of a rental from ordinary living, such as faded paint or carpet worn from walking. Damage is harm beyond that ordinary use, such as a large stain, a burn, or a hole. A landlord can usually charge for tenant-caused damage. A landlord cannot charge for ordinary wear.

Item rules

Item	Allowed	Rule
Cleaning	Conditional	No security deposit shall be retained to cover normal wear and tear. The statute expressly allows retention for nonpayment of rent, abandonment, or nonpayment of utility charges, repair work, or cleaning contracted for by the tenant. Ordinary landlord-initiated turnover cleaning that the tenant did not contract for is not in that list. (C.R.S. § 38-12-103(1))
Carpet replacement	Not stated	No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026). (C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026)
Painting	Not stated	No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026). (C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026)
Nail holes and wall damage	Not stated	No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026). (C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026)
Pet damage	Not stated	No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026). (C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026)
Unpaid rent and fees	Yes	The statute expressly allows retaining the security deposit for nonpayment of rent, abandonment of the premises, or nonpayment of utility charges. (C.R.S. § 38-12-103(1))

Itemization duty

Itemization required	Yes
Deadline	30 days
Receipts required	No
Rule	Return the full deposit within one month (treated as 30 days in current legislative summaries) after termination of the lease or surrender and acceptance of the premises, whichever occurs last, unless the lease specifies a longer period not exceeding 60 days. If any portion is retained, the landlord must provide a written statement listing the exact reasons for retention, with the remaining balance. Failure to provide the written statement within the required time forfeits all rights to withhold any portion. Receipts are not required.
Citation	C.R.S. § 38-12-103(1) - (2)

Burden of proof

In any court action the landlord shall bear the burden of proving that his withholding of the security deposit was not wrongful. C.R.S. § 38-12-103(3)(b) (as restated in Colorado Legislative Council renters-rights summaries).

Statute says

In the event that actual cause exists for retaining any portion of the security deposit, the landlord shall provide the tenant with a written statement listing the exact reasons for the retention of any portion of the

C.R.S. § 38-12-103(1) - (2)

What this means

Source accessed: 2026-09-20.

If it was deducted anyway

Use the Colorado demand letter page to ask for the itemized statement and the return of any amount that bills ordinary wear. Cite only a rule listed on this page.

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I rented [rental property address] from [lease start date] to [move-out date]. I paid a security deposit of $[amount]. I returned the keys on [date] and gave you my forwarding address in writing on [date]. Under Colorado law (C.R.S. 38-12-103 and 38-12-104), a landlord must return the deposit or send a written, itemized list of deductions within 30 days after termination of the lease or surrender and acceptance of the premises, whichever occurs last.

FAQ

What security deposit deductions are allowed in Colorado?

Only the uses in the supplied Colorado record. The table on this page lists each item with its rule and citation. A general wear-and-tear row is not an item-specific statute.

Does a Colorado landlord have to itemize deductions?

Yes. Return the full deposit within one month (treated as 30 days in current legislative summaries) after termination of the lease or surrender and acceptance of the premises, whichever occurs last, unless the lease specifies a longer period not exceeding 60 days. If any portion is retained, the landlord must provide a written statement listing the exact reasons for retention, with the remaining balance. Failure to provide the written statement within the required time forfeits all rights to withhold any portion. Receipts are not required.

Who has the burden of proof for a Colorado deduction?