Colorado Property Managers and Landlords Beware 

Major Pricing Changes Under HB 25-1090

Colorado landlords and property managers face significant new compliance obligations as House Bill 25-1090, the state’s “Protections Against Deceptive Pricing Practices” law, took effect on January 1, 2026. The legislation aims to eliminate hidden fees and require greater transparency in rental housing costs, fundamentally changing how rental properties are advertised, leased, and billed.

The most significant change is the requirement that landlords clearly disclose the “total price” of a rental property. Under the law, advertising and marketing materials must prominently display the full amount a tenant is required to pay, rather than a lower base rent that excludes mandatory charges. Fees that tenants cannot reasonably avoid must generally be included in the advertised price. This means many common practices—such as advertising a unit for one price and later adding mandatory amenity fees, administrative fees, parking charges, or other required costs—will no longer be permitted.

Property managers will also need to review their websites, online listings, brochures, leasing scripts, and tenant communications to ensure that all required charges are disclosed “clearly and conspicuously.” The law establishes detailed standards for disclosures, including requirements that information be easy to notice, read, understand, and, in online environments, unavoidable to consumers.

In addition to advertising requirements, HB 25-1090 places restrictions on fees included in residential leases. Landlords may not require tenants to pay fees or charges prohibited by the statute, and lease provisions that violate the law may expose landlords to legal claims. The legislation also reinforces existing limits on markups for services billed to landlords and passed through to tenants. Generally, landlords may not charge excessive markups on third-party services and are limited to either a small percentage markup or a modest monthly fee, but not both.

Industry experts advise landlords to conduct comprehensive reviews of lease agreements to ensure compliance. Existing fee schedules, utility billing practices, resident benefit packages, common-area charges, and mandatory service fees should be carefully evaluated to determine whether they must be incorporated into advertised rent or modified to comply with the new rules.

The stakes for noncompliance may be substantial. Violations of the law may be treated as deceptive trade practices under Colorado’s consumer protection laws, potentially exposing landlords and property managers to enforcement actions, damages, penalties, and litigation.

For Colorado’s rental housing industry, HB 25-1090 signals a shift toward greater pricing transparency. Landlords and property managers should update their advertising, leases, and billing practices now to avoid disputes and ensure compliance with the state’s new consumer protection requirements.