Landlord Move-In / Move-Out Condition Checklist — Colorado

LANDLORD MOVE-IN / MOVE-OUT CONDITION CHECKLIST — COLORADO

C.R.S. § 38-12-103 CHECKLIST (INCLUDING HB25-1249 AMENDMENTS)

This checklist documents the condition of the rental premises at the commencement and termination of a residential tenancy. Colorado law requires landlords to return security deposits within 30 days (or up to 60 days if specified in the lease). HB25-1249, effective January 1, 2026, added walk-through, documentation, preexisting-condition, carpet, paint, and wrongful-withholding rules.

SECTION 1 — PROPERTY AND TENANCY INFORMATION

Colorado Deposit Limit: A residential security deposit may not exceed two monthly rent payments under C.R.S. § 38-12-102.5.

SECTION 2 — CONDITION RATING SYSTEM

SECTION 3 — MOVE-IN INSPECTION

Move-In Inspection Date: [__/__/____]
Move-In Inspection Time: [____:____] ☐ AM ☐ PM
Inspection Conducted By: [________________________________]
Tenant Present: ☐ Yes ☐ No

3.1 — LIVING ROOM / ENTRY

3.2 — KITCHEN

3.3 — BATHROOM(S)

Bathroom Location: [________________________________]

(Copy this section for each additional bathroom.)

3.4 — BEDROOM(S)

Bedroom Number: [________________________________]

(Copy this section for each additional bedroom.)

3.5 — DINING AREA / HALLWAYS / STAIRS

3.6 — LAUNDRY AREA

3.7 — GARAGE / PARKING / STORAGE

3.8 — EXTERIOR / PATIO / DECK / YARD

3.9 — SAFETY DEVICES

Colorado requires smoke detectors and carbon monoxide detectors. The Lofgren-Phillips Carbon Monoxide Safety Act (C.R.S. § 38-45-101 et seq.) requires CO alarms in all residential units containing a fuel-burning heater, appliance, or fireplace, or with an attached garage.

3.10 — PLUMBING / HVAC / ELECTRICAL

SECTION 4 — UTILITY METER READINGS AT MOVE-IN

SECTION 5 — KEYS AND ACCESS DEVICES AT MOVE-IN

SECTION 6 — PHOTO / VIDEO DOCUMENTATION LOG (MOVE-IN)

Total photographs: [____] | Video recorded: ☐ Yes ☐ No
Digital files stored at: [________________________________]

SECTION 7 — MOVE-IN AGREED REPAIRS

SECTION 8 — MOVE-IN SIGNATURES

Tenant Signature: __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Tenant Signature (2): __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Landlord / Agent Signature: __________________________________________ Date: [__/__/____]

Printed Name / Title: [________________________________]

SECTION 9 — WALK-THROUGH INSPECTION (HB25-1249 — EFFECTIVE JAN. 1, 2026)

Walk-Through Inspection Request

Upon a landlord's or tenant's request, if reasonable and practicable, the landlord must provide a walk-through at a mutually convenient time before termination or surrender and after the tenant has an opportunity to remove furniture and belongings. The walk-through may be in person or telecommunication-assisted and must identify in writing damage or defective conditions beyond normal wear and tear that did not preexist the tenancy.

☐ Walk-through requested by: ☐ Tenant ☐ Landlord
☐ Walk-through scheduled for [__/__/____] at [____:____] ☐ AM ☐ PM
☐ Walk-through method: ☐ In person ☐ Telecommunication-assisted (video)

Walk-Through Inspection Results

Date of Walk-Through: [__/__/____]
Tenant Present / Connected: ☐ Yes ☐ No

Items identified as damage beyond normal wear and tear:

SECTION 10 — FINAL MOVE-OUT INSPECTION

Move-Out Inspection Date: [__/__/____]
Move-Out Inspection Time: [____:____] ☐ AM ☐ PM
Inspection Conducted By: [________________________________]
Tenant Present: ☐ Yes ☐ No
Forwarding Address Provided: ☐ Yes ☐ No

Tenant Forwarding Address:
[________________________________]
[________________________________]

Move-Out Condition Assessment

Utility Meter Readings at Move-Out

Keys and Access Devices Returned

Unreturned key / device replacement cost: $ [________________________________]

Move-Out Photo / Video Documentation

Total photographs: [____] | Video recorded: ☐ Yes ☐ No

SECTION 11 — SECURITY DEPOSIT ACCOUNTING (30/60-DAY DEADLINE)

DEADLINE — C.R.S. § 38-12-103: The landlord must return the security deposit or provide a written statement of the reasons for retaining any portion within:

• 30 days after lease termination (default), OR
• 60 days if the written lease expressly provides for the extended period

Date tenant vacated: [__/__/____]
Lease-specified return period: ☐ 30 days ☐ 60 days
Deadline: [__/__/____]

HB25-1249 Supporting Documentation Requirement

Upon tenant request, the landlord must supply supporting documentation such as photographs, invoices, or inspection reports substantiating any deductions.

☐ Tenant requested supporting documentation: ☐ Yes ☐ No
☐ Documentation provided on: [__/__/____]

Written statement mailed / delivered on: [__/__/____]
Refund check mailed / delivered on: [__/__/____]
Delivery method: ☐ First-class mail ☐ Certified mail ☐ Personal delivery

SECTION 12 — MOVE-OUT SIGNATURES

Tenant Signature: __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Tenant Signature (2): __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Landlord / Agent Signature: __________________________________________ Date: [__/__/____]

Printed Name / Title: [________________________________]

SECTION 13 — COLORADO COMPLIANCE SUMMARY

Security Deposit Return Rules

• Deposit limit: No more than two monthly rent payments (C.R.S. § 38-12-102.5)
• Return deadline: 30 days (default) or up to 60 days if the written lease specifies (C.R.S. § 38-12-103(1))
• Written statement required: Landlord must provide the exact reasons for retaining any portion of the deposit
• Supporting documentation: Within 14 days after a tenant's written request, provide relevant photographs, inspection forms or reports, receipts, invoices, or estimates

Treble Damages for Wrongful Withholding (C.R.S. § 38-12-103(3))

A landlord who wrongfully withholds a security deposit may be liable for:

• Three times the amount wrongfully withheld, plus
• Reasonable attorney fees and court costs

HB25-1249 Demand Requirement: The tenant must notify the landlord of the demand for return and the intention to file legal proceedings at least seven days before filing suit to be eligible for treble damages.

Normal Wear and Tear (HB25-1249 Expanded Definition)

Effective January 1, 2026, "normal wear and tear" is defined as: "Deterioration, damage, or uncleanliness that occurs based upon the use for which a rental unit is intended or reasonably and typically used, without negligence, carelessness, accident, or abuse."

Important: Normal wear and tear does not include uncleanliness that renders the dwelling unit substantially less clean than when the lease began.

Preexisting Damage Protection (HB25-1249)

Landlords may not retain any portion of the security deposit to cover:

• Normal wear and tear, OR
• Any damage or defective condition that preexisted the tenancy

This move-in checklist serves as critical evidence of preexisting conditions.

Walk-Through Inspection Rules (HB25-1249)

• Upon landlord or tenant request, provide an inspection if reasonable and practicable
• May be in person or via telecommunication-assisted video walk-through
• Purpose is to document damage beyond normal wear and tear

Colorado-Specific Considerations

• Radon disclosure: Colorado encourages (and some local jurisdictions require) radon testing in residential properties. Disclose any known radon test results.
• Mold: No specific state statute, but landlords must maintain habitable conditions. Document any visible mold or moisture issues.
• Snow removal: If the tenant is responsible for snow removal on walkways/driveways, specify in the lease and note condition of snow removal equipment.
• Warranty of habitability: C.R.S. § 38-12-801 et seq. provides a warranty of habitability for residential tenancies that cannot be waived.
• Local ordinances: Cities such as Denver, Boulder, and Colorado Springs may impose additional tenant protections, including just-cause eviction requirements and rental licensing. Verify all local rules.

SECTION 14 — RECORD RETENTION

Retain this completed checklist, all photographs, video recordings, receipts, invoices, and correspondence for at least six years after the tenancy ends (consistent with the statute of limitations for contract actions under C.R.S. § 13-80-103.5).

☐ Move-in checklist filed
☐ Move-in photographs/video archived
☐ Walk-through inspection records filed (HB25-1249)
☐ Move-out checklist filed
☐ Move-out photographs/video archived
☐ Security deposit accounting and supporting documentation filed
☐ Tenant forwarding address on file

This template is provided for informational purposes only and does not constitute legal advice. Colorado security deposit law was significantly amended effective January 1, 2026. Consult a qualified Colorado attorney before relying on this document.