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's default security-deposit deadline is 30 days after lease termination or surrender, whichever occurs last; a lease may extend it to no more than 60 days. HB25-1249, effective January 1, 2026, added walk-through, documentation, preexisting-condition, and wrongful-withholding rules.

SECTION 1 — PROPERTY AND TENANCY INFORMATION

Colorado Deposit Limit: A residential security deposit generally may not exceed two monthly rent payments under C.R.S. § 38-12-102.5. Starting January 1, 2027, the cap does not apply to a qualifying post-closing occupancy agreement under a purchase contract in which the landlord bought the residence from the tenant.

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

Record installed safety devices and check the fire and building rules applicable to this property. For covered rentals, C.R.S. §§ 38-45-102 through 38-45-104 govern carbon monoxide alarms; applicability depends on the property, covered work or tenant turnover, and the statutory multi-family system placement rule.

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 parties conduct a walk-through before termination or surrender; at a tenant's request, the landlord must provide it at a mutually convenient time after the tenant has had the opportunity to remove furniture. 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. Section 38-12-103(1.5) does not apply to a mobile-home occupancy agreement in a mobile-home park.

☐ 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 deposit, or deliver a written statement listing the exact reasons for any retention with the remaining balance, within:

• 30 days after lease termination or surrender, whichever occurs last (default), OR
• the longer period stated in the lease, no more than 60 days after that later event

Lease termination date: [__/__/____] Surrender date: [__/__/____]
Lease-specified return period: ☐ 30 days ☐ 60 days
Deadline: [__/__/____]

HB25-1249 Supporting Documentation Requirement

For a termination or surrender on or after January 1, 2026, record any tenant's written request for supporting records. If the landlord provides the deposit statement within 14 days after that request, C.R.S. § 38-12-103(8) requires relevant documentation in the landlord's possession or control, such as photographs, inspection reports, receipts, invoices, or estimates.

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

Written statement mailed / delivered on: [__/__/____]
Refund check mailed / delivered on: [__/__/____]
Statement delivery: ☐ To tenant's last-known address ☐ To known tenant email address
Refund delivery: ☐ Mail to tenant's last-known address ☐ Secure electronic transfer with tenant's consent

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: Generally no more than two monthly rent payments; a qualifying post-closing occupancy exception begins January 1, 2027 (C.R.S. § 38-12-102.5)
• Return deadline: 30 days after termination or surrender, whichever is later, or the longer lease period of no more than 60 days (C.R.S. § 38-12-103(1))
• Written statement and balance: Give the exact reasons for retention and deliver the remaining balance with the statement
• Supporting documentation: For a 2026-or-later termination or surrender, if a landlord provides the statement within 14 days after a tenant's written request, provide relevant records in the landlord's possession or control (§ 38-12-103(8))

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: A tenant seeking treble damages must notify the landlord of the demand for return and the intention to file suit at least seven days before filing. The action for treble damages, fees, and costs may be brought only if the landlord fails to return the withheld sum within seven days after receiving that demand and notice.

Normal Wear and Tear (HB25-1249 Expanded Definition)

Effective January 1, 2026, C.R.S. § 38-12-102(4) treats deterioration, damage, or uncleanliness from intended or typical use of a rental unit or mobile-home space as normal wear and tear when it occurs without negligence, carelessness, accident, or abuse by the tenant or home owner, their household members, invitees, or guests.

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: Before lease signing, C.R.S. § 38-12-803(2) requires a written disclosure signed by the tenant acknowledging receipt. Include the statutory warning, known radon test results and mitigation information, and the current state radon brochure.
• Mold: C.R.S. § 38-12-505(1)(a) expressly addresses mold associated with dampness and other damp conditions that materially interfere with tenant health or safety, with a limited exception for minor mold on normally moist surfaces. Document visible mold and 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. § 38-12-503(1) deems a landlord to warrant habitable premises throughout a lawful tenancy. Under § 38-12-507(5)(a), an agreement made on or after May 3, 2024, cannot waive or modify Part 5 rights or remedies.
• Local ordinances: Check the local fire, building, and rental rules for this property.

SECTION 14 — RECORD RETENTION

File this checklist with the lease, photographs, receipts, invoices, and deposit correspondence. Set a retention date after reviewing the claims that may arise: [DATE / BASIS]. C.R.S. § 13-80-103.5 limits the time for listed actions after a cause of action accrues; it does not require keeping every tenancy record for six years after move-out.

☐ 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.