RESIDENTIAL LEASE AGREEMENT

(State of Colorado)

[// GUIDANCE: This template is drafted to satisfy Colorado‐specific landlord-tenant requirements while remaining customizable for individual transactions. Review all bracketed items, tailor optional clauses, and confirm statutory references against the most current Colorado Revised Statutes before execution.]

TABLE OF CONTENTS

I. Document Header
II. Definitions
III. Operative Provisions
IV. Representations & Warranties
V. Covenants & Restrictions
VI. Default & Remedies
VII. Risk Allocation
VIII. Dispute Resolution
IX. General Provisions
X. Execution Block

I. DOCUMENT HEADER

1. Parties
   This Residential Lease Agreement (this “Agreement”) is made and entered into as of [EFFECTIVE DATE] (the “Effective Date”) by and between [LANDLORD LEGAL NAME], a [STATE & ENTITY TYPE] (“Landlord”), and [TENANT LEGAL NAME(S)] (individually and collectively, “Tenant”).

2. Recitals
   A. Landlord is the fee simple owner of the residential real property and all improvements located at [PREMISES ADDRESS] (the “Premises”).
   B. Landlord desires to lease the Premises to Tenant, and Tenant desires to lease the Premises from Landlord, on the terms and conditions set forth herein, for valuable consideration, the receipt and sufficiency of which are hereby acknowledged.

3. Governing Jurisdiction
   The Premises are situated in the State of Colorado and this Agreement shall be governed by and construed in accordance with the Colorado Residential Landlord and Tenant statutes, including but not limited to Colo. Rev. Stat. §§ 38-12-101 to 104 (Security Deposits), §§ 38-12-501 to 511 (Warranty of Habitability), and §§ 13-40-101 et seq. (Forcible Entry and Detainer), as each may be amended from time to time.

II. DEFINITIONS

For purposes of this Agreement, the following terms shall have the meanings set forth below:

1. “Applicable Law” means all federal, state, and local constitutions, statutes, ordinances, regulations, and judicial or administrative orders that govern the parties or the Premises.
2. “Business Day” means any day other than a Saturday, Sunday, or legal holiday in the State of Colorado.
3. “Common Areas” means all shared areas, facilities, and appurtenances to the Premises, if any.
4. “Event of Default” has the meaning assigned in Section VI.1.
5. “Hazardous Materials” means any substance defined or regulated as hazardous or toxic under Applicable Law.
6. “Lease Term” has the meaning assigned in Section III.2.
7. “Rent” means Base Rent, Additional Rent, and any other sums payable by Tenant under this Agreement.
8. “Security Deposit” has the meaning assigned in Section III.5.

[// GUIDANCE: Insert additional defined terms as needed for pets, parking, amenities, etc.]

III. OPERATIVE PROVISIONS

1. Lease Grant
   Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises together with the right to use any Common Areas, subject to the terms and conditions of this Agreement.

2. Lease Term
   a. Commencement Date: [MM/DD/YYYY]
   b. Expiration Date: [MM/DD/YYYY]
   (The “Lease Term”).
   c. Holdover: If Tenant remains in possession after the Expiration Date without Landlord’s written consent, tenancy shall convert to a month-to-month tenancy subject to all terms herein and a holdover rent of [HOLDOVER RENT %] % of the Base Rent.

3. Rent
   a. Base Rent: $[AMOUNT] per [MONTH] due on or before the [DAY] day of each month.
   b. Additional Rent: All other monetary obligations of Tenant, including utilities, late fees, and costs of repair, constitute “Additional Rent”.
   c. Late Fees: Rent not received by the [DEFAULT = FIFTH] calendar day after due shall incur a late charge of $[FLAT FEE] or [__]% of the past-due amount, whichever is greater, subject to Colo. Rev. Stat. §§ 13-40-104 and 38-12-105.

4. Utilities & Services
   Tenant shall be responsible for and shall timely pay all utilities and services applicable to the Premises except [LANDLORD-PROVIDED UTILITIES, IF ANY].

5. Security Deposit
   a. Amount: Upon execution, Tenant shall deposit $[AMOUNT] (the “Security Deposit”) with Landlord.
   b. Permitted Uses: The Security Deposit secures Tenant’s performance of all obligations herein, including payment of Rent and repair of damage beyond ordinary wear and tear.
   c. Return: Within [30 DAYS] after Tenant surrenders possession, or within sixty (60) days if so stated herein, Landlord shall return the unused portion of the Security Deposit together with an itemized statement of deductions, consistent with Colo. Rev. Stat. § 38-12-103(1).
   d. Non-Waiver: Nothing herein shall be construed as a limitation on Tenant’s statutory remedies for wrongful withholding of a security deposit.

6. Use of Premises
   a. Residential Use Only; no commercial activities without Landlord’s prior written consent.
   b. Occupants: Premises shall be occupied only by [NAMES] and [#] minor children, if any.
   c. Compliance: Tenant shall comply with Applicable Law and any Homeowners’ Association (“HOA”) rules provided to Tenant.
   d. Prohibited Conduct: No unlawful activity, controlled substances (other than lawful personal use of marijuana as limited by Colorado law), or nuisance.

7. Maintenance; Repairs; Alterations
   a. Landlord Responsibilities: Landlord shall maintain the Premises in habitable condition consistent with Colo. Rev. Stat. § 38-12-503, including essential services (water, heat, electricity).
   b. Tenant Responsibilities: Tenant shall keep the Premises clean, dispose of trash properly, and promptly notify Landlord in writing of any condition affecting habitability.
   c. Alterations: Tenant shall not paint, alter, or install fixtures without Landlord’s prior written consent. Approved alterations become Landlord’s property unless otherwise agreed.

8. Access
   Landlord may enter the Premises upon at least twenty-four (24) hours’ notice, or immediately in case of emergency, for inspection, repairs, or to show the Premises to prospective tenants or purchasers, all in accordance with Colo. Rev. Stat. § 38-12-503(2)(c).

9. Pets
   [ ] Pets Prohibited
   [ ] Pets Permitted subject to a non-refundable pet fee of $[AMOUNT] and compliance with Pet Addendum attached hereto as Exhibit [A].

10. Smoking
    [ ] Smoking Prohibited
    [ ] Smoking Permitted only in designated outdoor areas.

11. Subletting & Assignment
    Tenant shall not sublet, assign, or otherwise transfer any interest in this Agreement without Landlord’s prior written consent, which shall not be unreasonably withheld.

12. Lead-Based Paint & Other Disclosures
    a. If the Premises were built prior to 1978, Landlord shall provide Tenant with the lead-based paint disclosure form and EPA pamphlet “Protect Your Family from Lead in Your Home.”
    b. Landlord shall provide any radon, methamphetamine, or other disclosures required by Applicable Law.

IV. REPRESENTATIONS & WARRANTIES

1. Mutual Authority
   Each party represents that it has full power and authority to enter into and perform this Agreement.

2. Landlord Representations
   a. Title & Right: Landlord holds legal title to the Premises and has the right to lease same.
   b. Habitability: As of the Commencement Date, the Premises will meet the requirements of the Colorado Warranty of Habitability Act, Colo. Rev. Stat. §§ 38-12-503 et seq.

3. Tenant Representations
   a. Accuracy of Application: All information provided by Tenant in any rental application is true, complete, and not misleading.
   b. Financial Ability: Tenant has sufficient income or resources to pay Rent as it becomes due.

4. Survival
   All representations and warranties shall survive the expiration or sooner termination of this Agreement.

V. COVENANTS & RESTRICTIONS

1. Affirmative Covenants of Tenant
   a. Pay Rent timely.
   b. Maintain Premises in clean and safe condition.
   c. Obtain and maintain renter’s insurance with minimum liability coverage of $[AMOUNT] naming Landlord as additional insured.

2. Negative Covenants of Tenant
   a. No structural modifications or improvements without consent.
   b. No Hazardous Materials except customary household products used in compliance with the manufacturer’s instructions.

3. Notice & Cure
   Tenant shall notify Landlord in writing of any breach by Landlord within seven (7) days after Tenant knows or reasonably should know of the breach. Landlord shall have a reasonable time, not to exceed [30] days (shorter if required by statute), to cure.

VI. DEFAULT & REMEDIES

1. Events of Default
   The following constitute an “Event of Default”:
   a. Failure to pay any Rent within [10] days after written demand pursuant to Colo. Rev. Stat. § 13-40-104(1)(d).
   b. Material breach of any covenant herein not cured within [7] days after written notice.
   c. Abandonment of the Premises.
   d. Insolvency or bankruptcy of Tenant.

2. Landlord Remedies
   Upon an Event of Default, Landlord may, subject to Applicable Law:
   a. Declare the Lease Term terminated and demand possession;
   b. Commence a Forcible Entry and Detainer action in the [COUNTY] County Court (the “Housing Court”);
   c. Recover all Rent due and accruing through the later of (i) repossession or (ii) re-letting;
   d. Apply the Security Deposit toward any damages;
   e. Recover reasonable attorneys’ fees and costs as provided in Colo. Rev. Stat. § 13-40-123.

3. Tenant Remedies
   If Landlord materially breaches the Warranty of Habitability and fails to cure within the statutory period, Tenant may avail itself of the remedies under Colo. Rev. Stat. § 38-12-507, including termination upon proper notice.

4. Mitigation
   Landlord shall make commercially reasonable efforts to mitigate damages following Tenant’s default, as required by Colorado law.

VII. RISK ALLOCATION

1. Indemnification by Tenant
   Tenant shall indemnify, defend, and hold harmless Landlord and its agents from and against all claims, liabilities, damages, and expenses (including reasonable attorneys’ fees) arising out of (a) Tenant’s use or occupancy of the Premises, (b) the acts or omissions of Tenant or Tenant’s invitees, or (c) any breach of this Agreement by Tenant, except to the extent caused by Landlord’s gross negligence or willful misconduct.

2. Limitation of Liability
   Except for (i) Landlord’s willful misconduct or gross negligence; (ii) Landlord’s failure to return the Security Deposit in bad faith; or (iii) claims not waivable under Applicable Law, Landlord’s aggregate liability under this Agreement shall not exceed the amount of the Security Deposit then held by Landlord.

3. Insurance
   a. Tenant Insurance: See Section V.1.c.
   b. Landlord Insurance: Landlord shall maintain property insurance on the Premises. Tenant acknowledges such insurance does not cover Tenant’s personal property.

4. Force Majeure
   Neither party shall be liable for failure to perform due to events beyond its reasonable control, including acts of God, war, terrorism, pandemic, or governmental orders, provided the affected party promptly notifies the other in writing and resumes performance as soon as practicable.

VIII. DISPUTE RESOLUTION

1. Governing Law
   This Agreement shall be governed by and construed in accordance with the laws of the State of Colorado without regard to conflict-of-laws principles.

2. Forum Selection
   Any judicial proceeding arising from this Agreement shall be brought exclusively in the county court or district court having jurisdiction over the location of the Premises (collectively, the “Housing Court”). Each party irrevocably submits to such jurisdiction.

3. Arbitration
   The parties expressly agree NOT to submit disputes to arbitration.

4. Jury Trial
   Nothing herein shall be construed as a waiver of any constitutional right to a jury trial.

5. Injunctive Relief
   Landlord retains the right to seek temporary, preliminary, and permanent injunctive relief, including orders for possession, to protect its property interests and enforce eviction remedies.

IX. GENERAL PROVISIONS

1. Amendment & Waiver
   No amendment or waiver shall be effective unless in writing and signed by both parties. A waiver on one occasion is not a waiver on any subsequent occasion.

2. Assignment & Delegation
   Tenant may not assign this Agreement or delegate its duties without Landlord’s prior written consent. Any attempted assignment in violation hereof is void.

3. Successors & Assigns
   Subject to the restriction on assignment, this Agreement binds and benefits the parties and their respective successors and permitted assigns.

4. Severability
   If any provision is held invalid or unenforceable, the remaining provisions shall remain in full force and effect. The invalid provision shall be reformed to the minimum extent necessary to make it valid and enforceable.

5. Integration / Merger
   This Agreement, together with any exhibits and addenda, constitutes the entire understanding between the parties and supersedes all prior negotiations and agreements.

6. Counterparts & Electronic Signatures
   This Agreement may be executed in counterparts, each of which is deemed an original, and all of which together constitute one instrument. Signatures transmitted electronically or by facsimile shall be deemed original for all purposes.

7. Notices
   All notices under this Agreement must be in writing and delivered (i) in person, (ii) by certified mail, return receipt requested, or (iii) by nationally recognized overnight courier to the parties’ addresses set forth below or as later designated. Notice is effective upon receipt or first refusal.

8. Time of Essence
   Time is of the essence in the performance of each party’s obligations.

X. EXECUTION BLOCK

IN WITNESS WHEREOF, the parties hereto have executed this Residential Lease Agreement as of the Effective Date.

LANDLORD:

[LANDLORD LEGAL NAME]
By: ____
Name: ____
Title: ____
Date: ______

TENANT:

1. ---

   [TENANT NAME]
   Date: _______

2. ---

   [TENANT NAME]
   Date: _______

[// GUIDANCE: If multiple tenants, add additional signature lines. Consider having signatures notarized if local practice or lender requirements so dictate.]

Landlord Address for Notice:
[STREET]
[CITY, STATE ZIP]
Email: [EMAIL]
Phone: [PHONE]

Tenant Address for Notice (until move-in):
[STREET]
[CITY, STATE ZIP]
Email: [EMAIL]
Phone: [PHONE]

EXHIBITS & ADDENDA (as applicable)

• Exhibit [A] – Pet Addendum
• Exhibit [B] – Lead-Based Paint Disclosure (if required)
• Exhibit [C] – Move-In/Move-Out Condition Report
• Exhibit [D] – HOA Rules and Regulations
• Exhibit [E] – Security Deposit Itemization Template

[// GUIDANCE: Attach only those exhibits that are applicable, and delete references to inapplicable documents.]

DISCLAIMER: This template is provided for informational purposes only and does not constitute legal advice. Statutory references are believed accurate as of [DATE], but attorneys must verify current law and tailor provisions to the specific transaction and property.