HB25-1090 defines the pricing framework around the maximum total of amounts a person must pay, including mandatory or not reasonably avoidable charges, subject to statutory exclusions.
A person offering, displaying or advertising pricing information must disclose the total price under the enacted framework rather than presenting only a lower partial price.
A landlord or agent does not have to include the actual amount charged for utility service to the dwelling unit in the HB25-1090 total-price disclosure. Utility billing still has its own Colorado rules.
HB23-1095 prohibits specified rental-agreement provisions, including certain fee markups or charges for third-party services, with scope and exceptions that must be checked.
Start with the advertised or quoted total price
For a Colorado apartment quote, preserve the exact unit, lease term, displayed rent and mandatory fee package. HB25-1090 is designed to prevent a lower partial price from obscuring mandatory or not reasonably avoidable amounts covered by the total-price framework.
Do not mix refundable security deposits, variable utility usage and optional services into one generic fee number. Classify each amount first.
A fee label is still not enough
- Identify the exact line-item name and amount.
- Determine whether it is mandatory, optional or event-based.
- Record whether it is one-time, monthly, annual or per-use.
- Save the quote, lease/addendum and first statement showing the charge.
- If the charge changed after signing, preserve the notice or amendment and effective date.
HB23-1095 adds a separate rental-agreement layer
Colorado’s 2023 rental-agreement legislation prohibits specified lease provisions, including certain fee markups or charges for services for which the landlord is billed by a third party. The official bill summary also identifies scope exceptions for some property types and owner-occupied small properties.
That means a renter should identify both the fee structure and whether the tenancy falls within the statutory scope before applying the prohibition.
Utility charges require a separate workflow
HB25-1090 expressly says a landlord or landlord’s agent does not have to include the actual amount charged for utility services provided to the dwelling unit in the required total-price disclosure.
Colorado utility allocation is not unregulated: the separate HB26-1013 RUBS framework addresses provider-charge limits, common-area exclusions, added utility fees and disclosure of the allocation method. Use the Colorado Utility Billing page for that analysis.
What to gather for a Colorado fee review
- Apartment listing and property-specific quote.
- Executed lease, fee schedule and all relevant addenda.
- Application and move-in pricing disclosures.
- First statement showing the disputed fee and the immediately prior statement.
- Any fee-change, community-policy or amendment notice.
- Service or vendor description if the fee is tied to a third-party service.
- Resident ledger showing charges, credits, reversals and payments.
Use the Colorado rule with the fee workflow
First classify the fee and preserve the pricing/contract timeline. Then use this Colorado source layer for the statewide pricing and rental-agreement rules instead of treating the state rule as a substitute for the exact lease or property disclosure.
Compare this issue across states
Use nationwide comparison pages only where RentBillCheck has dedicated source-verified state topics for the same issue.
Official sources
Official enacted-bill page for Colorado’s total-price disclosure framework and tenant-fee provisions. The General Assembly lists the session-law effective date as January 1, 2026.
Colorado General AssemblyHB23-1095 — Prohibited Provisions in Rental Agreements ↗Official enacted-bill page summarizing prohibited residential lease provisions, including specified fee markups and third-party service charges, subject to statutory scope and exceptions.