“The only difference between death and taxes is that death doesn’t get worse every time the legislature meets.” — Will Rogers    

Most of these bills are irritating but do not appear to be catastrophic. They mostly bring more paperwork, more disclosures, and more bureaucracy — the usual. A few, though, are somewhat unpleasant and will require some real changes to policies and procedures.

Here’s a quick rundown of what passed in the 2025 session:

1. HB25-1019 – Third Party Administration of Division of Housing Programs (Passed)
   Allows the Department of Local Affairs to continue contracting third-party administrators to disburse housing assistance funds.  Effective upon governor’s signature

2. HB25-1090 – Protections Against Deceptive Pricing Practices (Passed)
   Requires rental ads to include total price disclosures, prohibits certain fees, and limits fee increases during a lease term.  Effective January 1, 2026

3. HB25-1108 – Prohibitions in Rental Agreements Due to Death (Passed)
   Bars landlords from imposing financial penalties when a lease is terminated due to a tenant’s death.  Effective September 1, 2025

4. HB25-1168 – Protections for Domestic Violence Victim-Survivors (Passed)
   Allows tenants to self-attest to domestic violence, mandates repayment plans, and shields tenants from charges for damages caused by abusers. Effective August 6, 2025

5. HB25-1207 – Pet Ownership in Affordable Housing Properties (Passed)
   Requires government-funded affordable housing to allow pets with reasonable restrictions and prohibits insurance cancellation solely due to pets.  Effective January 1, 2026

6. HB25-1236 – Residential Screening (Passed)
   Updates rules for portable tenant screening reports, extending their validity to 60 days and restricting credit info requirements for subsidy applicants. Effective January 1, 2026

7. HB25-1240 – Protections for Tenants with Housing Subsidies (Passed)
   Extends demand timelines, limits late fees, and removes certain exemptions, aligning Colorado law with the federal CARES Act.  Effective upon governor’s signature

8. HB25-1249 – Tenant Security Deposit Protections (Passed)
   Expands rules around the handling of security deposits, clarifies the definition of normal wear and tear, requires landlords to provide pre-move-out inspections upon request, and limits certain deductions for carpet and paint. Does not impose a cap on deposit amounts or require installment payments.  Effective January 1, 2026

9. SB25-020 – Tenant and Landlord Law Enforcement (Passed)
   Expands enforcement authority to the Attorney General and local governments and establishes a receivership process for noncompliant properties. Effective January 1, 2026

Note: HB25-1004 – No Pricing Coordination Between Landlords originally passed the legislature but was later vetoed by the governor.  

Over the next few weeks, I’ll be digging deeper into these bills.  There will be debates over what these laws actually mean, lawyers will argue, faces will get slapped, and probably a few courtroom showdowns before we fully understand how some of these laws will play out. Now’s the time to figure out how to navigate these changes in the smartest possible way.

The good news is that it’s over for now.  It could have been way worse.      

These new laws are coming fast — don’t let them catch you unprepared. If you’re unsure how they’ll impact your leases, your policies, or your bottom line, please reach out to me. I’m already building compliance plans and smart strategies to keep landlords protected. Let’s outrun this. 

We’re navigating a landscape shaped by high interest rates, rising costs, shifting regulations, and a constant hum of uncertainty. I keep hearing about people bowing out, selling their rentals and moving on. The stories come from every direction: nightmare tenants, rogue landlords, lost shirts, stolen lunches, and plenty of spilled milk.

It reminds me of one of my favorite quotes by Jerome K. Jerome:

“From all accounts, the world has been getting worse and worse ever since it was created. All I can say is that it must have been a remarkably delightful place when it was first opened to the public, for it is very pleasant even now…”

Despite the noise, the fundamentals of the rental market remain strong.
 A 3% vacancy rate in Fort Collins says a lot. The basic social contract between renters and housing providers is still intact: most tenants want to pay rent on time, take care of their home, and live their lives. Most housing providers want to offer good housing and run a sustainable, fair business.

The housing landscape is shifting, but there’s real reason for optimism.

Demand for rentals remains high. Opportunities to acquire investment properties are beginning to emerge again. AI and technology are evolving fast, giving us new tools to streamline operations, boost efficiency, manage risk, and make smarter decisions. Housing coalitions and PACs are growing stronger, helping to amplify our voice.

Change and uncertainty can be daunting, but in the immortal words of Winston Zeddmore:

“We have the tools, and we have the talent!”

Let’s work!