If you're managing or renting property in Colorado, you've likely heard about House Bill 25-1090 (often called HB 25-1090), the "Protections Against Deceptive Pricing Practices" law. It passed in 2025 and took effect on January 1, 2026.
The goal? Simple: Greater transparency so everyone knows the full picture upfront—no hidden or surprise charges. This aligns with broader trends across industries (think airlines and hotels showing total costs early), and it's now part of Colorado's consumer protection rules for residential rentals.
Important disclaimer up front: We're a property management company sharing insights from our day-to-day experience in Colorado. We are not attorneys, and this is not legal advice. Laws can be interpreted differently in specific situations—always check with your own qualified legal professional or official sources like the Colorado General Assembly website for your exact needs.
Here's what HB 25-1090 means in practice for residential real estate, based on how we've adapted:
Clear "Total Price" Disclosure All mandatory charges (things you can't opt out of to live in the unit, excluding government fees or actual variable utility usage) must now be included in a single, prominent "total price" shown in ads, listings, and lease agreements. This total gets displayed more prominently than base rent or other breakdowns. For residents, this means seeing the real monthly cost right away—easier budgeting! For landlords, it streamlines marketing to be upfront and compliant.
Breaking Down Additional or Optional Charges Any fees not part of that total price (like truly optional parking, pet fees, or gym access) must be clearly explained, including whether they're refundable. Security deposits, for example, are mandatory but fully refundable under separate rules.
No More Hidden or Prohibited Fees The law cracks down on certain "junk fees"—things like excessive markups on utilities/third-party services (limited to 2% or $10/month max, not both), common area maintenance pass-throughs in some cases, or charges for services not actually provided. We've removed or bundled these where required to keep everything transparent.
Utilities Handled Clearly If utilities are included or billed separately (e.g., based on actual usage), they're outlined in the lease. Actual amounts for tenant-specific usage don't have to factor into the advertised total price, but everything is disclosed so there are no surprises.
Our Compliance Steps We've collaborated with Colorado legal counsel to update our lease agreements, advertising, and disclosures. As of January 1, 2026, all our materials reflect these changes—clear, easy-to-understand, and fully compliant. This helps protect both property owners from potential issues and residents from unexpected costs.
Bottom line: HB 25-1090 promotes fairness and clarity for everyone in the rental process. If you're a landlord, staying proactive like this keeps things smooth and competitive. If you're a resident, it means more honest upfront info to make the best decision for your home.
Questions? Drop them in the comments—we're here to help based on our experience. And remember: For personalized guidance, consult a professional.
Thanks for reading!
