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Home | Legal | Colorado

Breaking a Lease in Colorado: Landlord/Tenant Guide 2024

Jeanne Sanford | January 122026 | 12 min read
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Last updated iconLast updated January 12th2026

Breaking a lease agreement in Colorado can be nerve-wracking for landlords and tenants.

No matter your rolebreaching your legally binding contract can have severe financial and legal consequences. We’re glad you’re here to educate yourself while considering such an impactful decision.

To get you up to speedwe’ve thoroughly reviewed Colorado landlord-tenant lawmade sense of newly implemented regulationsand organized all the relevant information you need in this article.

Let’s get started.

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Review Your Lease Before Taking Action

If you’re a landlord or a tenant contemplating breaking a lease, re-read the lease in question before making any big decisions. Reviewing the contract you’ve signed could go a long way toward answering any critical questions you have while planning your next move.

Those who have agreed to week-to-week or month-to-month leases might be able to end their contract simply by giving their landlord a seven- or 30-day move-out notice.

Howeverthose who have agreed to a fixed-term lease with a definitive end date might have a tougher time getting out of their contract. Rigid rental agreements allow tenants and landlords less flexibility when attempting to end their leases without repercussions.

Legal Reasons for Breaking a Lease in Colorado

According to Colorado’s Revised Statutes (§ 38-12)tenants and landlords can terminate a Colorado lease agreement without fear of legal fallout under these certain circumstances.

Residence is Uninhabitable

According to Colorado’s “Warranty of Habitability” statuteif a rental unit becomes uninhabitable for a tenantthey might have legal grounds to terminate the lease early.

Some examples of an uninhabitable rental include:

  • Non-functioning appliances
  • A leaky roof or broken windows that let water in
  • No access to hot water or heating
  • Unaddressed pest infestation
  • Plumbing or electrical problems
  • Non-compliance with other health and safety codes

If your residence becomes uninhabitabledocument the problem and contact your landlord to resolve the issue as soon as possible. If they don’t address the problem within a reasonable timeframeyou have the right to choose between the following options:

  • Repair the issue yourself and deduct the cost from the rent
  • Withhold your rent payment until the issue is addressed
  • End the lease and move out early without penalty (if the landlord is unresponsive)

Military Service

The Servicemembers Civil Relief Act (SCRA) states that If active military members are called to duty and must vacate their residence for 90 days or longerthey can lawfully end their lease agreement without repercussions.

The SCRA is a federal law that applies to service members in all 50 states within the following organizations:

  • Army
  • Marine Corps
  • Navy
  • Air Force
  • Coast Guard
  • Members of the Reserve component
  • National Guard
  • Commissioned officers of the Public Health Service or the National Oceanic and Atmospheric Administration

Tenant is a Victim of Domestic Violence or Other Crimes

If a tenant is a victim of domestic violencedomestic abuseunlawful sexual behavioror stalking and fears imminent danger for themselves or their childrenthey can provide their landlord with documentation of the crimes and exit their lease without further obligations.

Landlords can’t include any clauses in lease agreements that allow them to impose penalties or terminate the rental contract due to calls made to the residence for assistance or emergency services provided due to any of the crimes listed above.

Tenants experiencing any of the above crimes should call law enforcementdocument the issue in detailand notify their landlord as soon as possible.

Landlord Fails to Fix a Gas-Related Hazard

If a landlord becomes aware of a gas-related hazardous condition that endangers their tenantsthey must repair the issue within 72 business hours of receiving written notification of the hazard. Tenants can leave the premises and render their rental agreements null and void if their landlord doesn’t fix the hazard before the deadline.

Additionallythe landlord must return the tenant’s security deposit (or appropriate portion) and refund any rent paid for dates after tenants vacate within 72 business hours of exiting the property.

Breach of Contract

If a tenant breaches the terms of their rental agreement and doesn’t remedy the situation after the landlord gives them a fair chance to resolve the issuethey leave themselves vulnerable to eviction.

Tenant breaches of contract that warrant eviction in Colorado include:

  • Failure to pay rent (by the end of a seven-day grace period)
  • Significant damage to the property caused by the tenant or their guests
  • Disruptive behavior by the tenant or their guests
  • Safety hazards caused by the tenant or their guests

Furtherif a landlord breaches the terms of their rental agreement and a tenant can’t fully use or enjoy the rental propertythe tenant might have legal grounds to terminate the rental contract without consequence.

Landlord breaches of contract that warrant lease-breaking include:

  • Failure to provide essential services to the tenant
  • Repeated privacy violations of the tenant or their guests
  • Landlord harassment of the tenant or their guests

Early Termination Clause in Agreement

Lastlyboth tenants and landlords might be able to exercise a clause in the rental contract that allows them to nullify their lease under certain circumstances.

A few examples of common lease cancellation clauses are:

  • Tenant must vacate due to mandatory job relocation
  • Natural disasters destroy the rental property
  • Civil unrest leaves tenants in danger
  • Urgent repairs render the rental uninhabitable

Clauses like these are why it’s crucial to always re-read your lease before deciding whether or not to break it. You could avoid potential feesunpaid rentnegative referencesand legal action by exercising an exit clause in your rental agreement.

Tenants Breaking a Lease Without Legal Justification

Whether you’re going through a breakupmoving across the country for a new jobor simply want to live somewhere newyou likely don’t have legal grounds to break your lease in Colorado.

That saidyou still have options:

Option #1: Negotiate a lease termination with your landlord. Communicate with your landlord and explain why you need to end your lease early. If they’re flexible and understandingthey might be willing to find a new tenant and nullify the agreement.

Option #2: Find a subletter to take over your lease (if your agreement allows it). Colorado landlords aren’t required to permit sublettersso finding a renter to step into your place may not be an option. Re-read your contract or talk to your landlord to see if this alternative is possible.

Landlords Breaking a Lease Without Legal Justification

If you’re a landlord who wishes to break a lease and remove a tenant without properly evicting themyou could face legal consequences if you attempt to do so.

Insteadyou should try the following:

Option #1: Negotiate a lease termination with your tenant. Talk to your tenant and explain why you’d like to end the lease prematurely. To increase your oddsconsider offering to find them a new rental or cover their moving expenses.

Option #2: Attempt to buy your tenant out of the lease. If you and your tenant can’t negotiate a lease terminationconsider offering them a reasonable sum of money to end their lease and move out early.

Legal Note: Unless you have a reason to evict your tenantyou cannot force them to leave your property before the lease ends. Doing so would be illegal and could expose you to potential legal action from your tenant.

What are the Penalties for Tenants Breaking a Lease in Colorado?

Tenants who can’t negotiate a lease termination or find a subletter could face the following consequences:

  • Forfeited security deposit: Landlords often deduct rent payments or fees from a tenant’s security deposit to compensate for missed payments or fees.
  • Owed rent and/or fees: Beyond security depositslandlords might pursue money from tenants that cover unpaid rent and/or early termination fees.
  • Lawsuits: Tenants who don’t pay the landlord for missed rent or fees are vulnerable to lawsuits from the property owner.
  • Unfavorable references: Tenants who break their contracts could receive negative references from their landlordsmaking it harder to find their next rental.

Landlord/Tenant Rights and Responsibilities

According to Colorado State Lawboth landlords and tenants are afforded certain rights and responsibilities by the government. Here are a few:

Landlords Have the Right To:

  • Issue an Unconditional Quit Notice to tenants who violate their lease
  • Charge tenants fees for late rent not paid within seven days of the due date
  • Dispose of a tenant’s abandoned property after 30 days from the last contact

Landlords Are Responsible For:

  • Fixing or repairing properties upon tenant’s request to ensure they remain inhabitable
  • Returning the security deposit to the tenant within 60 days of the move-out date
  • Offering a lease renewal to tenantswith certain exceptions

Tenants Have the Right To:

  • Withhold rent if the landlord fails to fix something that renders the rental uninhabitable
  • Receive their security deposit (or appropriate portion of it) back from the landlord within 60 days of the move-out date
  • Sue their landlord if they fail to return their security deposit (up to $7,500)

Tenants Are Responsible For:

  • Paying rent to the landlord within seven days of the due date
  • Maintaining the property and abiding by the terms of the lease
  • Retrieving abandoned property within 30 days of the last contact with the landlord

Legal Help for Landlords and Tenants

If you’re a landlord or tenant searching for legal assistancevisit our Colorado Landlord-Tenant Law Page for an extensive list of resources.

Orvisit one of the following websites:

Prevent Broken Leases with TurboTenant

TurboTenantwhich boasts a large number of free featurescan help landlords lessen the chances of a broken lease by:

Sign up for a free TurboTenant account today to learn how property management software can simplify your rental management.

Disclaimer: TurboTenant does not provide legal advice. This material has been prepared for informational purposes only. All users are advised to check all applicable localstateand federal laws and consult legal counsel should questions arise.

Breaking a Lease in Colorado FAQs

How long after signing a lease can you back out in Colorado?

Certain states allow landlords and tenants to back out of a lease after they’ve signed it during a “cooling off period.” Colorado isn’t one of them.

If you sign a rental agreement in Coloradoyou immediately become legally bound to its terms.

Does breaking a lease hurt your credit in Colorado?

Breaking a lease won’t directly harm a tenant’s credit score in Colorado (or any other statefor that matter). Stilllandlords might report a tenant’s unpaid debts to credit agencieswhich could affect their credit.

What is the “Just Cause Eviction” law in Colorado?

Passed by Colorado Governor Jared Polis in April 2024the “Just Cause Eviction” law mandates that landlords must have a justifiable reason for evicting tenants. Until Polis signed the billColorado landlords could evict tenants at their discretion as long as they followed proper move-out notice procedures.

Can a landlord refuse to renew a lease in Colorado?

Under the “Just Cause Eviction” law mentioned aboveColorado landlords must offer tenants a lease renewal at the end of their contract unless they have a valid and justifiable reason such as:

  • The tenant fails to pay their rent
  • The tenant significantly violates the lease
  • The landlord needs to perform renovations that will render the property uninhabitable
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