Colorado Mandatory Rental Disclosures

1. Lead-Based Paint Disclosure

If this property was built before 1978, the following applies:

• Month2Month will disclose any known lead-based paint or lead-based paint hazards in the property prior to lease execution.
• Month2Month will provide all available records and reports pertaining to lead-based paint in the property.
• The tenant will receive a copy of the EPA-approved pamphlet "Protect Your Family from Lead in Your Home."

For more information: National Lead Information Center at 1-800-424-LEAD (5323) or www.epa.gov/lead.

2. Security Deposit

Deposit Limits

Colorado law does not impose a statutory maximum on the amount of a security deposit for residential tenancies. However, the deposit amount and its terms must be stated in the rental agreement.

Permitted Uses

Your security deposit may be used for: unpaid rent; repair of damages to the premises caused by the tenant beyond normal wear and tear; cleaning costs to restore the unit to the same level of cleanliness as at move-in; unpaid utilities that are the tenant's responsibility; and other amounts owed under the rental agreement.

Return of Deposit

Pursuant to CRS §38-12-103, the landlord must return the security deposit or provide a written statement listing the reasons for retaining any portion of the deposit within the following timeframes:

• 30 calendar days after termination of the tenancy (default under Colorado law), or
• Up to 60 calendar days if the lease agreement specifies a 60-day return period

The written statement must itemize each deduction and the specific reasons for each. If the landlord retains any portion of the deposit for repairs, the statement must include an accounting of the costs incurred.

Move-In Condition Documentation

Month2Month provides a detailed move-in condition report documenting the condition of the premises at the start of the tenancy. This report includes room-by-room documentation, photographs, and a furnished items inventory. You should review the report carefully and note any discrepancies within 7 days of move-in.

Disputes

If you dispute any deduction, contact Month2Month in writing within 7 days. If the dispute cannot be resolved, you may file a claim in small claims court. If a court finds that Month2Month willfully retained your security deposit in violation of the statute, Month2Month may be liable for treble damages plus attorney's fees.

3. Landlord Identity and Address Disclosure

Colorado law requires the landlord to disclose to the tenant in writing at or before the commencement of the tenancy:

• The name and address of the person authorized to manage the premises
• The name and address of the owner of the premises or a person authorized to act on behalf of the owner for purposes of service of process, receiving notices, and receiving demands

If any of the above information changes during the tenancy, the landlord must provide written notice of the change within a reasonable time.

Your lease agreement contains the specific owner information, property manager contact information, emergency maintenance contact, and the person authorized to receive service of process for your property. Month2Month serves as the property manager for all properties in our portfolio.

General Contact: [email protected]

4. Smoke Alarms and Carbon Monoxide Detectors

All Month2Month rental properties are equipped with operable smoke alarms and carbon monoxide detectors installed in compliance with Colorado law.

Smoke Alarm Requirements

Pursuant to CRS §38-45-103, the landlord must install and maintain smoke alarms in each dwelling unit. Smoke detectors must be installed in each sleeping room, outside each sleeping area in the immediate vicinity of the bedrooms, and on every level of the dwelling including basements.

Carbon Monoxide Alarm Requirements

Pursuant to CRS §38-45.5-102, carbon monoxide alarms must be installed in dwelling units that contain a fuel-burning heater or appliance, a fireplace, or an attached garage. CO alarms must be installed outside each sleeping area in the immediate vicinity of the bedrooms and on every level of the dwelling.

Tenant Responsibilities

• Do not disable, disconnect, cover, or tamper with any smoke alarm or carbon monoxide detector. This is a violation of Colorado law.
• Test all devices monthly by pressing the test button.
• Report immediately if any device is chirping, not functioning, or missing.
• Do not remove batteries.
• If you hear the carbon monoxide alarm sound continuously, evacuate immediately and call 911.

Month2Month is responsible for ensuring all devices are operable at the beginning of each tenancy and for maintaining them throughout, including replacing batteries and units as needed.

5. Radon Disclosure

Pursuant to CRS §25-11-110, landlords in Colorado are required to disclose to tenants certain information regarding radon in the rental property:

What is Radon?

Radon is an odorless, colorless, tasteless radioactive gas that occurs naturally in soil and rock. It enters buildings through cracks in foundations, floors, and walls, as well as through well water and building materials. Radon levels vary from home to home and can fluctuate over time. Colorado's geology, including its granitic soils and high-altitude conditions, makes many areas of the state prone to elevated radon levels.

Health Risks

Prolonged exposure to elevated levels of radon increases the risk of developing lung cancer. The EPA has established an action level of 4.0 picocuries per liter (pCi/L) of air. If radon levels at or above this level are detected, mitigation is recommended.

Required Disclosure

Pursuant to Colorado law, Month2Month discloses the following:

• If radon testing has been conducted at the property, the results of the most recent test will be provided to the tenant
• If a radon mitigation system has been installed, the presence and type of system will be disclosed
• If no testing has been conducted, the tenant is informed that radon levels are unknown and testing is recommended

Tenant's Right to Test

You have the right to conduct your own radon test at your expense. If the test reveals radon levels at or above 4.0 pCi/L, notify Month2Month immediately. Month2Month will evaluate the results and take appropriate action, which may include professional radon mitigation.

For radon information and testing resources: Colorado Department of Public Health and Environment at www.colorado.gov/cdphe/radon or the National Radon Hotline at 1-800-SOS-RADON (1-800-767-7236).

6. Methamphetamine Contamination Disclosure

Pursuant to CRS §25-18.5-101, Colorado law requires specific disclosures regarding properties that have been used for the manufacture of methamphetamine or that have been contaminated by methamphetamine.

Disclosure Requirements

Before entering into a rental agreement, the landlord must disclose to the tenant:

• Whether the property was previously used as a methamphetamine laboratory
• Whether the property has been contaminated by methamphetamine
• Whether the property has been assessed and remediated in compliance with Colorado Department of Public Health and Environment standards
• The results of any decontamination assessments

A property that has been used for methamphetamine manufacturing may not be rented until it has been assessed and decontaminated in accordance with state standards and the local health department has issued a compliance certificate.

Month2Month certifies that, to its knowledge, no property offered for lease has been used for methamphetamine manufacturing or is contaminated by methamphetamine, unless specifically disclosed in the lease agreement.

7. Mold Disclosure

While Colorado does not have a specific mold disclosure statute, Colorado's warranty of habitability and general landlord obligations require that rental properties be maintained in a condition that does not present a health hazard. Mold can cause health problems, especially for people with allergies, asthma, or weakened immune systems.

Month2Month is not aware of any mold in the rental property that poses a health threat at the time of your lease. If mold is discovered during your tenancy, Month2Month will take appropriate remediation action.

Tenant Responsibilities to Prevent Mold

1. Ventilate your home: Open windows regularly, use exhaust fans in bathrooms and kitchens, and ensure air circulation. Colorado's dry climate generally reduces mold risk, but enclosed spaces with moisture sources still require ventilation.
2. Control moisture: Wipe up spills and leaks immediately, do not let water accumulate, and report any leaks or water damage to Month2Month immediately.
3. Use heating and air conditioning: Maintain reasonable temperatures and use climate control systems appropriately.
4. Clean regularly: Regular cleaning prevents mold from establishing itself, especially in bathrooms and kitchens.
5. Report problems immediately: If you see mold, smell musty odors, or notice water damage, report it to Month2Month right away.

8. Bed Bug Disclosure

Colorado law requires landlords to provide information about bed bugs and establishes responsibilities for both landlords and tenants regarding bed bug prevention and treatment.

Identification

Bed bugs have six legs and flat bodies about 1/4 inch long, ranging from red-brown to copper colored. They do not fly but move quickly over surfaces. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, baseboards, and wall cracks. They feed on human blood at night.

Signs of Infestation

Look for small blood stains on sheets, dark spots (excrement) on mattresses or walls, shed skins, and a sweet musty odor. Bites may appear as red, itchy welts in a line or cluster, though some people do not react.

Prevention

• Inspect your mattress, box spring, and bed frame regularly.
• When traveling, inspect hotel rooms and luggage before returning home.
• Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
• Reduce clutter to eliminate hiding places.

Landlord and Tenant Responsibilities

• The landlord may not knowingly rent a unit with an active bed bug infestation.
• The landlord is responsible for professional treatment when the infestation is not caused by the tenant.
• The tenant must promptly report any suspected bed bug infestation.
• The tenant must cooperate with inspection and treatment efforts.
• The tenant may not introduce into the unit any personal property the tenant knows is infested.

Month2Month has no knowledge of any bed bug infestation in your specific rental unit. If Month2Month becomes aware of bed bug infestation during your tenancy, you will be notified immediately.

9. Warranty of Habitability

Pursuant to CRS §38-12-503, the warranty of habitability requires that the landlord maintain the premises in a condition that is fit for human habitation, including but not limited to:

Required Conditions

• Waterproofing and weather protection of roof and exterior walls, including unbroken doors and windows
• Plumbing facilities in good working order, including hot and cold running water connected to a sewage disposal system
• Heating facilities in good working order
• Electrical lighting with wiring and electrical equipment in good working order
• Common areas maintained in a clean, safe, and sanitary condition
• Locks and security devices on exterior doors and windows in good working order
• Functioning smoke and carbon monoxide detectors
• Freedom from pests and vermin
• Adequate trash receptacles
• Running water and reasonable amounts of hot water
• Compliance with applicable building, housing, and health codes

Tenant Remedies for Habitability Violations

If the landlord fails to maintain the premises in habitable condition after receiving notice from the tenant, the tenant may have the following remedies under CRS §38-12-507:

1. Written notice: The tenant must first provide the landlord with written notice of the condition that makes the premises uninhabitable, giving the landlord a reasonable time to remedy the condition.
2. Repair and deduct: If the landlord fails to respond within a reasonable time, the tenant may contract for repairs and deduct the cost from rent (with limitations).
3. Rent withholding or escrow: In some circumstances, a tenant may withhold rent or deposit it in escrow until the condition is remedied.
4. Lease termination: If the condition substantially impairs the health or safety of the tenant and the landlord fails to remedy it, the tenant may terminate the lease.
5. Court action: The tenant may file an action in court seeking an order requiring the landlord to remedy the condition, damages, or rent reduction.

10. Eviction Protections

Colorado has enacted tenant protections governing the eviction process. A landlord must follow specific legal procedures to terminate a tenancy and cannot use "self-help" eviction methods.

Notice Requirements

Before filing an eviction action, the landlord must provide written notice to the tenant:

• Nonpayment of rent: 10-day notice to pay or vacate
• Substantial violation of lease: 10-day notice to cure or vacate (the tenant has the right to cure the violation within the notice period)
• Repeat violations: After a second substantially similar violation within 12 months, a 10-day notice without right to cure may be given
• Month-to-month tenancy termination: 21-day notice for tenancies of one month to six months; 28-day notice for tenancies of six months to one year; 91-day notice for tenancies of one year or more
• Criminal activity or imminent danger: Shorter notice periods may apply

Prohibition of Self-Help Eviction

A landlord may never:

• Change the locks to prevent a tenant from entering the premises
• Shut off utilities to force a tenant to vacate
• Remove the tenant's belongings from the premises
• Harass or intimidate the tenant to force vacating

Only a court-ordered eviction, executed by the county sheriff, is lawful.

Right to Cure

For most lease violations, the tenant has the right to cure the violation within the notice period. If the tenant cures the violation, the landlord may not proceed with eviction based on that violation.

Retaliatory Eviction

A landlord may not evict a tenant in retaliation for exercising legal rights, including complaining about habitability issues, contacting government agencies, or organizing a tenant association. Retaliation is presumed if the landlord takes adverse action within 12 months of the tenant exercising such rights.

11. Rent Stabilization

State Rent Increase Requirements

Colorado does not currently have a statewide rent control or rent stabilization statute of broad application. However, the following protections apply:

• Rent cannot be increased during a fixed-term lease unless the lease expressly permits it
• For month-to-month tenancies, the landlord must provide advance written notice of any rent increase (typically at least one full rental period before the increase takes effect)
• Rent increases that are retaliatory or discriminatory are unlawful regardless of the amount

Local Rent Protections

Some Colorado municipalities have enacted or are considering additional tenant protections. Check with your local government for any applicable local ordinances regarding rent increases or tenant protections. Cities and counties may enact additional protections beyond state law.

12. Domestic Violence Protections

Right to Terminate Lease Early

Pursuant to CRS §38-12-402, a tenant who is a victim of domestic violence, domestic abuse, unlawful sexual behavior, or stalking may terminate a rental agreement by providing the landlord with written notice, along with one of the following forms of documentation:

• A copy of a valid protection order
• A copy of a police report documenting that the tenant or a member of the tenant's household is a victim
• A copy of a report from a medical professional, mental health professional, domestic violence advocate, or other professional documenting that the tenant or a member of the tenant's household is a victim

The tenant's liability for rent terminates no later than the end of the first full month following the month in which the notice is given, unless the tenant vacates earlier.

Right to Request Lock Changes

A tenant who is a victim has the right to request that the landlord change the locks to the dwelling unit. The landlord must comply within 24 hours of receiving a written request with qualifying documentation. The tenant may be responsible for the reasonable cost of the lock change.

Protection from Eviction and Discrimination

A landlord may not:

• Terminate or refuse to renew a tenancy based on the tenant's status as a victim of domestic violence
• Refuse to rent to a prospective tenant based on domestic violence victim status
• Penalize a tenant for contacting law enforcement or emergency services in connection with domestic violence

Confidentiality

Month2Month will maintain the confidentiality of any information provided by a tenant who is a victim. Documentation provided will be kept in a secure file and will not be disclosed to third parties except as required by law.

Resources

• National Domestic Violence Hotline: 1-800-799-7233 (TTY: 1-800-787-3224)
• Colorado Crisis Services: 1-844-493-8255 (text "TALK" to 38255)
• National Sexual Assault Hotline: 1-800-656-4673
• Colorado Coalition Against Domestic Violence: www.ccadv.org
• Colorado Legal Services: www.coloradolegalservices.org

13. HOA Disclosures

If your rental property is located in a community governed by a Homeowners Association (HOA), condominium association, or similar common interest community, you should be aware of the following:

HOA Rules and Regulations

In addition to your lease agreement and applicable law, you may be subject to the HOA's covenants, conditions, and restrictions (CC&Rs), rules and regulations, and architectural guidelines. These may govern:

• Parking (including vehicle types, guest parking, and designated spaces)
• Pet policies (breed, size, and number restrictions)
• Noise levels and quiet hours
• Use of common areas (pool, gym, clubhouse, trails)
• Exterior modifications and decorations
• Trash and recycling procedures
• Rental restrictions or registration requirements
• Move-in/move-out procedures (elevator reservations, deposit requirements)

If applicable, Month2Month will provide you with a copy of or access to the relevant HOA rules and regulations that affect your use of the property. Violation of HOA rules may result in fines assessed against the property owner, which may be passed through to the tenant if caused by the tenant's actions or the actions of the tenant's guests.

Tenant Obligations

You agree to comply with all applicable HOA rules and regulations as a condition of your tenancy. If you receive a notice of violation from the HOA, please notify Month2Month immediately.

14. Furnished Property Disclosure

All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.

Your Responsibilities

• Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
• Use all items for their intended purpose only.
• Do not remove any furnished items from the property.
• Report any damage to furnished items within 48 hours of discovery.
• Do not repair or replace items yourself without prior written approval.

Damage vs. Normal Wear and Tear

Replacement Responsibility

• Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Costs may be deducted from the security deposit.
• Missing items: Tenant is responsible for full replacement cost.
• Normal wear items: Month2Month replaces items that reach end-of-life through normal use.
• Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.

Cleaning Standards

The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. If professional cleaning is required beyond what is attributable to normal wear and tear, cleaning costs may be deducted from the security deposit.

Inventory

A detailed furniture and household inventory checklist will be provided at move-in. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.

15. Tenant Rights and Responsibilities

Your Rights

1. Habitable Housing: Your rental unit must meet basic health and safety standards under Colorado's warranty of habitability, including weatherproofing, plumbing, heating, electricity, hot and cold running water, and freedom from vermin. (CRS §38-12-503)
2. Privacy: Your landlord must give reasonable notice (at least 24 hours is customary) before entering your unit except in emergencies, and may only enter during reasonable hours for specific lawful purposes.
3. Return of Security Deposit: Your deposit must be returned within 30 days (or 60 days if specified in the lease) after move-out, with an itemized statement of any deductions. (CRS §38-12-103)
4. Freedom from Discrimination: You cannot be discriminated against based on race, color, religion, sex, sexual orientation, gender identity, gender expression, marital status, national origin, ancestry, familial status, source of income, disability, or creed. (CRS §24-34-502)
5. Freedom from Retaliation: Your landlord cannot retaliate against you for exercising your legal rights, including complaining about habitability issues or contacting government agencies. (CRS §38-12-509)
6. Repairs and Maintenance: You have the right to request repairs for health and safety issues. Under the warranty of habitability, your landlord must respond within a reasonable time. If the landlord fails to make essential repairs, you may have remedies including repair and deduct, rent withholding, or lease termination. (CRS §38-12-507)
7. Protection from Unlawful Eviction: Your landlord must follow proper legal procedures and cannot use "self-help" eviction methods such as changing locks, shutting off utilities, or removing your belongings. (CRS §38-12-510)
8. Right to Cure: For most lease violations, you have the right to cure the violation within the notice period before the landlord can proceed with eviction.
9. Domestic Violence Protections: Victims of domestic violence, domestic abuse, unlawful sexual behavior, or stalking have the right to terminate a lease early and request lock changes. (CRS §38-12-402)
10. Right to Know about Radon: You have the right to be informed about radon testing results and any radon mitigation systems. (CRS §25-11-110)

Your Responsibilities

1. Pay rent in full and on time.
2. Keep the unit clean and sanitary.
3. Avoid damaging the property beyond normal wear and tear.
4. Promptly report maintenance issues, leaks, mold, pests, or safety hazards.
5. Allow reasonable access for repairs and inspections with proper notice.
6. Comply with all lease terms including occupancy limits, pet policies, and use restrictions.
7. Comply with applicable HOA rules and regulations.
8. Avoid creating nuisances or disturbing other residents.
9. Properly dispose of garbage and recycling.
10. Use all electrical, plumbing, sanitary, heating, ventilating, and air conditioning systems in a reasonable manner.
11. Provide proper notice before moving out and return the property in clean condition.

Resources

• Colorado Attorney General — Tenant Rights: www.coag.gov/housing
• Colorado Legal Services: www.coloradolegalservices.org
• Colorado Poverty Law Project: www.coloradopovertylaw.org
• Colorado Bar Association Lawyer Referral: www.cobar.org
• Domestic Violence Hotline: 1-800-799-7233
• Colorado Crisis Services: 1-844-493-8255
• Colorado Civil Rights Division: www.dora.state.co.us/civil-rights
• National Radon Hotline: 1-800-SOS-RADON (1-800-767-7236)