Renters are becoming more cautious about advertised prices, especially after encountering listings that appear affordable at first glance but prove far more expensive once mandatory fees are added later in the leasing process. For Colorado Springs landlords, effective property marketing services now depend on accurate pricing from the start.
Beginning January 1, 2026, Colorado’s HB25-1090 introduced new standards for fee disclosure in residential rental advertising.
These changes affect how rental prices are displayed online, how lease terms are written, and how recurring charges are communicated to prospective tenants.
Military renters make up a significant portion of the Colorado Springs rental market, and many are relocating under strict timelines and budgets. Transparent pricing can help build trust while reducing disputes during the application and leasing process.
Key Takeaways
- Colorado’s HB25-1090 requires landlords to disclose mandatory rental fees upfront in advertised pricing beginning January 1, 2026.
- Rental listings and lease agreements must remain consistent to avoid tenant disputes and potential compliance issues.
- Utility markups and payment processing fees face additional restrictions under the new law.
- Transparent pricing can help Colorado Springs landlords build trust with military renters and reduce leasing friction.
What Colorado’s New Fee Disclosure Law Means for Landlords
Overview of HB25-1090
HB25-1090 requires Colorado landlords and property managers to disclose mandatory recurring fees more clearly in residential rental listings. The law focuses on “total price” advertising, meaning renters should be able to understand the real monthly cost of housing before applying.
Why Colorado Is Regulating Rental Fee Advertising
State lawmakers introduced these rules in response to concerns about hidden housing costs that appear later in the leasing process. Clear pricing standards are intended to improve consumer protection and help renters compare properties more accurately.
For landlords in Colorado Springs, transparency may also support stronger tenant relationships in a market with a strong military community.
What Must Be Included in Colorado Rental Listings
Understanding the “Total Price” Requirement
Under HB25-1090, landlords must include mandatory recurring charges within the advertised rental price or clearly disclose them alongside the listing. The law specifically targets fees tenants cannot reasonably avoid.
For example, if a tenant must pay a recurring administrative fee, required amenity fee, or mandatory utility reimbursement each month, those charges may need to be reflected in the total advertised cost.
Optional charges are treated differently. Fees tied to elective services or optional amenities may not need to be presented in the same way, since tenants can choose whether to incur those costs.
The distinction between mandatory and optional fees will become especially important when preparing online rental advertisements.
Fees Landlords Need to Review before Advertising
Landlords should review recurring charges before posting listings, including administrative fees, amenity fees, utility charges, pet rent, parking fees, and trash reimbursements. Even if these charges were previously listed separately, they may now need clearer disclosure alongside the advertised rent.
How to Make Fee Disclosures Clear and Conspicuous
Mandatory fee disclosures should appear clearly near the advertised rent rather than buried in fine print. Landlords should also make sure pricing remains consistent across property websites, listing platforms, and lease documents.
Utility Charges and Additional Fee Restrictions
Rules for Utility Billing and Pass-Through Charges
Utilities may still be listed separately from rent in some situations, but landlords must clearly explain how charges are calculated. Accurate records and transparent billing practices are essential, especially for shared utility arrangements. Many owners rely on rental accounting support to maintain consistent records and disclosures.
Limits on Utility Markups and Processing Fees
Colorado’s updated rules limit certain administrative fees tied to utility billing and third-party charges. Landlords generally cannot add a markup that exceeds either 2% of the underlying charge or $10 per month, whichever is lower.
Payment processing fees are also facing additional scrutiny. If landlords charge tenants convenience fees for electronic payments, they may also need to provide a no-cost payment option.
These provisions are intended to prevent landlords from generating excessive revenue through hidden service charges that increase the actual cost of housing. Landlords who use automated billing systems should also verify that software settings and tenant portals reflect updated disclosure requirements.
Even small billing inconsistencies can create confusion if tenants receive invoices that differ from advertised pricing or lease terms.
Fees That May Create Compliance Problems
Property tax pass-through charges, common area maintenance fees, and vague recurring costs may face additional scrutiny if they are not properly disclosed. Landlords should review lease language and advertising carefully to avoid confusion or disputes.
Why Lease Language and Rental Listings Must Match
Aligning Lease Terms with Advertised Pricing
One of the most important compliance issues under HB25-1090 is consistency between rental advertisements and lease agreements.
If a listing advertises one monthly price but the lease introduces additional mandatory charges later, tenants may argue the pricing was misleading. Even accidental inconsistencies can create problems.
Landlords should review lease templates carefully to confirm all recurring charges are accurately reflected in both marketing materials and signed agreements.
Reliable online rent collection systems can also help landlords organize recurring charges more transparently and reduce billing confusion after move-in.
Potential Consequences of Noncompliance
Improper fee disclosures may lead to tenant complaints, disputes, or legal challenges. Inconsistent pricing can also damage a landlord’s reputation and make future leasing efforts more difficult.
How Colorado Springs Landlords Can Stay Compliant with Fee Disclosure Rules
Reviewing Current Rental Listings and Leasing Practices
Landlords should audit rental advertisements, lease agreements, payment policies, and fee disclosures to ensure pricing remains accurate across all platforms. Leasing teams should also understand how mandatory charges must be communicated to prospective tenants.
This review process should include third-party rental websites, social media advertisements, printed marketing materials, and tenant application forms. If pricing differs across platforms, prospective renters may question the listing's accuracy before even scheduling a showing.
Why Transparency Matters for Military-Focused Rentals
Colorado Springs has a large military community, and many service members and families rely on online listings before relocating. Transparent pricing helps military families compare housing costs more accurately and can strengthen tenant trust from the beginning of the leasing process.
FAQs
1. Do landlords have to include all fees in the advertised rent amount?
Mandatory recurring fees must generally be included in, or clearly disclosed alongside, the advertised rental price. Optional charges tied to elective services may be treated differently under the law.
2. Can landlords still charge utility reimbursement fees under HB25-1090?
Yes, but landlords must properly disclose how utility charges are calculated and comply with restrictions on utility markups. Clear lease language and transparent billing practices remain important.
3. What happens if a rental listing does not match the lease agreement?
Inconsistent pricing between advertisements and leases may lead to tenant disputes or compliance issues. Landlords should review all leasing materials to ensure mandatory charges are disclosed consistently.
4. Why is this law especially important in Colorado Springs?
Colorado Springs has a large military community, and many service members and families rely on online listings before relocating. Transparent pricing helps military families compare housing costs more accurately and avoid unexpected expenses during a move.
Building Long-Term Trust through Transparent Pricing
Colorado’s fee disclosure rules reflect a broader shift toward transparency in the rental housing industry.
Landlords who prepare carefully may find that clearer pricing improves tenant trust, reduces misunderstandings, and creates smoother leasing experiences overall. Accurate listings are no longer just a marketing best practice. They are becoming an essential part of compliance.
In many ways, HB25-1090 reflects changing expectations throughout the rental housing industry. Prospective tenants increasingly expect pricing transparency before they submit applications, schedule tours, or sign lease agreements. Owners who adapt early may be better positioned to attract qualified renters and reduce friction during the leasing process.
Falcon Property Company helps Colorado Springs landlords navigate changing rental regulations while maintaining strong relationships with tenants, including military families relocating throughout the area. From leasing support to financial oversight and property operations, our team understands the importance of accurate communication and proactive compliance.
Contact us today to prepare your rental listings and leasing practices for Colorado’s fee disclosure requirements.
