Quick Answer
Under C.R.S. § 38-12-503, every Colorado residential rental agreement carries a promise that the home is fit for human habitation. You breach the warranty if a home is uninhabitable or unsafe, or has a condition that seriously affects the tenant’s life, health or safety, and you fail to act after written or electronic notice. You begin reasonable repairs within 24 hours for health or safety conditions and within 96 hours for uninhabitable conditions, when the notice includes permission to enter. Statute text last checked October 22, 2026.
Key Takeaways
- Twenty-four hours to begin repairs of conditions that seriously affect life, health or safety.
- Ninety-six hours for uninhabitable conditions, if the tenant’s notice includes permission to enter.
- Respond within 24 hours with your plan and estimated start and finish dates.
- Tenant-caused conditions are not a breach.
- Keep proof. The statute expects notice by a method you normally use, with proof of delivery.
1. What Triggers the Duty
The duty starts when the tenant gives written or electronic notice of a qualifying condition. The tenant should use a method you normally use to communicate, such as the portal or email address named in the lease, and keep proof of delivery. Make sure the lease names a clear way to send repair notices.
2. The Clocks
For conditions that seriously affect life, health or safety, begin reasonable repairs within 24 hours. For uninhabitable conditions, you have 96 hours, but only when the tenant’s notice includes permission to enter the home. Within 24 hours of a qualifying notice, respond with your plan and the estimated start and finish dates. If damage from a public health event makes the home inaccessible, the statute allows up to 72 hours for that response.
3. Conditions Caused by the Tenant
A condition caused by the tenant, household members, guests, or others under the tenant’s control is not a breach. Survivors of domestic violence, stalking or related offenses are covered if they give notice with supporting evidence. Record who reported what, and when.
4. Relocation Requests
For health, safety or environmental conditions, a tenant may ask you to provide a comparable unit or a hotel room at no cost. You do not have to cover other expenses. Rent continues during relocation and through the rest of the lease.
5. Waivers
Agreements that change these duties are generally not effective. A lease clause that tries to shift them to the tenant does not change the statute.
6. A Checklist
- Name a repair-request channel in the lease.
- Acknowledge each request within 24 hours with a plan and dates.
- Start repairs within the 24-hour or 96-hour window.
- Photograph before and after, and save invoices.
- Log every contact with dates and times.
Setting Up for the 24-Hour Clock
A 24-hour response window is hard to meet if repair requests land in a personal inbox. Name one monitored address or portal in the lease, set an auto-reply that confirms receipt, and keep a short list of contractors who answer quickly. Those three habits turn the statute’s clock from a worry into a routine.
7. What This Guide Does Not Cover
This guide covers the duties in § 38-12-503. It does not cover tenant remedies in § 38-12-507, mold specifics, local housing codes, or radon disclosure. It states the statute and does not predict how a court will rule.
8. Questions Owners Ask
Does the tenant have to put the request in writing? The statute refers to written or electronic notice, sent by a method you normally use.
What if the tenant does not allow entry? The 96-hour period applies when the notice includes permission to enter. Document any limits on access.
Does an insurance claim count as a repair? No. The statute says filing an insurance claim is not evidence that remediation happened.