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Colorado bans many residential 'junk fees' and rejects a bill restricting algorithmic rent tools
Summary
A 2026 consumer-protection law requires landlords to disclose mandatory fees and prohibits many undisclosed or excessive charges; a separate bill that would have curtailed use of non-public algorithmic rent-setting tools passed the legislature but was vetoed by the governor.
Debbie Mayer summarized consumer-protection changes affecting landlords and tenants. House Bill 251090 (effective Jan. 1, 2026) increases pricing transparency by requiring landlords to disclose a rental's total cost, including mandatory fees in advertisements and listings, and prohibiting a suite of "junk fees" (undisclosed processing or administrative fees, mandatory service charges, excessive utility markups, and fees for services not provided or not properly disclosed).
Examples presenters gave included prohibiting utility markups above 2% or $10 per month, barring late fees tied to utilities rather than rent, and requiring transparent disclosure of all mandatory fees before lease signing. Remedies discussed include cease-and-desist orders, reimbursements to tenants, and recovery of actual damages.
Presenters also covered a separate bill (referred to in the session as HB 25104 or the pricing-coordination bill) that would have prohibited certain uses of non-public algorithmic rent-setting tools to prevent price-fixing through shared databases; that bill passed the legislature but was vetoed by the governor, presenters said.
