Colorado Security Deposit Deduction Calculator

Normal wear includes: faded or slightly worn paint, minor scuffs on walls, carpet wear from foot traffic, small nail holes (1-2 per wall), loose door handles from regular use, and minor scratches on countertops. These are the natural result of someone living in the unit and cannot be deducted from the security deposit.

Under C.R.S. § 38-12-103(1), if you fail to return the deposit or provide a written itemized statement within the deadline, you forfeit the right to withhold any portion of the deposit. The tenant can sue for the full deposit amount plus reasonable attorney fees. Some courts also award treble (3x) damages for willful noncompliance.

Only if the paint damage is beyond normal wear. If a tenant lived there 3+ years, faded or slightly dirty paint is normal wear. Large marks, crayon/marker, smoke damage, or unauthorized paint colors ARE deductible. Pro tip: document the paint condition at move-in AND move-out with photos.

Yes. Carpet has a useful life (typically 7-10 years). If carpet is 8 years old and a tenant damages it after 3 years, you can only deduct the remaining useful life value, not the full replacement cost. Courts look unfavorably at landlords who charge tenants full replacement for aged carpet.

Documentation is everything. Best practices: (1) Conduct a move-in inspection with photos and have the tenant sign it. (2) Conduct a thorough move-out inspection with photos of every room — this is your primary evidence. (3) Keep all repair receipts and invoices. (4) Send the itemized statement via certified mail. (5) Be reasonable — courts are skeptical of excessive deductions.

As of 2024, Colorado limits security deposits to 2 months' rent for most residential leases. Some local ordinances may have stricter limits. Pet deposits may be collected separately but are also subject to deposit return requirements.