.webp)
What happens when a tenant falls behind on rent because they're fleeing an abusive partner? Under Colorado's HB25-1168, the answer is no longer "start the eviction process." This legislation significantly expands housing protections for victim-survivors of domestic violence, stalking, and unlawful sexual behavior. It also places new, enforceable obligations on landlords. From mandatory repayment plans to strict caps on early termination fees, the rules for Denver rental owners have changed.
At My Haven Group, we've spent over 30 years of combined experience helping Denver-area landlords navigate exactly these kinds of legal shifts. As a locally owned Denver property management company, we track every change in Colorado landlord-tenant law so our owner-clients stay compliant and protected. Here's what HB25-1168 means for you.
Key Takeaways
Repayment plans are now mandatory: Before a court can issue an eviction order for unpaid rent, landlords must offer a repayment plan of up to 9 months.
Abuser-caused damage isn't the survivor's debt: Victim-survivors who lawfully terminate a lease early can't be held liable for property damage caused by their abuser.
Early termination fees are capped: Tenants owe no more than one month's rent after vacating — and only if you document economic damages within 30 days.
Lock changes are protected: Landlords can't block, penalize, or retaliate against qualifying tenants who change their locks for safety.
Debt collection has new guardrails: You must provide documentation and at least 90 days' written notice before assigning a victim-survivor's alleged debt to a third-party collector.
Why HB25-1168 Matters for Denver Landlords
Colorado lawmakers passed HB25-1168 to keep victim-survivors of domestic violence, stalking, and unlawful sexual behavior stably housed during a crisis. The law recognizes that housing instability is one of the biggest barriers to escaping abuse.
For landlords, the law isn't just a policy statement. It creates concrete procedural requirements, and failing to follow them can derail an eviction case, expose you to liability, or invalidate fees you thought you were owed. You can read the official summary from the Colorado House Democrats and track the bill's full text on FastDemocracy.
Below are the five provisions every Denver rental owner should understand.
1. Mandatory Repayment Plans Before Eviction
Eviction protections for unpaid rent
Under HB25-1168, before a court can issue an eviction order for late or unpaid rent, the landlord must first offer the tenant a repayment plan. Skipping this step isn't an option — it's a prerequisite to obtaining possession through the courts.
Plan limits: the 9-month cap
The repayment timeline cannot exceed 9 months from the date the plan is established. That gives structure to the process: you're not obligated to carry a balance indefinitely, but you are obligated to give the tenant a genuine path to catch up.
What it means: Your eviction playbook now has a required intermediate step. Documenting that you offered a compliant repayment plan in writing with clear terms is essential evidence if the case ever reaches a courtroom.
Real-world example: A tenant escaping an abusive relationship misses two months of rent totaling $4,200. Instead of filing immediately, you offer a written plan spreading that balance over 9 months alongside current rent. If the tenant defaults on the plan, you've preserved your right to pursue eviction — with a paper trail that shows good faith. Our rent collection services are built around exactly this kind of documented, compliant process.
2. Early Lease Termination and Liability Limits
Damage relief for survivors
Victim-survivors who legally terminate their lease early cannot be held financially liable for property damage caused by their abuser. If an abuser punched holes in the drywall or broke a window, that cost cannot be charged to the survivor.
Fee caps and the 30-day documentation window
After a qualifying tenant vacates, the most you can require them to pay is one month's rent. Even that applies only if you actually incurred economic damages as a direct result of the early termination and provide documentation of those damages within 30 days.
What it means: Move-out documentation is now mission-critical. Miss the 30-day window or fail to substantiate your losses, and the fee likely isn't collectible. Thorough inspections, dated photos, and itemized statements protect you. If you're weighing how lease-break costs affect your bottom line, our pricing and management plans include the record-keeping infrastructure to handle these situations correctly.
3. The Right to Change Locks
Safety comes first
If a tenant provides the required documentation establishing victim-survivor status, you cannot prevent them from changing the locks on their unit — a straightforward safety measure the law now explicitly protects.
No fees, no retaliation
Landlords are prohibited from imposing fees, taking adverse action, or retaliating against a tenant for taking these reasonable safety precautions. That means no lock-change penalty in the lease ledger, no non-renewal "because of the hassle," and no negative references tied to the request.
What it means: Review your lease templates. Any clause that penalizes lock changes or requires landlord pre-approval in all circumstances may now conflict with state law for qualifying tenants. A professional review — like the compliance checks built into our property management guarantees — can catch these issues before they become disputes.
4. New Rules for Third-Party Debt Collection
Landlords may not assign an alleged debt owed by a victim-survivor to a third-party debt collector unless two conditions are met: you've provided the tenant with documentation of the economic damages, and you've given a minimum of 90 days' written notice before the assignment.
What it means: Sending a balance straight to collections after move-out is off the table for qualifying tenants. Build a 90-day notice step into your post-move-out workflow, and make sure your damage documentation is airtight from day one.
5. Acceptable Proof of Victim-Survivor Status
HB25-1168 also lowers the documentation hurdles tenants face. Traditional proof like police reports and protection orders still qualifies, but the law now also permits self-attestation or a letter signed by a qualified third party, such as a victim advocate or medical professional.
What it means: You cannot insist on a police report as the only acceptable proof. Train yourself (or your property manager) to recognize the full range of valid documentation, and handle these disclosures with confidentiality and care. A rigorous, legally compliant resident screening and management process helps you respond consistently rather than improvising under pressure.
Frequently Asked Questions
Does HB25-1168 apply to all Colorado landlords?
The law applies to residential landlords statewide, including individual owners of single-family rentals in the Denver metro. If you lease residential property in Colorado, you should assume these provisions apply to your tenancies.
Can I still evict a victim-survivor tenant for unpaid rent?
Yes, but only after you've offered a compliant repayment plan (capped at 9 months) and the tenant has failed to meet its terms. Courts cannot issue an eviction order for unpaid rent until that step is satisfied.
What if I can't verify a tenant's claim of victim-survivor status?
The law expands acceptable proof to include self-attestation and letters from qualified third parties like victim advocates or medical professionals. If a tenant provides documentation in one of the recognized forms, the protections apply — demanding additional proof beyond what the statute requires can create liability.
Stay Compliant and Protect Your Investment — Without Doing It Alone
HB25-1168 reshapes how Denver landlords handle unpaid rent, lease breaks, lock changes, and post-move-out debt for victim-survivor tenants. The landlords who thrive under the new rules will be the ones with airtight documentation, compliant lease language, and a clear process for every scenario the law covers.
My Haven Group manages all of this for our owner-clients every day, from legally sound repayment plans to meticulous move-out documentation. Schedule a free consultation to see how professional management keeps your Denver rental compliant and profitable. Have questions first? Contact us — we respond to every inquiry within 24 business hours.
