Important: Homzora is a housing research publisher, not a law firm, and nothing on this page is legal advice. This article is general information about the law as published by government and court sources at the time of writing, and it may not reflect later changes or the facts of your situation. Reading it does not create an attorney and client relationship. For advice about your situation, contact a licensed attorney or a legal aid organization in your state.
In the city of Denver, about 171,900 of 335,400 occupied homes, or 51.2 percent, are rented, according to the U.S. Census Bureau’s 2020 to 2024 American Community Survey (Homzora Denver dataset, Table B25003). The median gross rent is $1,831 a month (Homzora Denver dataset, Table B25064). Every one of those households went through an application, and the rules on fees and screening decide what you pay up front and how a landlord can judge you.
This guide explains application fees and tenant screening in Denver under Colorado law and any local rules: what a landlord can charge, what it must tell you, how criminal history, credit, eviction records, and vouchers can be used, and what to do if you are denied.
Quick answers
- Portable reports: if you provide one, the landlord cannot charge an application fee (Colorado HB23-1099).
- Criminal history: no arrests, and no convictions older than five years, with exceptions (C.R.S. § 38-12-904).
- Income: required income cannot exceed 200 percent of rent (C.R.S. § 38-12-904).
- Denial: written reasons, generally within 20 days (C.R.S. § 38-12-904).
Income requirements at local rents
Income requirements are one of the most common screening criteria. As an illustration only, a landlord requiring income of three times the rent would expect about $5,493 a month, or $65,916 a year, at the median gross rent of $1,831. Requirements vary by landlord and some laws limit them, so ask for the exact standard in writing.
Application fees and portable reports
Since August 2023, a Colorado landlord cannot charge an application fee or a fee to use a portable tenant screening report you provide, though it may require the report to be recent. Violations can bring a $2,500 penalty plus costs and fees, reduced if cured quickly (Colorado HB23-1099). Starting January 1, 2027, applications must also tell you what information the landlord will access and the factors it will consider (Colorado HB26-1196 session law).
What landlords may consider
Colorado landlords may not consider arrest records at all, or convictions more than five years before the application, with exceptions for some offenses. Rental and credit history are limited to seven years, required income cannot exceed 200 percent of annual rent, and for subsidized applicants, landlords cannot use credit scores. If a landlord denies you, it must state the reasons in writing and include any consumer report used, generally within 20 days (C.R.S. § 38-12-904). In September 2026 the Attorney General sued two property managers under this law (Colorado Attorney General complaint under the Rental Application Fairness Act (September 2026)).
Vouchers and eviction records
State law bars refusing to rent because of source of income, including housing assistance, with exemptions for landlords with three or fewer units and for owners of five or fewer single family homes regarding federal vouchers (C.R.S. § 24-34-502). Denver also adopted its own source of income ordinance in 2018 (5280, Denver source of income ordinance (2018)). Eviction court records are suppressed until a court grants the landlord possession (C.R.S. § 13-40-110.5).
Your federal rights if you are denied
Under the federal Fair Credit Reporting Act, a landlord that denies you, requires a cosigner, or charges a larger deposit or higher rent based even partly on a consumer report must give you an adverse action notice. It must name the screening company, say that the company did not make the decision, and explain your right to dispute the report and to get a free copy if you ask within 60 days (FTC, Using Consumer Reports: What Landlords Need to Know). The CFPB adds that a screening company generally has 30 days to investigate a dispute, and sometimes 45 (CFPB, If your rental application is denied because of a screening report).
At the federal level, HUD withdrew its 2016 guidance on how the Fair Housing Act applies to the use of criminal records, effective September 25, 2025 (Federal Register, HUD withdrawal of 2016 criminal records guidance (July 17, 2026)). State and local rules described in this guide still apply where they exist.
Where to get help in Denver
The Colorado Civil Rights Division takes housing complaints within one year (Colorado Civil Rights Division, Complaint process). For other assistance, call 211 (211.org).
Fair housing
The federal Fair Housing Act prohibits discrimination in rental terms because of race, color, religion, sex, familial status, national origin, or disability (42 U.S.C. § 3604). HUD accepts complaints (HUD, File a Complaint).
Before you pay an application fee
- Ask for the landlord’s screening criteria in writing.
- Ask exactly what the fee covers and whether any part is refundable.
- Ask how many applications are already pending for the unit.
- Ask how long a decision will take and how you will be notified.
- Ask whether the landlord accepts a reusable screening report you already have.
Documents to have ready
- Photo identification for every adult applicant.
- Recent pay stubs or an offer letter, and benefit award letters.
- Bank statements if you are self employed or have irregular income.
- Contact information for current and past landlords.
- Voucher paperwork if you use housing assistance.
- A guarantor’s information and documents if one is needed.
Check your own records first
Before applying, review your credit reports from each of the three national credit bureaus and look for errors, old debts you have paid, or accounts you do not recognize. If you have had an eviction case or a criminal record, find out whether it was sealed or dismissed, since many places limit what landlords can use. Fixing errors before you apply is far easier than disputing them after a denial.
If you have limited or poor credit
- Offer a larger share of rent from savings or proof of steady income.
- Ask whether a cosigner or guarantor is accepted.
- Provide references from past landlords showing on time payments.
- Write a short letter explaining a past problem and how it was resolved.
- Ask whether the landlord will consider alternative evidence of ability to pay.
Red flags during the application
Be cautious if someone asks for a fee before you can see the unit, asks you to pay by wire transfer, gift card, or cryptocurrency, refuses to give screening criteria, or pressures you to decide immediately. Legitimate landlords usually explain their criteria, accept traceable payment methods, and let you tour the home or a verified video tour before you pay.
If you are denied
- Ask for the reasons in writing if you did not receive them.
- Request the free copy of any screening report used.
- Dispute any errors with the screening company in writing.
- Keep copies of every letter, email, and receipt.
- Contact a fair housing organization or legal aid office if you believe the denial was discriminatory.
Build your evidence file
Landlord and tenant disputes are usually decided by documents. Keep these together from the day you sign:
- The signed lease, every addendum, and every renewal.
- Receipts or bank records for the deposit and each rent payment.
- Dated photos and video of every room at move in and move out.
- Copies of every repair request and the landlord’s replies.
- Every notice you send or receive, with proof of delivery.
Keep copies somewhere other than your phone, such as an email to yourself, so they survive a lost device.
Holding deposits
Some landlords ask for a holding deposit to take a unit off the market while your application is processed or before you sign. Before paying, get in writing how much it is, how long it holds the unit, whether it will be applied to your first month or deposit, and when it will be refunded if you are not approved or change your mind.
Frequently asked questions
Can a Denver landlord charge me if I have a portable report?
No application fee may be charged (Colorado HB23-1099).
How far back can criminal history go?
Generally five years for convictions, and arrests cannot be considered (C.R.S. § 38-12-904).
Can income requirements be three times rent?
No more than 200 percent of rent (C.R.S. § 38-12-904).
What must a denial notice include?
If a consumer report was used, the name of the screening company, a statement that it did not make the decision, and your rights to dispute and to a free copy within 60 days (FTC, Using Consumer Reports: What Landlords Need to Know).
Legal notice
Homzora is not a law firm and does not provide legal advice. Laws, court rules, and local programs change, and how they apply depends on your facts. Before you act on anything in this article, confirm the current rules with the court, a licensed attorney, or a legal aid organization.
Sources
- Homzora Denver dataset, Table B25003
- Homzora Denver dataset, Table B25064
- Colorado HB23-1099
- C.R.S. § 38-12-904
- Colorado HB26-1196 session law
- Colorado Attorney General complaint under the Rental Application Fairness Act (September 2026)
- C.R.S. § 24-34-502
- 5280, Denver source of income ordinance (2018)
- C.R.S. § 13-40-110.5
- FTC, Using Consumer Reports: What Landlords Need to Know
- CFPB, If your rental application is denied because of a screening report
- Federal Register, HUD withdrawal of 2016 criminal records guidance (July 17, 2026)
- Colorado Civil Rights Division, Complaint process
- 211.org
- 42 U.S.C. § 3604
- HUD, File a Complaint