Effective January 1, 2026, Colorado’s House Bill 25-1090 goes into effect, introducing one of the most significant changes to how rental pricing must be advertised and disclosed in the state. Officially known as the Protections Against Deceptive Pricing Practices Act, this legislation is designed to protect consumers, including renters, from hidden fees that increase housing costs after the fact.
What House Bill 1090 Is and Why It Matters
House Bill 1090 aims to eliminate deceptive pricing practices by requiring the total price of a rental to be clearly disclosed upfront. This means rental advertisements can no longer promote a base rent while adding mandatory fees later in the leasing process.
Under the law, any advertisement or communication about rent must show the total price a prospective resident will pay, including all mandatory fees except certain government charges. Misrepresenting pricing or requiring undisclosed fees is prohibited.
What Total Price Means for Rental Listings
The total price must include all mandatory monthly charges required to lease and occupy the property, not just the base rent. This single total amount must be displayed prominently and clearly.
For example, if a property is advertised at $1,200 per month and includes a mandatory $50 monthly amenity or parking fee, the advertised price must reflect $1,250 per month.
Key Changes for Property Management
House Bill 1090 represents a shift away from add-on pricing toward transparency.
Mandatory fees must be included in advertised rent.
Optional services may still be offered, but they must be clearly labeled and not included in the total price.
Certain itemized services are limited in markup to 2 percent of actual cost or $10 per month, whichever is less.
Property managers and owners may also need to review how utility billing systems are structured to ensure compliance with the law.
Why This Change Is Happening
The law was passed in response to consumer frustration with drip pricing, where costs increase as renters move through the leasing process. Because housing is often a household’s largest monthly expense, this law aims to make rental pricing easier to understand and compare from the start.
At Pioneer Property Management, we stay ahead of regulatory changes so our owners remain compliant while keeping their properties competitive. Our team is ready to assist with updating listings, reviewing fee structures, and navigating Colorado’s evolving rental laws.
