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01




Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards Lead Warning Statement

Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978 housing, lessors must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling. Lessees must also receive a federally approved pamphlet on lead poisoning prevention. Lessorâ&#x20AC;&#x2122;s Disclosure (a) Presence of lead-based paint and/or lead-based paint hazards (check (i) or (ii) below): (i) ______ Known lead-based paint and/or lead-based paint hazards are present in the housing (explain). _______________________________________________________________________________________ _______________________________________________________________________________________ (ii) _____ Lessor has no knowledge of lead-based paint and/or lead-based paint hazards in the housing. (b) Records and reports available to the lessor (check (i) or (ii) below): (i) ______ Lessor has provided the lessee with all available records and reports pertaining to lead-based paint and/or lead-based paint hazards in the housing (list documents below). _______________________________________________________________________________________ _______________________________________________________________________________________ (ii) _____ Lessor has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing. Lesseeâ&#x20AC;&#x2122;s Acknowledgment (initial) (c) ________ Lessee has received copies of all information listed above. (d) ________ Lessee has received the pamphlet Protect Your Family from Lead in Your Home. Agentâ&#x20AC;&#x2122;s Acknowledgment (initial) (e) ________ Agent has informed the lessor of the lessorâ&#x20AC;&#x2122;s obligations under 42 U.S.C. 4852d and is aware of his/her responsibility to ensure compliance. Certification of Accuracy The following parties have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate. __________________________________________________ __________________________________________________ Lessor Date Lessor Date __________________________________________________ Lessee Date __________________________________________________ Agent Date

__________________________________________________ Lessee Date __________________________________________________ Agent Date

               





                            






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Protect Your Family From Lead In Your Home United States Environmental Protection Agency United States Consumer Product Safety Commission United States Department of Housing and Urban Development

             

                           






Are You Planning To Buy, Rent, or Renovate a Home Built Before 1978? any houses and apartments built before 1978 have paint that contains high levels of lead (called leadbased paint). Lead from paint, chips, and dust can pose serious health hazards if not taken care of properly.

M

OWNERS, BUYERS, and RENTERS are encouraged to check for lead (see page 6) before renting, buying or renovating pre1978 housing. ederal law requires that individuals receive certain information before renting, buying, or renovating pre-1978 housing:

F

LANDLORDS have to disclose known information on lead-based paint and lead-based paint hazards before leases take effect. Leases must include a disclosure about lead-based paint. SELLERS have to disclose known information on lead-based paint and lead-based paint hazards before selling a house. Sales contracts must include a disclosure about lead-based paint. Buyers have up to 10 days to check for lead. RENOVATORS disturbing more than 2 square feet of painted surfaces have to give you this pamphlet before starting work.





                           




IMPORTANT! Lead From Paint, Dust, and Soil Can Be Dangerous If Not Managed Properly FACT: Lead exposure can harm young children and babies even before they are born. FACT: Even children who seem healthy can have high levels of lead in their bodies. FACT: People can get lead in their bodies by breathing or swallowing lead dust, or by eating soil or paint chips containing lead. FACT: People have many options for reducing lead hazards. In most cases, lead-based paint that is in good condition is not a hazard. FACT: Removing lead-based paint improperly can increase the danger to your family. If you think your home might have lead hazards, read this pamphlet to learn some simple steps to protect your family.

                            








Lead Gets in the Body in Many Ways Childhood lead poisoning remains a major environmental health problem in the U.S.

People can get lead in their body if they: N Breathe in lead dust (especially during renovations that disturb painted surfaces). N Put their hands or other objects covered with lead dust in their mouths. N Eat paint chips or soil that contains lead. Lead is even more dangerous to children under the age of 6: N At this age childrenâ&#x20AC;&#x2122;s brains and nervous systems are more sensitive to the damaging effects of lead.

Even children who appear healthy can have dangerous levels of lead in their bodies.

N Childrenâ&#x20AC;&#x2122;s growing bodies absorb more lead. N Babies and young children often put their hands and other objects in their mouths. These objects can have lead dust on them. Lead is also dangerous to women of childbearing age: N Women with a high lead level in their system prior to pregnancy would expose a fetus to lead through the placenta during fetal development.

2



                           




Leadâ&#x20AC;&#x2122;s Effects It is important to know that even exposure to low levels of lead can severely harm children. In children, lead can cause: N Nervous system and kidney damage. N Learning disabilities, attention deficit disorder, and decreased intelligence.

Brain or Nerve Damage Hearing Problems

N Speech, language, and behavior problems. N Poor muscle coordination. Slowed Growth

N Decreased muscle and bone growth. N Hearing damage. While low-lead exposure is most common, exposure to high levels of lead can have devastating effects on children, including seizures, unconsciousness, and, in some cases, death. Although children are especially susceptible to lead exposure, lead can be dangerous for adults too. In adults, lead can cause:

Digestive Problems

N Increased chance of illness during pregnancy.

Reproductive Problems (Adults)

N Harm to a fetus, including brain damage or death. N Fertility problems (in men and women). N High blood pressure.

Lead affects the body in many ways.

N Digestive problems. N Nerve disorders. N Memory and concentration problems. N Muscle and joint pain.

3



                           






Where Lead-Based Paint Is Found In general, the older your home, the more likely it has leadbased paint.

Many homes built before 1978 have leadbased paint. The federal government banned lead-based paint from housing in 1978. Some states stopped its use even earlier. Lead can be found: N In homes in the city, country, or suburbs. N In apartments, single-family homes, and both private and public housing. N Inside and outside of the house. N In soil around a home. (Soil can pick up lead from exterior paint or other sources such as past use of leaded gas in cars.)

Checking Your Family for Lead Get your children and home tested if you think your home has high levels of lead.

To reduce your child's exposure to lead, get your child checked, have your home tested (especially if your home has paint in poor condition and was built before 1978), and fix any hazards you may have. Children's blood lead levels tend to increase rapidly from 6 to 12 months of age, and tend to peak at 18 to 24 months of age. Consult your doctor for advice on testing your children. A simple blood test can detect high levels of lead. Blood tests are usually recommended for: N Children at ages 1 and 2. N Children or other family members who have been exposed to high levels of lead. N Children who should be tested under your state or local health screening plan. Your doctor can explain what the test results mean and if more testing will be needed.

4





                           




Identifying Lead Hazards Lead-based paint is usually not a hazard if it is in good condition, and it is not on an impact or friction surface, like a window. It is defined by the federal government as paint with lead levels greater than or equal to 1.0 milligram per square centimeter, or more than 0.5% by weight. Deteriorating lead-based paint (peeling, chipping, chalking, cracking or damaged) is a hazard and needs immediate attention. It may also be a hazard when found on surfaces that children can chew or that get a lot of wear-and-tear, such as:

Lead from paint chips, which you can see, and lead dust, which you canâ&#x20AC;&#x2122;t always see, can both be serious hazards.

N Windows and window sills. N Doors and door frames. N Stairs, railings, banisters, and porches. Lead dust can form when lead-based paint is scraped, sanded, or heated. Dust also forms when painted surfaces bump or rub together. Lead chips and dust can get on surfaces and objects that people touch. Settled lead dust can re-enter the air when people vacuum, sweep, or walk through it. The following two federal standards have been set for lead hazards in dust: N 40 micrograms per square foot (Îźg/ft2) and higher for floors, including carpeted floors. N 250 Îźg/ft2 and higher for interior window sills. Lead in soil can be a hazard when children play in bare soil or when people bring soil into the house on their shoes. The following two federal standards have been set for lead hazards in residential soil: N 400 parts per million (ppm) and higher in play areas of bare soil. N 1,200 ppm (average) and higher in bare soil in the remainder of the yard. The only way to find out if paint, dust and soil lead hazards exist is to test for them. The next page describes the most common methods used. 5



                           






Checking Your Home for Lead Just knowing that a home has leadbased paint may not tell you if there is a hazard.

You can get your home tested for lead in several different ways: N A paint inspection tells you whether your home has lead-based paint and where it is located. It wonâ&#x20AC;&#x2122;t tell you whether or not your home currently has lead hazards. N A risk assessment tells you if your home currently has any lead hazards from lead in paint, dust, or soil. It also tells you what actions to take to address any hazards. N A combination risk assessment and inspection tells you if your home has any lead hazards and if your home has any lead-based paint, and where the lead-based paint is located. Hire a trained and certified testing professional who will use a range of reliable methods when testing your home. N Visual inspection of paint condition and location. N A portable x-ray fluorescence (XRF) machine. N Lab tests of paint, dust, and soil samples. There are state and federal programs in place to ensure that testing is done safely, reliably, and effectively. Contact your state or local agency (see bottom of page 11) for more information, or call 1-800-424-LEAD (5323) for a list of contacts in your area. Home test kits for lead are available, but may not always be accurate. Consumers should not rely on these kits before doing renovations or to assure safety.

6





                           




What You Can Do Now To Protect Your Family If you suspect that your house has lead hazards, you can take some immediate steps to reduce your familyâ&#x20AC;&#x2122;s risk: N If you rent, notify your landlord of peeling or chipping paint. N Clean up paint chips immediately. N Clean floors, window frames, window sills, and other surfaces weekly. Use a mop or sponge with warm water and a general all-purpose cleaner or a cleaner made specifically for lead. REMEMBER: NEVER MIX AMMONIA AND BLEACH PRODUCTS TOGETHER SINCE THEY CAN FORM A DANGEROUS GAS. N Thoroughly rinse sponges and mop heads after cleaning dirty or dusty areas. N Wash childrenâ&#x20AC;&#x2122;s hands often, especially before they eat and before nap time and bed time. N Keep play areas clean. Wash bottles, pacifiers, toys, and stuffed animals regularly. N Keep children from chewing window sills or other painted surfaces. N Clean or remove shoes before entering your home to avoid tracking in lead from soil. N Make sure children eat nutritious, low-fat meals high in iron and calcium, such as spinach and dairy products. Children with good diets absorb less lead. 7



                           






Reducing Lead Hazards In The Home Removing lead improperly can increase the hazard to your family by spreading even more lead dust around the house. Always use a professional who is trained to remove lead hazards safely.

In addition to day-to-day cleaning and good nutrition: N You can temporarily reduce lead hazards by taking actions such as repairing damaged painted surfaces and planting grass to cover soil with high lead levels. These actions (called â&#x20AC;&#x153;interim controlsâ&#x20AC;?) are not permanent solutions and will need ongoing attention. N To permanently remove lead hazards, you should hire a certified lead â&#x20AC;&#x153;abatementâ&#x20AC;? contractor. Abatement (or permanent hazard elimination) methods include removing, sealing, or enclosing lead-based paint with special materials. Just painting over the hazard with regular paint is not permanent removal. Always hire a person with special training for correcting lead problemsâ&#x20AC;&#x201D;someone who knows how to do this work safely and has the proper equipment to clean up thoroughly. Certified contractors will employ qualified workers and follow strict safety rules as set by their state or by the federal government. Once the work is completed, dust cleanup activities must be repeated until testing indicates that lead dust levels are below the following: N 40 micrograms per square foot (Îźg/ft2) for floors, including carpeted floors; N 250 Îźg/ft2 for interior windows sills; and N 400 Îźg/ft2 for window troughs.

8

Call your state or local agency (see bottom of page 11) for help in locating certified professionals in your area and to see if financial assistance is available.





                           




Remodeling or Renovating a Home With Lead-Based Paint Take precautions before your contractor or you begin remodeling or renovating anything that disturbs painted surfaces (such as scraping off paint or tearing out walls): N Have the area tested for lead-based paint. N Do not use a belt-sander, propane torch, high temperature heat gun, dry scraper, or dry sandpaper to remove lead-based paint. These actions create large amounts of lead dust and fumes. Lead dust can remain in your home long after the work is done. N Temporarily move your family (especially children and pregnant women) out of the apartment or house until the work is done and the area is properly cleaned. If you canâ&#x20AC;&#x2122;t move your family, at least completely seal off the work area. N Follow other safety measures to reduce lead hazards. You can find out about other safety measures by calling 1-800-424-LEAD. Ask for the brochure â&#x20AC;&#x153;Reducing Lead Hazards When Remodeling Your Home.â&#x20AC;? This brochure explains what to do before, during, and after renovations. If you have already completed renovations or remodeling that could have released lead-based paint or dust, get your young children tested and follow the steps outlined on page 7 of this brochure.

If not conducted properly, certain types of renovations can release lead from paint and dust into the air.

9



                           






Other Sources of Lead N Drinking water. Your home might have plumbing with lead or lead solder. Call your local health department or water supplier to find out about testing your water. You cannot see, smell, or taste lead, and boiling your water will not get rid of lead. If you think your plumbing might have lead in it: While paint, dust, and soil are the most common sources of lead, other lead sources also exist.

â&#x20AC;˘ Use only cold water for drinking and cooking. â&#x20AC;˘ Run water for 15 to 30 seconds before drinking it, especially if you have not used your water for a few hours. N The job. If you work with lead, you could bring it home on your hands or clothes. Shower and change clothes before coming home. Launder your work clothes separately from the rest of your familyâ&#x20AC;&#x2122;s clothes. N Old painted toys and furniture. N Food and liquids stored in lead crystal or lead-glazed pottery or porcelain. N Lead smelters or other industries that release lead into the air. N Hobbies that use lead, such as making pottery or stained glass, or refinishing furniture. N Folk remedies that contain lead, such as â&#x20AC;&#x153;gretaâ&#x20AC;? and â&#x20AC;&#x153;azarconâ&#x20AC;? used to treat an upset stomach.

10





                           




For More Information The National Lead Information Center Call 1-800-424-LEAD (424-5323) to learn how to protect children from lead poisoning and for other information on lead hazards. To access lead information via the web, visit www.epa.gov/lead and www.hud.gov/offices/lead/. EPAâ&#x20AC;&#x2122;s Safe Drinking Water Hotline Call 1-800-426-4791 for information about lead in drinking water. Consumer Product Safety Commission (CPSC) Hotline To request information on lead in consumer products, or to report an unsafe consumer product or a product-related injury call 1-800-6382772, or visit CPSC's Web site at: www.cpsc.gov. Health and Environmental Agencies Some cities, states, and tribes have their own rules for lead-based paint activities. Check with your local agency to see which laws apply to you. Most agencies can also provide information on finding a lead abatement firm in your area, and on possible sources of financial aid for reducing lead hazards. Receive up-to-date address and phone information for your local contacts on the Internet at www.epa.gov/lead or contact the National Lead Information Center at 1-800-424-LEAD. For the hearing impaired, call the Federal Information Relay Service at 1-800-877-8339 to access any of the phone numbers in this brochure. 11



                           






EPA Regional Offices Your Regional EPA Office can provide further information regarding regulations and lead protection programs.

EPA Regional Offices Region 1 (Connecticut, Massachusetts, Maine, New Hampshire, Rhode Island, Vermont) Regional Lead Contact U.S. EPA Region 1 Suite 1100 (CPT) One Congress Street Boston, MA 02114-2023 1 (888) 372-7341 Region 2 (New Jersey, New York, Puerto Rico, Virgin Islands) Regional Lead Contact U.S. EPA Region 2 2890 Woodbridge Avenue Building 209, Mail Stop 225 Edison, NJ 08837-3679 (732) 321-6671 Region 3 (Delaware, Maryland, Pennsylvania, Virginia, Washington DC, West Virginia) Regional Lead Contact U.S. EPA Region 3 (3WC33) 1650 Arch Street Philadelphia, PA 19103 (215) 814-5000 Region 4 (Alabama, Florida, Georgia, Kentucky, Mississippi, North Carolina, South Carolina, Tennessee) Regional Lead Contact U.S. EPA Region 4 61 Forsyth Street, SW Atlanta, GA 30303 (404) 562-8998 Region 5 (Illinois, Indiana, Michigan, Minnesota, Ohio, Wisconsin) Regional Lead Contact U.S. EPA Region 5 (DT-8J) 77 West Jackson Boulevard Chicago, IL 60604-3666 (312) 886-6003

Region 6 (Arkansas, Louisiana, New Mexico, Oklahoma, Texas) Regional Lead Contact U.S. EPA Region 6 1445 Ross Avenue, 12th Floor Dallas, TX 75202-2733 (214) 665-7577

Region 7 (Iowa, Kansas, Missouri, Nebraska) Regional Lead Contact U.S. EPA Region 7 (ARTD-RALI) 901 N. 5th Street Kansas City, KS 66101 (913) 551-7020 Region 8 (Colorado, Montana, North Dakota, South Dakota, Utah, Wyoming) Regional Lead Contact U.S. EPA Region 8 999 18th Street, Suite 500 Denver, CO 80202-2466 (303) 312-6021

Region 9 (Arizona, California, Hawaii, Nevada) Regional Lead Contact U.S. Region 9 75 Hawthorne Street San Francisco, CA 94105 (415) 947-4164 Region 10 (Alaska, Idaho, Oregon, Washington) Regional Lead Contact U.S. EPA Region 10 Toxics Section WCM-128 1200 Sixth Avenue Seattle, WA 98101-1128 (206) 553-1985

12





                           




CPSC Regional Offices Your Regional CPSC Office can provide further information regarding regulations and consumer product safety.

Eastern Regional Center Consumer Product Safety Commission 201 Varick Street, Room 903 New York, NY 10014 (212) 620-4120

Western Regional Center Consumer Product Safety Commission 1301 Clay Street, Suite 610-N Oakland, CA 94612 (510) 637-4050

Central Regional Center Consumer Product Safety Commission 230 South Dearborn Street, Room 2944 Chicago, IL 60604 (312) 353-8260

HUD Lead Office Please contact HUD's Office of Healthy Homes and Lead Hazard Control for information on lead regulations, outreach efforts, and lead hazard control and research grant programs. U.S. Department of Housing and Urban Development Office of Healthy Homes and Lead Hazard Control 451 Seventh Street, SW, P-3206 Washington, DC 20410 (202) 755-1785

This document is in the public domain. It may be reproduced by an individual or organization without permission. Information provided in this booklet is based upon current scientific and technical understanding of the issues presented and is reflective of the jurisdictional boundaries established by the statutes governing the co-authoring agencies. Following the advice given will not necessarily provide complete protection in all situations or against all health hazards that can be caused by lead exposure. U.S. EPA Washington DC 20460 U.S. CPSC Washington DC 20207 U.S. HUD Washington DC 20410

EPA747-K-99-001 June 2003

13



                           






Simple Steps To Protect Your Family From Lead Hazards If you think your home has high levels of lead: N Get your young children tested for lead, even if they seem healthy. N Wash childrenâ&#x20AC;&#x2122;s hands, bottles, pacifiers, and toys often. N Make sure children eat healthy, low-fat foods. N Get your home checked for lead hazards. N Regularly clean floors, window sills, and other surfaces. N Wipe soil off shoes before entering house. N Talk to your landlord about fixing surfaces with peeling or chipping paint. N Take precautions to avoid exposure to lead dust when remodeling or renovating (call 1-800-424LEAD for guidelines). N Donâ&#x20AC;&#x2122;t use a belt-sander, propane torch, high temperature heat gun, scraper, or sandpaper on painted surfaces that may contain lead. N Donâ&#x20AC;&#x2122;t try to remove lead-based paint yourself.

Recycled/Recyclable Printed with vegetable oil based inks on recycled paper (minimum 50% postconsumer) process chlorine free.



                           






ITâ&#x20AC;&#x2122;S THE LAW! Federal law requires contractors that disturb painted surfaces in homes, child care facilities and schools built before 1978 to be certified and follow specific work practices to prevent lead contamination. Always ask to see your contractorâ&#x20AC;&#x2122;s certification. Federal law requires that individuals receive certain information before renovating more than six square feet of painted surfaces in a room for interior projects or more than twenty square feet of painted surfaces for exterior projects or window replacement or demolition in housing, child care facilities and schools built before 1978.             pamphlet before starting work.               classrooms, and the families of children under six years of age that attend those facilities: renovators must provide a copy of this pamphlet to child care facilities and general renovation information to families whose children attend those facilities.

             

                           






RENOVATING, REPAIRING, OR PAINTING?

LEAD AND YOUR HEALTH

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Lead is especially dangerous to children under six years of age.

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WHERE DOES THE LEAD COME FROM?

CHECKING YOUR HOME FOR LEADď&#x161;şBASED PAINT

Dust is the main problem. The most common way to get lead in the body is from dust. Lead dust comes from deteriorating lead-based paint and lead-contaminated soil that gets tracked into your home. This dust may accumulate to unsafe levels. Then, normal hand to-mouth activities, like playing and eating (especially in young children), move that dust from

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Home renovation creates dust.                 hazardous lead dust and chips.

Proper work practices protect you from the dust.

Older homes, child care facilities, and schools are more likely to contain lead-based paint.

The key to protecting yourself and your family during a renovation, repair or painting job is to use lead-safe work practices such as containing dust inside the work area, using dust-minimizing work methods, and conducting a careful cleanup, as described in this pamphlet.

    -       /0     assisted, or public housing. Schools are preschools and kindergarten classrooms. They may be urban, suburban, or rural.

Other sources of lead. Remember, lead can also come from outside soil, your water, or household items P   - Q      S/  U  2         1-800-424-LEAD (5323) for more information on these sources.

You have the following options: You may decide to assume your home, child care facility, or school contains lead. Especially in older homes and buildings, you may simply want to assume lead-based paint is present and follow the lead-safe work practices described in this brochure during the renovation, repair, or painting job. You can hire a certified professional to check for lead-based paint. These professionals are certified risk assessors or inspectors, and can determine if your home has lead or lead hazards. C D

    



    

     your home, or a portion of your home, has lead-based paint and where it is located. This will tell you the areas in your home where lead-safe work practices are needed. C D  



      



    currently has any lead hazards from lead in paint, dust, or soil. The risk assessor can also tell you what actions to take to address any hazards. > D    D  



  

  U  2         1-800-424-LEAD (5323). You may also have a certified renovator test the surfaces or components being disturbed for lead by using a lead test kit or by taking paint chip samples and sending them to an EPA-recognized testing laboratory. Test kits must be EPA-recognized and are available at hardware stores. They include detailed instructions for their use.

4

5

FOR PROPERTY OWNERS

FOR TENANTS AND FAMILIES OF CHILDREN UNDER SIX YEARS OF AGE IN CHILD CARE FACILITIES AND SCHOOLS

You have the ultimate responsibility for the safety of your family, tenants, or children in your care.

You play an important role ensuring the ultimate safety of your family.

This means properly preparing for the renovation and keeping persons out of the work area (see p. 8). It also means ensuring the contractor uses lead-safe work practices.

This means properly preparing for the renovation and staying out of the work area (see p. 8).

Federal law requires that contractors performing renovation, repair and painting projects that disturb painted surfaces in homes, child care facilities, and schools built before 1978 be certified and follow specific work practices to prevent lead contamination.

Federal law requires that contractors performing renovation, repair and painting projects that disturb painted surfaces in homes built before 1978 and in child care facilities and schools built before 1978, that a child under six years of age visits regularly, to be certified and follow specific work practices to prevent lead contamination.

Make sure your contractor is certified, and can explain clearly the details of the job and how the contractor will minimize lead hazards during the work. )         D *6C4     epa.gov/getleadsafe   U  2         1-800-424-LEAD (5323). You can also ask to see a copy of the contractorâ&#x20AC;&#x2122;s firm certification. C          -         copy of their training certificate. C    -        <   home, child care facility or school. C            <     $%&' and speak to each personally. Always make sure the contract is clear about how the work will be set up, performed, and cleaned. +              / )               pages 9 and 10 of this brochure.

The law requires anyone hired to renovate, repair, or do painting preparation work on a property built before 1978 to follow the steps described on pages 9 and 10 unless the area where the work will be done contains no lead-based paint.

If you think a worker is not doing what he is supposed to do or is doing something that is unsafe, you should:      /            *6CJ  1-800-424-LEAD (5323). If you are concerned about lead hazards left behind after the job is over, you can check the work yourself (see page 10).

0                specify which lead-safe work practices will be used in those areas. Remember, your contractor should confine dust and debris to the work area and should minimize spreading that dust to other areas of the home. 0                  that it was cleaned adequately, and re-clean it if necessary.

If you think a worker is not doing what he is supposed to do or is doing something that is unsafe, you should: =            (   /           *6CJ  1-800-424-LEAD (5323).        

   I=P            I=  S   (   I=4 2 -+   @ and the ones described in this pamphlet. 7

6



                           






PREPARING FOR A RENOVATION

DURING THE WORK

The work areas should not be accessible to occupants while the work occurs.

Federal law requires contractors that are hired to perform renovation, repair and painting projects in homes, child care facilities, and schools built before 1978 that disturb painted surfaces to be certified and follow specific work practices to prevent lead contamination.

0              3    with plastic sheeting to contain any dust that is generated. Therefore, the contained area may not be available to you until the work in that room or area is complete,           /B     have access to some areas during the renovation, you should plan accordingly.

The work practices the contractor must follow include these three simple procedures, described below:

You may need:

1. Contain the work area. The area must be contained so that dust and debris do not escape     /"   

           and tape must be used as appropriate to:

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      containment or equivalent extra precautions in containing the work area.

C               dust into other areas of the home. C                  bring materials in and out of the home. Ideally, it should not be through the same entrance that your family uses. C      /C         from the work area while the work is being done. Items that canâ&#x20AC;&#x2122;t be moved, such as cabinets, should be wrapped in plastic. 0 3 -                   done. This prevents dust from spreading through vents from the work area to the   /

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These work practices will help prevent dust or debris from getting outside the work area. 2. Avoid renovation methods that generate large amounts of lead-contaminated dust. Some methods generate so much lead-contaminated dust that their use is prohibited. They are: 

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I             than 1100°F.

You may even want to move out of your home temporarily while all or part of the work is being done. Child care facilities and schools may want to consider alternative accommodations for children and access to necessary facilities.



There is no way to eliminate dust, but some renovation methods make less dust than others.           Q       using water to mist areas before sanding or scraping; scoring paint before separating components; and prying and pulling apart components instead of breaking them. 3. Clean up thoroughly. The work area should be cleaned up daily to keep it as clean as 

/"                 methods before taking down any plastic that isolates the work area from the rest of the home. The special cleaning methods should include: 

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9

FOR PROPERTY OWNERS: AFTER THE WORK IS DONE

FOR ADDITIONAL INFORMATION

"     D           school where children under six attend has been cleaned up properly.

You may need additional information on how to protect yourself and your children while a job is going on in your home, your building, or child care facility.

EPA Requires Cleaning Verification.

0U  2        1-800-424-LEAD (5323) or epa.gov/lead/nlic can tell you how to contact your state, local, and/or tribal programs or get general information about lead poisoning prevention.

In addition to using allowable work practices and working in a lead-safe manner, EPAâ&#x20AC;&#x2122;s RRP rule requires contractors to follow a specific cleaning protocol. The protocol (            G    surfaces of the work area and compare these cloths to an EPA-provided cleaning verification card to determine if the work area was adequately cleaned. EPA research has shown that following the use of lead-safe work practices with the cleaning  D    3  -  Q  /

Lead-Dust Testing. EPA believes that if you use a certified and trained renovation contractor who follows the LRRP rule by using lead-safe work practices and the cleaning protocol after the < D   -  Q   3 /    interested in having lead-dust testing done at the completion of your job, outlined below is some helpful information. What is a lead-dust test? 2 -                 /)   report specifying the levels of lead found after your specific job. How and when should I ask my contractor about lead-dust testing?       ( *6C  -   /   want testing, EPA recommends testing be conducted by a lead professional. To locate a lead professional who will perform an evaluation near you, visit EPAâ&#x20AC;&#x2122;s website at epa.gov/lead/pubs/locate or contact the National Lead Information    1-800-424-LEAD (5323).    -          contract, before the start of the job, that a lead-dust test is to be done for your job and who will do the testing, as well as whether re-cleaning will be required based on the results of the test. )    / If you choose to do the testing, some EPA-recognized lead laboratories will send you a kit that allows you to collect samples and send them back to the        /   the National Lead Information      *6C-  Q testing laboratories.

+                       can provide information about lead regulations and potential sources of financial aid for reducing lead hazards. If your state or local government has requirements more stringent than those described in this pamphlet, you must follow those requirements. 2  |    regulations that apply to the renovation work that you are planning. +          provide information about local programs, including assistance for lead-poisoned children and advice on ways to get your home checked for lead. 0U  2            a variety of resource materials, including the following   -     /H   materials are also available at epa.gov/lead/pubs/brochure + 2 + @   @   6   / 6 ) >  2  )  2  ) C6  4 @  }

For the hearing impaired, call the Federal Information Relay Service at 1-800-877-8339 to access any of the phone numbers in this brochure.

10

11





                           




EPA CONTACTS

OTHER FEDERAL AGENCIES

EPA Regional OďŹ&#x192;ces

CPSC

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Region 6 (Arkansas, Louisiana, New H#_  0# S @ 2    I/+/*6C@ Â&#x2020; 1445 Ross Avenue, 12th Floor Dallas, TX 75202-2733 (214) 665-7577

Region 7 P Â&#x2026;

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  Nebraska) @ 2    I/+/*6C@ & 901 N. 5th Street Â&#x2026;

Â&#x2026;+Â&#x2020;Â&#x2020;$Â&#x20AC;$ (913) 551-7003 Region 8 P H   North Dakota, South Dakota, I " S @ 2    I/+/*6C@ ' $Â&#x201E;%Â&#x201E;" +  =  _'Â&#x20AC;Â Â&#x20AC;Â (303) 312-6312 Region 9 PC Q      Nevada) @ 2    I/+/@ % &Â&#x201E;  +  + >  C%Â&#x201A;$Â&#x20AC;Â&#x201E; (415) 947-8021 Region 10 (Alaska, Idaho, _  "   S @ 2    I/+/*6C@ $Â&#x20AC; 1200 Sixth Avenue + "C%'$Â&#x20AC;$-$$Â ' (206) 553-1200

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CDC Childhood Lead Poisoning Prevention Branch 0   =      6   P=S

       childhood lead poisoning prevention programs to provide a scientific basis for policy decisions, and to ensure that health issues are addressed in decisions about housing and the environment.   =2 6    Prevention Program for additional materials and links on the topic of lead.

HUD OďŹ&#x192;ce of Healthy Homes and Lead Hazard Control 0=     I   = PI=S     to state and local governments to  -3    lead-based paint hazards in Americaâ&#x20AC;&#x2122;s privately-owned low-income housing. In  |      disclosure of known lead paint and lead  Q      I=4     

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    provides public outreach and technical assistance, and conducts technical studies to help protect children and their families from health and safety hazards  /  I=_|    2  Q    for information on lead regulations,   3     Q    research and outreach grant programs. U.S. Department of Housing and Urban Development _|    2  Q    Â&#x201A;Â&#x201E;$+ + +"@'Â ;Â&#x2020; "   =Â Â&#x20AC;Â&#x201A;$Â&#x20AC;-;Â&#x20AC;Â&#x20AC;Â&#x20AC; I=4 2 @ 

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CDC Childhood Lead Poisoning Prevention Branch Â&#x201A;&&Â&#x20AC;B  H+>-Â&#x201A;Â&#x20AC; C  }C;Â&#x20AC;;Â&#x201A;$ (770) 488-3300 cdc.gov/nceh/lead

12

13

 



                           












                           




   

    

  The    

 is the state administrative agency that is responsible for regulating the behavior of licensed real estate brokers. It has broad powers to punish licensing violations including suspending licenses and issuing orders to cease and desist business operations. Consequently operating outside of the regulations promulgated by the Commission can have very negative financial consequences.

     A real estate license is necessary when a person is being compensated for conducting a real estate transaction for another person. Over the years the definition of a real estate transaction has been expanded until any imaginable transfer of title or possession is covered. Conveying possession of real estate through a lease is clearly part of the definition of a covered real estate transaction. Consequently, if a landlord is to win the argument that a real estate license is not required for their business operation, the landlord must do so by demonstrating that the landlord is not leasing someone elseâ&#x20AC;&#x2122;s property. Leasing oneâ&#x20AC;&#x2122;s own property does not require a license. The problem is that rental properties are rarely owned by an individual. Typically, a rental property is owned by some type of entity like a limited liability company, partnership or corporation. This is done to insulate the individuals indirectly owning the property from liability and in many cases is a requirement of the lender. The person or persons engaged in leasing the property are typically owners or employees of the ownership entity. If the person doing the leasing is an actual owner of at least 20% of the ownership entity, the exception to the licensing requirement is pretty clean. CRS 12-61-101 (2) (b)(VII) and (IX) exempts the activity of these owners. However, when the leasing is done by a regularly salaried employee of the ownership entity (who doesnâ&#x20AC;&#x2122;t own a part of the company), finding an exemption to rely on is not as clear cut. CRS 1261-101 (2) (b)(XII) exempts regularly salaried employees engaged as an â&#x20AC;&#x153;on-site managerâ&#x20AC;?. The Commission has adopted Rule C-24 to further clarify the role of the on-site manager. The rule requires that the manager report directly to the owner, be regularly salaried and not engage in any activity which requires a license. In many cases lenders require that a rental property be owned by a separate entity from those that own other properties. Generally a separate company is created to manage these various â&#x20AC;&#x153;single asset entitiesâ&#x20AC;? that hold title to the various complexes in the management companyâ&#x20AC;&#x2122;s portfolio.

                           






Commission Rule C-24 allows for management entities. However, the affiliate entity must be under common ownership and control of the ownership entity. The rule does not define what constitutes a controlling interest. Assuming the landlord does require a brokerâ&#x20AC;&#x2122;s license, there are several major areas of regulatory compliance issues that then need to be addressed. Those areas include: disclosure of brokerage relationships, use of non-Commission approved forms, trust account maintenance, creation of a written Office Policy Manual, creation of a written Management Contract and appropriate supervision of non-licensed employees.

 

      In the traditional sale of real estate, the brokerâ&#x20AC;&#x2122;s role can be difficult for a consumer to judge. Generally, brokers work for either the buyer or the seller. Which party the broker is working for is a critical issue because it dictates whose interest the broker is obligated to look out for, who the broker is obligated to share confidential information with and who is obligated to pay for the brokerâ&#x20AC;&#x2122;s services. The classic confusion of roles came from the interaction of the â&#x20AC;&#x153;listingâ&#x20AC;? broker and the â&#x20AC;&#x153;sellingâ&#x20AC;? broker. The listing broker is the person who signs a contract with the seller to put the house on the market as available for sale. It is pretty apparent to everyone involved that the listing broker is working for and represents the seller. The selling broker is the person who brings the buyerâ&#x20AC;&#x2122;s offer to the transaction. Thinking casually about the interaction, the selling broker would appear to be the buyerâ&#x20AC;&#x2122;s representative (or agent) in the transaction. However, the selling broker is typically compensated directly by the listing broker with a portion of the listing brokerâ&#x20AC;&#x2122;s commission. This has the legal effect (based on principal/agency laws) of making the selling broker an agent of the listing broker. As the listing broker represents (serves as agent for) the seller, the selling broker as agent for the listing broker becomes a subagent to the seller and legally responsible to the seller. This situation of the selling broker appearing to represent the buyer, but really representing the seller, created reoccurring situations of buyers telling brokers things they shouldnâ&#x20AC;&#x2122;t and expecting broker loyalty that legally didnâ&#x20AC;&#x2122;t exist. The buyer was typically left unrepresented in a real estate transaction, even though it was the buyer who was bringing all the money to the table to make the transaction possible. In a typical apartment leasing situation, these sub-agency problems have no practical bearing. When an applicant walks into a leasing office and deals with a leasing representative, there is no implication or question that the agent might be representing the applicant. It is obvious to all involved that the landlordâ&#x20AC;&#x2122;s staff represents the landlord (in the same way itâ&#x20AC;&#x2122;s obvious that a grocery clerk represents the store not the shopper).



                           




Nevertheless, as a result of the reoccurring confusion from sub-agency the requirement of a written disclosure of a brokerâ&#x20AC;&#x2122;s role in a transaction as well as the other types of broker relationships that are available to the parties has developed. Brokers conducting leasing services must have Brokerage Disclosures executed by applicants and retain the forms to satisfy audit requirements. The Commission has created approved forms for disclosing the various potential relationships available. The form most applicable for use by licensees serving as property managers is the BDT20-5-09 Brokerage Disclosure to Tenant form (attached). This disclosure form alters the traditional terminology describing agency from the realm of buyer/seller to that of landlord/tenant. The form creates the possibility for the broker to work as the Landlordâ&#x20AC;&#x2122;s Agent, the Tenantâ&#x20AC;&#x2122;s Agent or a Transaction Broker. The Landlordâ&#x20AC;&#x2122;s and Tenantâ&#x20AC;&#x2122;s Agent roles are largely self-explanatory. A Transaction Broker simply works to close the transaction with limited duty or liability to either of the parties. In most transactions covered by this Handbook, the broker would be serving as the employee of the landlord and a Landlordâ&#x20AC;&#x2122;s Agent.

   



  Drafting documents is the primary line that separates what real estate brokers and attorneys are allowed to do under their licenses. Under Commission Rule F, brokers are not allowed to draft documents, only fill out the blanks on Colorado Real Estate Commission Approved forms. Over the years the Commission has approved a significant library of forms related to the sale of residential real estate. Most of the documents necessary to sell or buy a home are available as Commission approved forms. However, the Commission has very limited forms related to property management. There is no Colorado Real Estate Commission approved lease, property management agreement, rental application, any of the common addenda or communication documents utilized in dealing with residents. Therefore a licensed broker engaged in property management must be very careful not to inadvertently violate Rule F. One way to comply with rule while not using Commission Approved forms is to make sure all the forms used have been drafted by one of the parties or their attorney. When a broker is using a form that is not Real Estate Commission approved, the form should always contain the language â&#x20AC;&#x153;This form is not approved by the Colorado Real Estate Commission.â&#x20AC;? To the extent the broker is relying on the exception for attorney drafted forms, it is prudent to have the form contain language similar to: â&#x20AC;&#x153;This form has been drafted by the Ownerâ&#x20AC;&#x2122;s attorney.â&#x20AC;?

                           






 

   There is no requirement that landlords hold security deposits in a trust account or otherwise separate the deposits from general operating funds. However, licensed brokers are required to place all â&#x20AC;&#x153;money belonging to othersâ&#x20AC;? in separate trust accounts (pursuant to C.R.S. 12-61-113 (l)(g.5)) that comply with all the requirements of Commission Rule E-1 and E-16. From the brokerâ&#x20AC;&#x2122;s perspective, a security deposit may belong to the tenant or may belong to the owner. The party that has legal claim to the security deposit may change during the time the broker is involved with the property. However, the deposit will always belong to someone other than the broker. Consequently, a security deposit always represents money belonging to others and, when held by a licensed broker, must be place in a trust account. Maintaining a separate account for security deposits has an administrative expense in the form of additional accounting, bank charges and forgone interest. Consequently, property managers who are licensed brokers sometimes desire to structure their transactions to avoid the need for keeping deposits in a trust account. The easiest method to avoid the requirement of keeping the deposit in a trust account is to have the owner hold the deposit. Having the owner hold the deposit works best when the leases are also written in the name of the owner. When the lease is written in the name of the owner and the owner holds the deposit, the lease doesnâ&#x20AC;&#x2122;t create liability for broker for the return of the deposit. Consequently, the liability for the deposit is linked to the same party that is holding the deposit and has the ability to return it (the owner). When the lease is written in the name of the broker (as property manager) but the owner holds the security deposit, documentation becomes a bit more complex. The lease must disclose the name and address of the owner, contain a clear disclosure that the owner is holding the deposit and an acknowledgement that the resident will look only to the owner for the return security deposit. Additionally, the management agreement should include a provision whereby the owner indemnifies a holds the broker harmless from claims associated with the return of the security deposit. Otherwise, brokers can find themselves in the difficult position of being sued for the return of the deposit without actually having the deposit to return. When money is held in a trust account, the broker is never entitled to the interest earned without a specific written agreement reciting that right. When an agreement is silent on the issue of who is entitled to the interest between the owner and the resident, the Commission takes the position that interest is presumed to belong to the landlord (Commission Position Statement - 4). When a security deposit is held by a broker and then transferred to either the owner or a successor broker, formal notification of the resident is required in order to terminate the brokerâ&#x20AC;&#x2122;s responsibility for the deposit. The resident must be given written notification of the transfer, the contact information for the transferee and the transferee must agree to be legally responsible for the return of the deposit (Commission Position Statement -5).



                           




    When the brokerâ&#x20AC;&#x2122;s activity involves the sale of real estate, a listing agreement is the document that covers the rights and obligations of the seller and broker. The Commission publishes a number of different listing agreements, each with highly customizable terms to reflect the specific covered transaction. When the brokerâ&#x20AC;&#x2122;s activity involves managing an apartment complex, the rights and obligations of the owner and broker are typically found in a management agreement. The Commission does not publish an approved management agreement. Nevertheless, the Commission requires a management contract and at Commission Position Statement -27 specifies that it should be in writing and outline the duties and responsibilities of both parties. The Commission recites that the management contract should, at the very minimum, address the: â&#x20AC;˘ â&#x20AC;˘ â&#x20AC;˘ â&#x20AC;˘ â&#x20AC;˘ â&#x20AC;˘ â&#x20AC;˘ â&#x20AC;˘

Duration of the contract; Identities of the parties; Address of the property to be managed; Fees for the managerâ&#x20AC;&#x2122;s services, including disclosure of any mark-ups; Disclosure of brokerâ&#x20AC;&#x2122;s ownership interest in any company which will be providing maintenance or related services; Identity of the entity responsible for the holding of the security deposit, and if interest is earned on security deposit escrow accounts, who benefits from such interest; Process to be followed in any subsequent transfer of ownerâ&#x20AC;&#x2122;s monies, security deposits, keys and documents; and, Requirement that the owner receive regular monthly accounting of all funds received and disbursed.

    Commission Position Statement 21 discusses a brokers obligation to supervise by maintaining an Office Policy Manual. An Office Policy Manual must be created and a copy kept in each leasing office. There is no Commission approved form that serves as an Office Policy Manual. However, the position statement â&#x20AC;&#x153;suggestsâ&#x20AC;? that the Office Policy Manual contain procedures for â&#x20AC;&#x153;at leastâ&#x20AC;? the following: 1. typical real estate transactions a. review of contracts b. handling of earnest money deposits, including the release thereof c. back-up contracts d. closings

                           






2. non-qualifying assumptions and owner financing 3. guaranteed buyouts 4. investor purchases 5. identifying brokerage relationships offered to public 6. procedures for designation of brokers who are to work with a seller, landlord, buyer or tenant, individually or in teams 7. identify and provide adequate means and procedures for the maintenance and protection of confidential information 8. licenseeâ&#x20AC;&#x2122;s purchase and sale of property 9. 9) monitoring of license renewals and transfers 10. delegation of authority 11. property management 12. property listing procedures, including release of listings 13. training a. dissemination of information b. staff meetings 14. use of personal assistants 15. fair housing/affirmative action marketing Some of these topics have little or nothing to do with a property management business. As one of the primary purposes of the manual is to satisfy a Commission compliance audit, each of the 15 identified topics should be included in the Office Policy Manual, even if the only entry under the heading is â&#x20AC;&#x153;Not Applicableâ&#x20AC;?. Additionally a number of topics relevant to property management are not included in the list. The Office Policy Manual is the appropriate place to spell out the authority delegated non-licensed leasing representatives. Special attention should be paid to make it clear that non-licensees are not to create illegal brokerage practices by engaging in prohibited activity such as drafting legal documents or offering opinions and advice on those documents. The Office Policy Manual is a very good place to recite instruction to the non-licensed staff on exactly what is permissible to be place in the blanks of the companies lease documents. The Office Policy Manual should also include specific prohibitions on interpreting or advising as to the effect of legal documents.



                           




       Colorado Statute (CRS 12-61-113(1)(j)) forbids a broker from paying â&#x20AC;&#x153;a commission or valuable consideration, for performing brokerage functions, to any person who is not licensed as a real estate broker.â&#x20AC;? It is common practice in the apartment industry to pay non-licensed leasing personnel bonuses based on performance. Consequently, a frequent question arises as to whether a bonus program constitutes payment of a prohibited commission. One method of attempting to avoiding the prohibition is to make the bonus payment have as little appearance of a traditional commission as possible. Separating the bonus payment from the time of the closing of the lease, not having the bonus calculated based on the monetary value of the lease, having other performance requirements in addition to the closing of the lease and calculating bonus payments to teams rather than individuals are all ways of making a bonus look less like a commission. However, under the statute all â&#x20AC;&#x153;considerationâ&#x20AC;?, not just a commission, is prohibited from being paid to non-licensees for performing brokerage functions. Consequently, it is more important to focus on making sure non-licensee work duties do not include â&#x20AC;&#x153;brokerage functionsâ&#x20AC;? and that there is adequate broker supervision of non-licensees. Work duties that are areas of high Commission concern include independent drafting of legal documents and offering opinion and advice on the meaning of those documents. By having adequate supervision in place and preventing non-licensees from engaging in brokerage functions, the broker is likely to avoid scrutiny over the method of calculating the compensation due non-licensees.





                           






The printed portions of this form, except differentiated additions, have been approved by the Colorado Real Estate Commission. (BDT20-5-09) (Mandatory 7-09) DIFFERENT BROKERAGE RELATIONSHIPS ARE AVAILABLE WHICH INCLUDE LANDLORD AGENCY, TENANT AGENCY OR TRANSACTION-BROKERAGE.

BROKERAGE DISCLOSURE TO TENANT DEFINITIONS OF WORKING RELATIONSHIPS For purposes of this document, landlord includes sublandlord and tenant includes subtenant. Landlordâ&#x20AC;&#x2122;s Agent: A landlordâ&#x20AC;&#x2122;s agent works solely on behalf of the landlord to promote the interests of the landlord with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the landlord. The landlordâ&#x20AC;&#x2122;s agent must disclose to potential tenants all adverse material facts actually known by the landlordâ&#x20AC;&#x2122;s agent about the property. A separate written listing agreement is required which sets forth the duties and obligations of the broker and the landlord. Tenantâ&#x20AC;&#x2122;s Agent: A tenantâ&#x20AC;&#x2122;s agent works solely on behalf of the tenant to promote the interests of the tenant with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the tenant. The tenantâ&#x20AC;&#x2122;s agent must disclose to potential landlords all adverse material facts actually known by the tenantâ&#x20AC;&#x2122;s agent, including the tenantâ&#x20AC;&#x2122;s financial ability to perform the terms of the transaction and, if a residential property, whether the tenant intends to occupy the property. A separate written tenant agency agreement is required which sets forth the duties and obligations of the broker and the tenant. Transaction-Broker: A transaction-broker assists the tenant or landlord or both throughout a real estate transaction by performing terms of any written or oral agreement, fully informing the parties, presenting all offers and assisting the parties with any contracts, including the closing of the transaction, without being an agent or advocate for any of the parties. A transaction-broker must use reasonable skill and care in the performance of any oral or written agreement, and must make the same disclosures as agents about all adverse material facts actually known by the transaction-broker concerning a property or a tenantâ&#x20AC;&#x2122;s financial ability to perform the terms of a transaction and, if a residential property, whether the tenant intends to occupy the property. No written agreement is required. Customer: A customer is a party to a real estate transaction with whom the broker has no brokerage relationship because such party has not engaged or employed the broker, either as the partyâ&#x20AC;&#x2122;s agent or as the partyâ&#x20AC;&#x2122;s transaction-broker.

RELATIONSHIP BETWEEN BROKER AND TENANT Broker and Tenant referenced below have NOT entered into a tenant agency agreement. The working relationship specified below is for a specific property described as: _________________________________________________________________________________________ or real estate which substantially meets the following requirements: __________________________________________________________________________________________________ _______________________________________________________________________________. Tenant understands that Tenant shall not be liable for Brokerâ&#x20AC;&#x2122;s acts or omissions that have not been approved, directed, or ratified by Tenant. CHECK ONE BOX ONLY:  Multiple-Person Firm. Broker, referenced below, is designated by Brokerage Firm to serve as Broker. If more than one individual is so designated, then references in this document to Broker shall include all persons so designated, including substitute or additional brokers. The brokerage relationship exists only with Broker and does not extend to the employing broker, Brokerage Firm or to any other brokers employed or engaged by Brokerage Firm who are not so designated.

BDT20-5-09. BROKERAGE DISCLOSURE TO TENANT

 

                            

Page 1 of 2




 One-Person Firm. If Broker is a real estate brokerage firm with only one licensed natural person, then any references to Broker or Brokerage Firm mean both the licensed natural person and brokerage firm who shall serve as Broker. CHECK ONE BOX ONLY: 

Customer. Broker is the landlordâ&#x20AC;&#x2122;s agent and Tenant is a customer. Broker is not the agent of Tenant.

Broker, as landlordâ&#x20AC;&#x2122;s agent, intends to perform the following list of tasks:  Show a property  Prepare and Convey written offers, counteroffers and agreements to amend or extend the lease.  Customer for Brokerâ&#x20AC;&#x2122;s Listings â&#x20AC;&#x201C; Transaction-Brokerage for Other Properties. When Broker is the landlordâ&#x20AC;&#x2122;s agent, Tenant is a customer. When Broker is not the landlordâ&#x20AC;&#x2122;s agent, Broker is a transaction-broker assisting in the transaction. Broker is not the agent of Tenant.  Transaction-Brokerage Only. Broker is a transaction-broker assisting in the transaction. Broker is not the agent of Tenant. If Broker is acting as a transaction-broker, Tenant consents to Brokerâ&#x20AC;&#x2122;s disclosure of Tenantâ&#x20AC;&#x2122;s confidential information to the supervising broker or designee for the purpose of proper supervision, provided such supervising broker or designee shall not further disclose such information without consent of Tenant, or use such information to the detriment of Tenant. THIS IS NOT A CONTRACT. If this is a residential transaction, the following provision shall apply: MEGANâ&#x20AC;&#x2122;S LAW. If the presence of a registered sex offender is a matter of concern to Tenant, Tenant understands that Tenant must contact local law enforcement officials regarding obtaining such information. TENANT ACKNOWLEDGMENT: .

Tenant acknowledges receipt of this document on

Tenant

Tenant

BROKER ACKNOWLEDGMENT: , Broker provided

On with this document via

(Tenant) and retained a copy for Brokerâ&#x20AC;&#x2122;s records.

Brokerage Firmâ&#x20AC;&#x2122;s Name:

Broker

BDT20-5-09. BROKERAGE DISCLOSURE TO TENANT



                           

Page 2 of 2












                           




    

      

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Install satellite dishes larger than one meter (three feet, three inches) in diameter; Install satellite dishes on exterior walls; Install satellite dishes in common areas, including roofs, exterior walls and trees; Install multiple dishes; or drill a hole in any exterior surface.

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We Do Business in Accordance With the Federal Fair Housing Law (The Fair Housing Amendments Act of 1988)

It is illegal to Discriminate Against Any Person Because of Race, Color, Religion, Sex, Handicap, Familial Status, or National Origin

In the sale or rental of housing or residential lots

In the provision of real estate brokerage services

In advertising the sale or rental of housing

In the appraisal of housing

In the financing of housing

Blockbusting is also illegal

Anyone who feels he or she has been discriminated against may file a complaint of housing discrimination: 1-800-669-9777 (Toll Free) 1-800-927-9275 (TTY)

U.S. Department of Housing and Urban Development Assistant Secretary for Fair Housing and Equal Opportunity Washington, D.C. 20410

Previous editions are obsolete

form HUD-928.1 (2/2003)

      

 



                           






Division of Civil Rights Steven Chavez, Director John W. Hickenlooper Governor

Barbara J. Kelley Executive Director

This Establishment Complies with the Colorado Anti-Discrimination Laws Discrimination based on the following factors is illegal in the areas of: 

Employment Race, color, religion, creed, national origin, ancestry, sex, age, sexual orientation (incl. transgender status), physical or mental disability, marriage to a co-worker and retaliation for engaging in protected activity (opposing a discriminatory practice or participating in an employment discrimination proceeding)



Housing Race, color, religion, creed, national origin, ancestry, sex, sexual orientation (incl. transgender status), physical or mental disability, marital status, families with children under the age of 18, and retaliation for engaging in protected activity (opposing a discriminatory practice or participating in a housing discrimination proceeding)



Public Accommodation Race, color, religion, creed, national origin, ancestry, sex, physical or mental disability, sexual orientation (incl. transgender status), marital status, and retaliation for engaging in protected activity (opposing a discriminatory practice or participating in a public accommodations discrimination proceeding)

REGULATIONS PROMULGATED BY THE COLORADO CIVIL RIGHTS COMMISSION Rule 20.1 - Every employer, employment agency, labor organization, and place of public accommodation, amusement and resort shall post and maintain at its establishment a notice furnished by the Commission which contains the provisions of Parts 3 through 7 of Article 34 of Title 24, C.R.S. The Commission will not charge for the notices. (A)

With respect to employers and employment agencies, such notices must be posted conspicuously in easily accessible and well-lighted places customarily frequented by employees and applicants for employment, and at or near each location where employees' services are performed.

(B)

With respect to labor organizations, such notices must be posted conspicuously in easily accessible and welllighted places customarily frequented by members and applicants for membership.

(C)

With respect to places of public accommodation, amusement and resort, such notices must be posted conspicuously in easily accessible and well-lighted places customarily frequented by people seeking accommodation, amusement, recreation, or other services offered to the general public.

Rule 20.2 - Pursuant to § 24-34-501, C.R.S., et seq., real estate brokers or agents, home builders, home mortgage lenders and all other persons who transfer, rent, or finance real estate shall obtain one or more printed nondiscrimination notices from the Commission and post the notices in all places where real estate transfers, rentals and loans are executed. The Commission will not charge for the notices. The notices shall be posted and maintained in conspicuous, well-lighted and easily accessible places ordinarily frequented by prospective buyers, renters, borrowers, and the general public. Rule 20.3 - No employer, employment agency, or labor organization as defined in § 24-34-401, C.R.S., shall suggest or require that applicants submit their photographs prior to their employment or placement, unless the requirement is based upon a bona fide occupational qualification. Rule 20.4 - No person shall post or permit to be posted in any place of public accommodation any sign which states or implies the following: WE RESERVE THE RIGHT TO REFUSE SERVICE TO ANYONE Rule 20.5 - Preservation of Records (A) Retention of Records During Processing of Charge or Complaint. In situations where a charge or complaint of discrimination is filed pursuant to Parts 3 through 7 of Article 34 of Title 24, C.R.S. (1988), all relevant records shall be kept until final disposition. Relevant records include personnel or employment records relating to the charging party or complainant and to all employees holding similar positions to the one the charging party or complainant held or sought, as well as application forms or test papers of all candidates for the positions, registration records, offers, leases, contracts, correspondence, business records, etc. Final disposition of the charge or complaint occurs when the statutory time periods for all appeals have expired. (B) The failure to comply with this regulation shall create a refutable presumption, either by the Commission, or the hearing examiner, that the records contained information adverse to the interests of the party.

www.dora.state.co.us/civil-rights Denver: 1560 Broadway, Suite 1050, Denver, Colorado 80202, 303.894.2997 Fax 303.894.7830, Toll Free 800.262.4845 V/TDD 711 Pueblo: 200 West â&#x20AC;&#x153;Bâ&#x20AC;? Street, Pueblo, CO 81003, 719.542.1298 Fax 303.869.0498 Grand Junction: 222 South 6th Street, Suite 301, Grand Junction, CO 81501, 970.248.7304 Fax 970.242.1262 1/11

        



                           




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Certification of Disability, Request for Reasonable Accommodation and Professional Certification to Render Such an Opinion I hereby certify that ____________________________ (the â&#x20AC;&#x153;Patientâ&#x20AC;?) is disabled as defined by Federal law, in that the Patient: Has a physical or mental impairment that substantially limits one or more major life activity; has a record of such an impairment; or is regarded as having such an impairment. The term physical or mental impairment includes, but is not limited to, such diseases and conditions as orthopedic, visual, speech, and hearing impairments, cerebral palsy, autism, epilepsy, muscular dystrophy, multiple sclerosis, cancer, heart disease, diabetes, Human Immunodeficiency Virus infection, mental retardation, emotional illness, drug addiction, and alcoholism. This definition doesn't include any individual who is a drug addict and is currently using illegal drugs or an alcoholic who poses a direct threat to property or safety because of alcohol use. [24 CFR Part 8.3, and HUD Handbook 4350.3 (Exh. 2-2)]. I further certify that I am licensed by the state of Colorado and am competent to make this diagnosis and certification. I further certify that the Patientâ&#x20AC;&#x2122;s disability requires that the Patient house an animal described as __________________________________ to provide a service to Patient described as ____________________________________ and that service is directly related to that disability. The Patient can be expected to control the animal and cause it to comply with all typical rules and regulations regarding animals (keeping on it leashed, preventing barking or aggressive behavior, picking up after the animal, preventing the animal from damaging property). The services provided by the animal do not have to be provided by an animal on any restricted breed list and can be provided by a single animal. (Note: If you indicate that the Patient cannot be excepted to cause the animal to observe normal behavioral rules, that the services provided by the animal must be provided by an animal on a restricted bread list, or that the services cannot be provided by a single animal, you must explain in detail on attached Exhibit A what rules the animal must be allowed to violate, what services are to be provided by the animal which cannot be provided by an animal which is not on the restricted bread list and what service is to be provided by a second animal which cannot be provided by a single animal and how that rule violation is related to the Patientâ&#x20AC;&#x2122;s disability). __________________________ (Signature) (Date) __________________________ (Street Address) __________________________ (City, State and Zip Code)

__________________________ (Printed Name) __________________________ (Phone) __________________________ (Professional Certification) ___________________________ (License Number) Verification of Licenseeâ&#x20AC;&#x2122;s Signature

State of Colorado County of _____________ Subscribed and sworn to me this ______ day of _______, by ____________________ who is either known to me or presented identification sufficient to verify identity ____________________________________ (Seal) (Notary Public) My Commission Expires: ____________

          

                           












                           




   

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IMPORTANT NOTICE TO THE HOME OWNER: This notice and the accompanying notice to quit/notice of nonpayment of rent are the first steps in the eviction process. Any dispute you may have regarding the grounds for eviction should be addressed with your landlord or the management of the mobile home park or in the courts if an eviction action is filed. Please be advised that the "Mobile Home Park Act", part 2 of article 12 of title 38, Colorado Revised Statutes, may provide you with legal protection: NOTICE TO QUIT: The landlord or management of a mobile home park must serve to a home owner a notice to quit in order to terminate a home owner's tenancy. The notice must be in writing and must contain certain information, including: â&#x20AC;˘ â&#x20AC;˘ â&#x20AC;˘

The grounds for the termination of the tenancy; Whether or not the home owner has a right to cure under the "Mobile Home Park Act"; and That the home owner has a right to mediation pursuant to section 38-12-216, Colorado Revised Statutes, of the "Mobile Home Park Act".

NOTICE OF NONPAYMENT OF RENT: The landlord or management of a mobile home park must serve to a home owner a notice of nonpayment of rent in order to terminate a home owner's tenancy. The notice must be in writing and must require that the home owner either make payment of rent and any applicable fees due and owing or remove the owner's unit from the premises, within a period of not less than five days after the date the notice is served or posted, for failure to pay rent when due. CURE PERIODS: If the home owner has a right to cure under the "Mobile Home Park Act", the landlord or management of a mobile home park cannot terminate a home owner's tenancy without first providing the home owner with a time period to cure the noncompliance. "Cure" refers to a home owner remedying, fixing, or otherwise correcting the situation or problem that caused the tenancy to be terminated pursuant to sections 38-12-202, 38-12-203, or 38-12-204, Colorado Revised Statutes. COMMENCEMENT OF LEGAL ACTION TO TERMINATE THE TENANCY: After the last day of the notice period, a legal action may be commenced to take possession of the space leased by the home owner. In order to evict a home owner, the landlord or management of the mobile home park must prove: â&#x20AC;˘ â&#x20AC;˘ â&#x20AC;˘

The landlord or management complied with the notice requirements of the "Mobile Home Park Act"; The landlord or management provided the home owner with a statement of reasons for termination of the tenancy; and The reasons for termination of the tenancy are true and valid under the "Mobile Home Park Act".

A home owner must appear in court to defend against an eviction action. If the court rules in favor of the landlord or management of the mobile home park, the home owner will have not less than 48 hours from the time of the ruling to remove the mobile home and to vacate the premises. In all other circumstances, if the home owner wishes to extend such period beyond 48 hours but not more than thirty days from the date of the ruling, the home owner shall prepay to the landlord an amount equal to any total amount declared by the court to be due to the landlord, as well as a pro rata share of rent for each day following the court's ruling that the mobile home owner will remain on the premises. All prepayments shall be paid by certified check, by cashier's check, or by wire transfer and shall be paid no later than 48 hours after the court ruling.

         



                           




     

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Settlement Agreement and Release This Settlement Agreement and Release is made by _______________________ (â&#x20AC;&#x153;Landlordâ&#x20AC;?) and ______________________________________________________ (collectively Residentâ&#x20AC;?). Recitals: A) Landlord and Resident are parties to a Lease relative to a leased apartment with an address of _______________________________________________ (the â&#x20AC;&#x153;Apartmentâ&#x20AC;?). B) Disputes have arisen between Landlord and Resident regarding ______________ ________________________________________________________________________. C)

Landlord and Resident desire to resolve through settlement all claims of Resident.

Therefore, in consideration of the mutual promises and covenants below, the parties agree as follows: Agreement and Release: 1) Upon full execution of this Settlement Agreement and Release, Landlord shall: _________________________________________________________________________. 2) Resident, for Resident and all occupants of the Apartment, including any minor children, as well as all successors in interest, agents or assigns, hereby releases Landlord, as well as all officers, directors, shareholders, members, managers, employees, successors in interest, affiliated companies, the owner of the real property, agents, and assigns from any and all claims, causes of action, known or unknown, including but not limited to claims associated with the Lease, the condition of the Apartment, damage to personal property or any personal injury associated with the condition of the Apartment or common areas, and also any issues recited above. Furthermore, Resident hereby indemnifies and shall hold harmless all such released persons from any and all claims or causes of action of all occupants of the Apartment including any minor children. This indemnification and agreement to hold harmless shall specifically include all costs of defense and reasonable attorney fees. 3) Resident agrees to keep the terms of this Agreement and the underlying dispute strictly confidential and will forfeit all consideration under this Agreement in the event the terms are disclosed by Resident. Landlord By: _______________________________ _______________________________ (date) Resident (date)







                           






 

  

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  APARTMENT LEASE CONTRACT This is a Binding Legal Document. If not understood, legal, tax or other counsel should be consulted before signing. Date of Lease Contract: ______________________________________ (when the Lease Contract is filled out) 1. PARTIES. This Lease Contract is between the resident (list all people signing the Lease Contract):

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________________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________________

(collectively â&#x20AC;&#x153;Residentâ&#x20AC;?) and the owner of the premises or its authorized agent: _____________________________________________________________________________________________________________

the event that Resident holds over the Premises after the term of the Lease Contract, the tenancy shall be deemed a month-to-month residency at an increased monthly rental rate if Landlord gives written notice to Resident of such rental rate increase at least 45 days prior to the effective date of the rental rate increase. All other provisions of the Lease Contract, including the provision requiring Resident to give at least 30 day notice of Residentâ&#x20AC;&#x2122;s intention to vacate, shall remain in full force and effect. Regardless of the number of days in a month, Resident agrees that notices tendered after the first day of any month shall not be effective to terminate this Lease Contract until the last day of the following month (example: notice received on June 3 will not terminate Lease Contract until July 31). Written notice from Resident to Landlord as required by this Lease Contract or by law, shall be given to:

(â&#x20AC;&#x153;Landlordâ&#x20AC;?).

Resident agrees to rent Apartment #_____________________________________________ at:

_______________________________________________________________________________________________________________________________________

_______________________________________________________________________________________________________________________________________

_______________________________________________________________________________________________________________________________________

_______________________________________________________________________________________________________________________________________

_______________________________________________________________________________________________________________________________________

_______________________________________________________________________________________________________________________________________

(insert address and include contact person if communication with a specific individual is required).

5. SECURITY DEPOSIT. A. Resident shall deposit with Landlord the sum of $_________________________________ as security deposit against the breach of any of Resident's covenants and agreements contained herein, including without limitation: damage to the building of which the Premises is a part, common areas and buildings owned by Landlord and surrounding or adjacent to the building which the Premises is a part, furniture, fixtures, appliances, and carpet; abandonment of the Premises; nonpayment of rent, late charges, insufficient check charges, and attorneysâ&#x20AC;&#x2122; fees.

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in_________________________________________________________________ County (the â&#x20AC;&#x153;Premisesâ&#x20AC;?), for use as a private residence only. If anyone else has guaranteed performance of this Lease Contract, they also need to sign this Lease Contract (collectively â&#x20AC;&#x153;Guarantorsâ&#x20AC;?). 2. OCCUPANTS. The Premises will be occupied only by Resident and (list all other occupants not signing the Lease Contract): ________________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________________

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No one else may occupy the Premises without Landlordâ&#x20AC;&#x2122;s prior written consent, which consent may be withheld in the sole discretion of the Landlord and which, as a condition of being granted, may require the submission of an application and the consent to a background check. A person shall be considered to be occupying the Premises if the person reasonably appears to be using the Premises as a place to live. Indications of occupancy shall include, but not be limited to: coming and going to the Premises with the use of a key, providing any thirdparty (including the police) with the address of the Premises as that personâ&#x20AC;&#x2122;s residential address, receiving mail at the Premises, keeping clothes or personal effects at the Premises, commonly being present in the Premises or common areas of the apartment community, or commonly parking the personâ&#x20AC;&#x2122;s vehicle for extended periods of time or overnight. A person may establish unauthorized occupancy of the Premises and thereby create a violation of this Lease Contract, even if that person owns or leases other residential property. Upon Landlordâ&#x20AC;&#x2122;s demand, Resident shall provide to Landlord any information necessary to establish the residence of any person who appears to be residing at the Premises in Landlordâ&#x20AC;&#x2122;s reasonable judgment. Resident is responsible for the conduct of any and all occupants and guests. Any person in the common areas coming to or from the Premises shall be Residentâ&#x20AC;&#x2122;s guest.

3. CONTRACT TERM. The initial term of the Lease Contract begins on , and ends at midnight on __________________________________________. Resident must give written move-out notice as required by paragraph 4. __________________________________________

4. NOTICE TO QUIT AND HOLDOVER. Resident agrees, at least thirty (30) days prior to the expiration of the term, to give written notice to Landlord of Residentâ&#x20AC;&#x2122;s intention to vacate the Premises at the end of the term of the Lease Contract. If such notice is not timely given, Resident shall be liable for and agrees to pay Landlord the rent due for the following month if the Premises is not re-rented. Landlord is not obligated to give 30 day notice. In

B. The security deposit or other like amounts received by Landlord from Resident pursuant to this Lease Contract will be held and disbursed subject to the terms of this Lease Contract and law. In the event Landlord appoints his agent, broker, or manager to hold and disburse said funds, Resident hereby consents to such appointment. In the event of a sale of the Premises by Landlord, upon Landlord's compliance with the applicable law, Resident will look solely to the successor owner, or said owner's agent, broker or manager, as the case may be, for satisfaction of all claims relating to said security deposit, and shall not look to original Owner.  Landlord is the owner of the Premises and shall Hold Security Deposit In the event Landlord is a licensed real estate broker, employed as an agent of the owner of the Premises (â&#x20AC;&#x153;Ownerâ&#x20AC;?), the security deposit shall be held as follows (check the appropriate alternative):  Owner to Hold Security Deposit Resident understands Landlord shall deliver the security deposit to the Owner at: ________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________

(Ownerâ&#x20AC;&#x2122;s legal address) which may be held in an interest bearing account, which may be commingled with other funds of Owner. Any and all interest earned on the security deposit shall belong to Owner, unless the rented premises are located in the City of Boulder. Owner has authorized Landlord to administer the collection and refund of security deposits on behalf Owner, but Owner is financially responsible for returning any security deposits held by Owner. The security deposit shall be returned to Resident in accordance with the terms of the Lease Contract. Initials ________________________

________________________ ________________________ ________________________

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 Agent for Owner to Hold Security Deposit Landlord at: ________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________

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(Landlordâ&#x20AC;&#x2122;s legal address) shall hold the security deposit to be held in a Trust account in the name of Landlord. The security deposit may be commingled with other security deposits but shall not be commingled with other funds of the Landlord or Owner. Any and all interest earned on the security deposit shall belong to Owner, unless the rented Premises are located in the City of Boulder. The security deposit shall be returned to Resident or provided to Owner in accordance with the terms of the Lease Contract.

use reasonable efforts to restore interrupted utility service. In the event a utility provider bills Landlord for utilities associated with the Premises which are combined with utilities for other apartments within the apartment community, Landlord may allocate those utility charges between the various apartments using a formula based on sub-metering, comparative square footage, number of bedrooms, number of persons occupying the Premises, number of water fixtures, or number of bathrooms, at the choice of Landlord and Landlord shall be free to change the method of allocation during the term of this Lease Contract. Additionally, Landlord or a third-party billing service may charge a reasonable monthly fee for the cost of administering and billing any shared utility charges.

Resident understands that the Landlord shall transfer any security deposit placed in Landlordâ&#x20AC;&#x2122;s trust account to a new property manager if managing agentâ&#x20AC;&#x2122;s contract ends. Alternatively, Owner shall transfer the security deposit to a new owner if the apartment community is sold. Additionally, Resident grants to Owner and Landlord the right to transfer the security deposit between Owner and Landlord. In the event of a transfer of the security deposit, as described in this paragraph, Landlord shall provide Resident with timely notice by mail. 6. KEYS. Resident will be provided _______________ apartment key(s), _______________ mailbox key(s), _______________ garage door openers, and _______________ other key(s) for _________________________________________________________. KEYS MUST NOT BE DUPLICATED. Any Resident or occupant who has permanently moved out according to a remaining Resident's notice is (at Landlordâ&#x20AC;&#x2122;s option) no longer entitled to occupancy or keys.

 at the on-site manager's office, or

 at ___________________________________________________________________________________________________________________________.

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Resident must pay rent on or before the 1st day of each month (due date) with no grace period. Landlord may, at Landlordâ&#x20AC;&#x2122;s option, require at any time that Resident pay all rent and other sums in certified or cashier's check, money order, or one monthly check, rather than multiple checks. However, cash is unacceptable without Landlordâ&#x20AC;&#x2122;s prior written permission. Prorated rent to the first of the next month is $________________________________. If Resident doesnâ&#x20AC;&#x2122;t pay all rent on or before the _______________ day of the month Resident shall pay an initial late charge of $________________________________, plus a late charge of $________________________________ per day until paid in full. Resident shall pay a charge of $________________________________ for each returned check, plus initial and daily late charges from due date until Landlord receives acceptable payment. Resident may not withhold or offset rent for any reason. 8. UTILITIES. Resident shall pay for the following items, if checked:  gas;

 trash;

 master antenna.

 electricity;

 cable TV;

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 water;

10. DELAY OF INITIAL OCCUPANCY. If initial occupancy is or will be delayed for construction, repairs, cleaning, or a previous resident's holding over, Landlord shall not be liable to Resident for the delay. The Lease Contract will remain in force subject to: (1) abatement of rent on a daily basis during delay; and (2) Residentâ&#x20AC;&#x2122;s right to terminate as set forth below. If the delay is longer than _______________ days, Resident shall have the right to terminate this Lease Contract. The termination notice must be in writing. After termination, Resident is entitled only to a refund of the deposit(s) and any rent paid. Rent abatement or Lease Contract termination does not apply if delay is for cleaning or repairs that don't prevent Resident from initially occupying the Premises.

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7. RENT CHARGES. Resident shall pay $_________________________________ per month for rent, payable in advance and without demand: (check one)

9. INSURANCE. Landlord does not warrant, represent or guarantee the safety of Residentâ&#x20AC;&#x2122;s personal property. Resident hereby releases Landlord from any and all claims for damage or loss to Residentâ&#x20AC;&#x2122;s personal property and shall indemnify and hold Landlord harmless, including Landlordâ&#x20AC;&#x2122;s attorney fees and costs, from any claims associated with Residentâ&#x20AC;&#x2122;s personal property regardless of by whom such claims are brought, including Residentâ&#x20AC;&#x2122;s insurer. Landlord advises Resident to obtain insurance for losses due to theft, fire, smoke, water damage, and the like. LANDLORDâ&#x20AC;&#x2122;S INSURANCE POLICIES PROVIDE NO COVERAGE FOR RESIDENTâ&#x20AC;&#x2122;S PROPERTY, INCLUDING RESIDENTâ&#x20AC;&#x2122;S AUTOMOBILE.

 wastewater;

Resident shall pay for all other utilities, related deposits, connect and disconnect fees, and charges on utility bills delivered to or for the benefit of the Premises or connected in Residentâ&#x20AC;&#x2122;s name or during Residentâ&#x20AC;&#x2122;s tenancy. Resident must not allow utilities to be disconnectedâ&#x20AC;&#x201D;including disconnection for not paying billsâ&#x20AC;&#x201D;until the Lease Contract term or renewal period ends. Landlord, at Landlordâ&#x20AC;&#x2122;s option, may pay any past due utility bill on behalf of Resident, add the amount paid to the balance due by Resident under this Lease Contract and utilize all remedies available against Resident for nonpayment of amounts due under this Lease Contract, including termination of the right of possession and the accruing of late fees on the amounts advanced. Cable channels that Landlord provides, if any, may be changed during the Lease Contract term. Utilities may be used only for normal household purposes and must not be wasted. If electricity is ever interrupted, use only battery-operated lighting. Landlord does not warrant, represent or guarantee that utility services will be uninterrupted during the term of this Lease Contract. To the extent an interruption of utilities is within the control of Landlord, Landlord shall

11. COPIES AND ATTACHMENTS. This Lease Contract has been executed in multiple copiesâ&#x20AC;&#x201D;one for Resident and one or more for Landlord. By signing the Lease Contract, Resident acknowledges the receipt of a copy of the Lease Contract and all its attachments. Resident should retain a copy of the Lease Contract and all attachments. 12. REIMBURSEMENT FOR REPAIRS. Resident shall promptly reimburse Landlord for all loss, damage, or cost of repairs or service in the Premises or to the exterior of the Premises regardless of the cause or by whom damaged, except for damage caused by the Landlord or which is the result of ordinary wear and tear. Landlord may require payment at any time, including advance payment of repairs for which Resident is liable. Any delay in Landlord demanding sums owed shall not be a waiver. 13. RENT INCREASES AND LEASE CONTRACT CHANGES. No rent increases or Lease Contract changes are allowed before the initial Lease Contract term ends, except for changes allowed by any signed written addendum or by reasonable changes of apartment rules. If, at least 45 days before the Lease Contract term or renewal period ends, Landlord gives Resident written notice of rent increases or Lease Contract changes effective when the Lease Contract term or renewal period ends, this Lease Contract will automatically continue monthto-month with the increased rent or Lease Contract changes. The new modified Lease Contract will begin on the date stated in the notice (without the necessity of Residentâ&#x20AC;&#x2122;s signature) unless Resident gives Landlord 30-day written move out notice (under paragraph 4). 14. DISCLOSURE RIGHTS. Landlord may disclose the identities and addresses of Resident and all occupants to any requesting law enforcement or other governmental agency, including the U.S. Census Bureau. Landlord shall not be obligated to disclose any information to any other third-party. At Landlordâ&#x20AC;&#x2122;s option, Landlord may disclose information regarding rental history if requested or authorized by Resident in writing. Initials ________________________

________________________ ________________________ ________________________

CAA001 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.

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15. COMMUNITY POLICIES OR RULES. Resident and all guests and occupants must comply with this Lease Contract, written apartment rules and community policies, including instructions for care of the property. Landlordâ&#x20AC;&#x2122;s rules are a part of this Lease Contract. Landlord may make reasonable changes to written rules, effective immediately, if distributed and applicable to all units in the apartment community.

Resident further agrees not to store and/or park any trailer, camper, boat, or any other similar recreational item or vehicle in the apartment community without the written consent of the Landlord. Resident agrees not to store and/or park any commercial or public vehicle in the apartment community under any conditions. Resident further agrees not to make any repairs of the aforementioned motor vehicle and/or recreational items in the apartment community without the written consent of the Landlord.

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16. CONDUCT. The Premises and other areas reserved for Residentâ&#x20AC;&#x2122;s private use must be kept clean, uncluttered and sanitary. Trash must be disposed of at least weekly in appropriate receptacles. Swimming pools, saunas, hot tubs, tanning beds, exercise rooms, storerooms, laundry rooms, and similar areas must be used with care in accordance with apartment rules and posted signs. Glass containers are prohibited in or near pools and other common areas. Landlord may regulate: (1) the use of patios, balconies, and porches, including the prohibition of the storage or use of barbecue grills and flammable substances; (2) the conduct of furniture movers and delivery persons; and (3) recreational activities in common areas. Resident shall be liable to Landlord for damage caused by Resident or any guests, agents, or occupants.

towed after posting a 24-hour notice in a conspicuous place on the vehicle indicating the Landlord's intent to tow said vehicle, if the vehicle: (1) is abandoned, unlicensed, derelict, inoperable; (2) has flat tires or other conditions rendering it inoperable; (3) has an expired license or inspection sticker; (4) takes up more than one parking space; (5) belongs to a Resident or occupant who has surrendered or abandoned the Premises; or (6) is the type of vehicle prohibited below, and Resident has failed to obtain Landlordâ&#x20AC;&#x2122;s prior written consent. In the event the Landlord is fined or incurs any cost associated with Residentâ&#x20AC;&#x2122;s or any occupantsâ&#x20AC;&#x2122; or guestsâ&#x20AC;&#x2122; vehicles, Resident shall immediately reimburse Landlord for such amounts.

Landlord may exclude guests or others who, in Landlordâ&#x20AC;&#x2122;s judgment, have been violating or about to violate the law, violating or about to violate this Lease Contract or any apartment rules, or disturbing other residents, neighbors, visitors, or Landlord representatives. Landlord may also exclude from any common area a person who refuses to show photo identification or refuses to identify himself or herself as a resident or as a guest of a specific resident in the community.

19. RESIDENT SAFETY AND PROPERTY LOSS. Resident and all occupants and guests must exercise due care for their own and others' safety and security, especially in the use of smoke and carbon monoxide detectors, dead bolt locks, keyless bolting devices, window latches, and other security devices.

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Sidewalks, steps, entrance halls, walkways and stairs shall not be obstructed or used for any purpose other than ingress or egress. Guests of Resident shall be considered a licensee for the purposes of 13-21-115, C.R.S. and any subsequent enactments.

18. RELEASE OF RESIDENT. Unless Resident is given a written release, Resident shall not be released from this Lease Contract for any reason, including but not limited to voluntary or involuntary school withdrawal or transfer, voluntary or involuntary business transfer, marriage, separation, divorce, reconciliation, loss of co-residents, loss of employment or bad health.

LANDLORD SPECIFICALLY DISCLAIMS AND RESIDENT SPECIFICALLY WAIVES ANY WARRANTY OR COVENANT OF QUIET ENJOYMENT. LANDLORD DOES NOT REPRESENT OR WARRANT THE BEHAVIOR OF ANY THIRD-PARTIES, INCLUDING OTHER RESIDENTS AND OCCUPANTS OF THE APARTMENT COMMUNITY.

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Resident and all occupants or guests shall not engage in the following prohibited activities: unreasonable disturbances or loud or obnoxious conduct, including unreasonable odors; disturbing or threatening the rights, comfort, health, safety, or convenience of others in or near the apartment community, including unreasonably hostile communications with the Landlord or the Landlordâ&#x20AC;&#x2122;s representatives, including unreasonable foul language; possessing, selling, or manufacturing illegal drugs or drug paraphernalia; engaging in or threatening violence; possessing a weapon prohibited by Colorado Law; discharging a firearm in the apartment community; displaying or possessing a gun, knife, or other weapon; acts prohibited by statute, ordinance or rules and regulations of any government entity or homeowner association; conduct which results in the issuance of a nuisance letter or notification of violation from any governmental agency; soliciting business or contributions; using the Premises for other than residential use to include operating a business or childcare service; storing anything in closets having gas appliances; tampering with utilities; bringing hazardous materials into the apartment community; having or using glass containers in the pool area; and using candles or kerosene lamps.

17. MOTOR VEHICLES. Landlord is not responsible for the safety of or damage to Residentâ&#x20AC;&#x2122;s or any occupantsâ&#x20AC;&#x2122; or guestsâ&#x20AC;&#x2122; automobiles. Landlord may regulate the time, manner, and place of parking cars, trucks, motorcycles, bicycles, boats, trailers, and recreational vehicles. Landlord may have vehicles parked in violation of the Lease Contract, rules or posted signs towed off the premises by the Landlord or hired towing company at the vehicle owner's expense, with or without prior notice. A vehicle is prohibited in the apartment community and may be immediately towed, without prior notification of any kind, if the vehicle: (1) is parked in a marked handicap space without the legally required handicap insignia; (2) blocks another vehicle from exiting; (3) is parked in a fire lane or designated "no parking" area; or (4) is parked in a space marked for other resident(s) or unit(s).

Smoke and Carbon Monoxide Detectors. Landlord will furnish detectors if required by statute, and provide working batteries when Resident first takes possession. After that, Resident shall pay for and replace batteries as needed, unless the law provides otherwise. Landlord may replace dead or missing batteries at Residentâ&#x20AC;&#x2122;s expense, without prior notice to Resident. Resident must immediately report detector malfunctions to Landlord. Neither Resident nor others may disconnect detectors. Resident will be liable to Landlord and others for any loss or damage from fire, smoke, or water if that condition is contributed to by Resident disconnecting or failing to replace batteries, or by Resident not reporting malfunctions. Casualty Loss. Landlord shall not liable to any Resident, guest, or occupant for personal injury or damage or loss of personal property from fire, smoke, rain, flood, environmental problems, water leaks, hail, ice, snow, lightning, wind, explosions, and interruption of utilities, unless that injury or damage is caused by Landlordâ&#x20AC;&#x2122;s negligence. Landlord shall have no duty to remove any ice, sleet, or snow but may remove any amount with or without notice. Unless instructed otherwise, Resident shall, for 24 hours a day during freezing weather (1) keep the Premises heated to at least 50 degrees; (2) keep cabinet and closet doors open; and (3) drip hot and cold water faucets. Resident shall not leave appliances, other than furnaces or air conditioners, or water running unattended. Resident shall be liable for damage to Landlordâ&#x20AC;&#x2122;s and others' property if damage is caused by broken water pipes due to Residentâ&#x20AC;&#x2122;s violating these requirements. Crime or Emergency. Dial 911 or immediately call local fire, police, or EMS authorities in case of fire, smoke, or suspected criminal activity involving imminent harm. Resident shall then contact Landlordâ&#x20AC;&#x2122;s representative. Resident shall not treat any of Landlordâ&#x20AC;&#x2122;s security measures as an express or implied warranty of security or as a guarantee against crime or of reduced risk of crime. Any security measure undertaken by Landlord shall be for the benefit of Landlord and for the exclusive purpose of protecting Landlordâ&#x20AC;&#x2122;s property and shall not be relied upon by Resident. Landlord shall not be liable to Resident or any guests or occupants for injury, damage, or loss to person or property caused by criminal conduct of other persons, including theft, burglary,

A vehicle is prohibited in the apartment community and may be

Initials ________________________

________________________ ________________________ ________________________

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assault, vandalism, or other crimes. Landlord shall not be obliged to furnish security personnel, security lighting, security gates or fences, or other forms of security unless required by statute. Landlord shall not be responsible for obtaining criminal-history checks on any Residents, occupants, or guests in the apartment community. If Resident or any occupant or guest is affected by a crime, Resident shall make a written report for Landlordâ&#x20AC;&#x2122;s representative and for the appropriate local law-enforcement agency. Resident shall also furnish Landlord with the law-enforcement agency's incident report number upon request.

22. PETS. No pets are allowed (even temporarily) anywhere in the Premises or apartment community unless Landlord has so authorized in writing. If Landlord allows a pet, Landlord may require Resident to sign a separate pet agreement. Pet prohibitions apply to all mammals, reptiles, birds, fish, rodents, and insects. Resident must not feed stray animals. A pet deposit is considered a general security deposit and Landlord may apply it to any amount due under the Lease Contract. If a pet has been in the Premises at any time during the term of occupancy (with or without Landlordâ&#x20AC;&#x2122;s consent), Landlord may charge Resident for defleaing, deodorizing, or shampooing to protect future residents from possible health hazards. Requests for accommodation of a service or companion animal should be in writing. Landlord may require a written statement from a professional familiar with the disability certifying that the Resident is disabled and the animal is necessary for assistance based on the disability.

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Registered Sex Offender List: No person, including but not limited to Resident or any occupant, shall register the address of the Premises on any list of registered sex offenders or predators or similar compilation. Landlord does not warrant, represent nor guarantee whether other persons residing in or near the complex appear on any list of sex offenders and shall not be obligated to monitor or disseminate any compilations of registered sex offenders or other criminals.

Resident written notice. If the Lease Contract is so terminated, Landlord shall refund prorated rent and all deposits, less deductions.

23. WHEN LANDLORD MAY ENTER. If Resident or any guest or occupant is present, then Resident shall allow repairers, servicers, or Landlordâ&#x20AC;&#x2122;s representatives to peacefully enter the Premises at reasonable times for the purposes listed in (2) below. If nobody is in the Premises, then repairers, servicers, or Landlordâ&#x20AC;&#x2122;s representatives may enter peacefully and at reasonable times by duplicate or master key (or by breaking a window or other means if locks have been changed in violation of this Lease Contract) if: (1) written notice of the entry is left in a conspicuous place in the Premises immediately after the entry; and

(2) entry is for: any reasonable business purpose including, responding to Residentâ&#x20AC;&#x2122;s request; repairs; estimating repair or refurbishing costs; pest control; preventative maintenance; filter changes; testing or replacing detector batteries; retrieving tools or appliances; preventing waste of utilities; delivering, installing, reconnecting, or replacing appliances, furniture, equipment, or security devices; removing or rekeying unauthorized security devices; stopping excessive noise or other disturbances; removing health or safety hazards (including hazardous materials); retrieving property owned or leased by former residents; inspections; entry by a law-enforcement officer with or without a search or arrest warrant or in hot pursuit; showing the Premises to prospective Residents (after move-out or vacate notice has been given); or showing the Premises to government inspectors, fire marshals, lenders, appraisers, prospective buyers, or insurance agents.

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20. CONDITION OF THE PREMISES AND ALTERATIONS. Within 48 hours after move-in, Resident shall provide Landlord with a written list of all defects or damage. Except as specified on such a list, the Premises will be considered to be in clean, safe, and good working condition. Resident specifically acknowledges that no condition exists in the Premises that makes the Premises materially dangerous or hazardous to Residentâ&#x20AC;&#x2122;s life, health, or safety. Subject to the information on the Move-In Move-Out Checklist, unless otherwise prohibited by law, Resident accepts the Premises in as-is condition, without representation or warranty of any kind, whether express or implied. Resident shall use customary diligence in maintaining the Premises and common areas. Resident shall keep the Premises free from mold and shall immediately report the presence of mold or sources of moisture to Landlord. Unless authorized by Landlord in writing, Resident shall not perform any repairs, painting, wallpapering, carpeting, electrical changes, or otherwise alter the Premises or the common areas. No holes or stickers are allowed inside or outside the Premises. Landlord may permit a reasonable number of small nail holes for picture hanging in sheetrock walls and grooves of wood-paneled walls. No water furniture, antennas, additional phone or TV-cable outlets, alarm systems, or lock changes, additions, or re-keying is permitted unless consented to by the Landlord in writing. Resident shall not to alter or remove property, including alarm systems, smoke or carbon monoxide detectors, furniture, telephone and cable TV wiring, screens, locks, and security devices. Landlord shall supply light bulbs for fixtures furnished at Lease Contract inception; after that, Resident shall replace them at Residentâ&#x20AC;&#x2122;s expense with bulbs of the same wattage. Residentâ&#x20AC;&#x2122;s improvements to the Premises (whether or not Landlord consents) become Landlordâ&#x20AC;&#x2122;s unless Landlord agrees otherwise in writing.

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21. REQUESTS, REPAIRS, AND MALFUNCTIONS. ALL NOTICES AND REQUESTS FOR REPAIRS, INSTALLATIONS, OR SERVICES, OR SECURITYRELATED MATTERS MUST BE IN WRITING TO THE LANDLORDâ&#x20AC;&#x2122;S DESIGNATED REPRESENTATIVE (except in emergencies involving immediate danger to person or property, such as fire, gas, smoke, overflowing sewage, uncontrollable running water, electrical shorts, or crime in progress). Landlordâ&#x20AC;&#x2122;s complying with or responding to any oral request does not waive the strict requirement for written notices under this Lease Contract. Resident shall promptly notify Landlord in writing of: water leaks; electrical problems; broken or missing locks or latches; and other conditions that pose a hazard to property, health, or safety. Landlord may change or install utility lines or equipment serving the Premises if the work is done reasonably. Landlord may turn off equipment and interrupt utilities as needed to avoid property damage or to perform work. If utilities malfunction or are damaged by fire, water, or similar cause, Resident shall notify Landlordâ&#x20AC;&#x2122;s representative immediately. If air conditioning or other equipment malfunctions, Resident shall notify Landlordâ&#x20AC;&#x2122;s representative as soon as possible on a business day. Landlord shall act with customary diligence to make repairs and reconnections, taking into consideration when casualty insurance proceeds are received. Rent will not abate. If Landlord considers fire or catastrophic damage substantial, Landlord may terminate this Lease Contract within a reasonable time by giving

24. MULTIPLE RESIDENTS OR OCCUPANTS. Each Resident is jointly and severally liable for all Lease Contract obligations. If Resident or any guest or occupant violates the Lease Contract or rules, all Residents are considered to have violated the Lease Contract. Landlordâ&#x20AC;&#x2122;s requests and notices (including sale notices) to any Resident constitute notice to all Residents and occupants. Notices and requests from any Resident or occupant (including notices of Lease Contract termination, repair requests, and entry permissions) constitute notice from all Residents. In eviction suits, any one of multiple Residents is considered the agent of all other Residents in the Premises for service of process. Security deposit refunds may be by one check jointly payable to all Residents; the check and any deduction itemizations may be mailed to any one Resident only. 25. REPLACEMENTS AND SUBLETTING. Replacing a Resident or subletting is allowed only when Landlord consents in writing, which consent may be withheld in Landlordâ&#x20AC;&#x2122;s sole and absolute discretion. If departing or remaining Residents procure a replacement resident acceptable to Landlord before moving out and Landlord expressly consents to the replacement or subletting, then a reletting or administrative fee may be due; and Resident will remain liable for all Lease Contract obligations for the rest of the original Lease Contract term. Credits. Landlord shall credit all subsequent rent that Landlord actually receives from replacement or subsequent residents against Residents liability for past-due and future rent. If Resident moves out Initials ________________________

________________________ ________________________ ________________________

CAA001 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.

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early, Landlord shall exercise customary diligence to relet.

Acceleration. All monthly rent for the rest of the Lease Contract term or renewal period shall be accelerated automatically without notice or demand (before or after acceleration) and will be immediately due and delinquent if, without Landlordâ&#x20AC;&#x2122;s written consent: (1) Resident moves out, removes property in preparing to move out, or gives oral or written notice (by Resident or any occupant) of intent to move out before the Lease Contract term or renewal period ends; and (2) Resident has not paid all rent for the entire Lease Contract term and renewal period. Such conduct is considered a default for which Landlord need not give Resident notice. Remaining rent will also be accelerated if a judgment for possession enters against Resident or Resident moves out when Landlord demands possession because of a default. Landlordâ&#x20AC;&#x2122;s right to accelerate is in lieu of having rent for the entire term payable when the Lease Contract begins.

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Procedures. If Landlord approves a replacement resident, then Landlord may, at Landlordâ&#x20AC;&#x2122;s option, require that either: (1) the replacement resident sign this Lease Contract with or without an increase in the total security deposit; or (2) the remaining and replacement residents sign an entirely new Lease Contract. Unless Landlord agrees otherwise in writing, Residentâ&#x20AC;&#x2122;s security deposit will automatically transfer to the replacement resident as of the date of Landlord approval. The departing Resident will no longer have a right of occupancy or to a security deposit refund, but will remain liable for the rest of the original Lease Contract term unless agreed otherwise in writing. 26. WARRANTY OF HABITABILITY. Landlord has no knowledge of a condition in the Premises that is materially dangerous or hazardous to the Residentâ&#x20AC;&#x2122;s life, health, or safety. If Landlord receives written notice from Resident of a condition that is materially dangerous or hazardous to the Residentâ&#x20AC;&#x2122;s life, health, or safety and if the Landlord is required to cure the condition by Colorado statute, Landlord shall make reasonable repair and shall have a reasonable time to repair, considering the nature of the problem and the reasonable availability of materials, labor, and utilities. In no event is Resident allowed to offset or withhold rent. Landlord may temporarily or permanently alter, change or remove any common area or amenity during the term of this Lease Contract.

Attorney Fees and Other Remedies. Landlord may report unpaid amounts to credit or collection agencies. Upon default, Landlord shall have all other legal remedies, including Lease Contract termination. Late charges are liquidated damages for Landlordâ&#x20AC;&#x2122;s time, inconvenience, and overhead in collecting late rent (but are not for attorney's fees and litigation costs). All unpaid amounts bear 18% interest per year from due date, compounded monthly. Resident shall pay all collection agency fees in addition to the amounts that are due under this Lease Contract. Landlord and resident agree that attorney fees shall be dealt with in one of the following two alternatives (check one):

27. DEFAULT BY RESIDENT. Resident shall be in default if: (1) Resident fails to pay rent or other amounts provided by this Lease Contract when due; (2) Resident or any guest, invitee or occupant violates this Lease Contract, apartment rules, or fire, safety, health, or criminal laws, regardless of whether arrest or conviction occurs; (3) Resident abandons the Premises; (4) Resident gives or gave incorrect or false information in a rental application; (5) Resident or any occupant is arrested for a criminal offense involving actual or potential physical harm to a person, or involving possession, manufacture, or delivery of a controlled substance, marijuana, or drug paraphernalia as defined in Colorado Law; or (6) any illegal drugs or paraphernalia are found in the Premises. If in default, Landlord may exercise one or more of the following remedies, without limiting any other right or remedy:

 Prevailing Party Awarded Attorney Fees

Eviction. If Resident defaults, Landlord may end Residentâ&#x20AC;&#x2122;s right of occupancy by giving the notices required by Colorado Law and exercising all legal rights. Notice may be by: (1) personal delivery to any Resident; (2) personal delivery at the Premises to any occupant over 18 years old; or (3) affixing the notice to the Premises's main entry door. Termination of possession rights or subsequent reletting doesn't release Resident from liability for future rent. After giving notice to vacate or filing an eviction suit, Landlord may still accept rent or other sums due; the filing, or acceptance doesn't waive or diminish Landlordâ&#x20AC;&#x2122;s right of eviction or any other contractual or statutory right. Accepting money at any time doesn't waive Landlordâ&#x20AC;&#x2122;s right to damages, past or future rent, or other sums.

RESIDENT AND LANDLORD AGREE THAT ALL LITIGATION BETWEEN THEM SHALL BE DECIDED BY A JUDGE OR MAGISTRATE AND SHALL NOT BE TRIED TO A JURY. THE PARTIES HEREIN WAIVE ANY RIGHT TO A JURY TRIAL.

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In the event that Landlord employs an attorney to communicate with Resident or because of a breach of the Lease Contract by Resident, Resident shall promptly reimburse Landlord for landlordâ&#x20AC;&#x2122;s attorney fees. In the event of litigation between Landlord and Resident, the prevailing party shall be awarded attorney fees.

Reletting Charge. If Landlord takes possession of the Premises because Resident fails to give 30-day written move-out notice; Resident moves out without Landlordâ&#x20AC;&#x2122;s written approval and without paying rent in full for the entire Lease Contract term or renewal period; Resident moves out at Landlords demand because of Residentâ&#x20AC;&#x2122;s default; a judgment for possession is entered against Resident; or Resident refuses to take possession of the Premises, resulting in a breach of this Lease Contract, Landlord will charge Resident $______________________________ as a reletting charge, which is neither a Lease Contract cancellation fee nor a buyout fee and does not release Resident from continued liability for future or past-due rent, cleaning, repairing, repainting, lock changes, or other sums due. Rather, the reletting charge is to reimburse Landlord for Landlordâ&#x20AC;&#x2122;s damages, for, Landlordâ&#x20AC;&#x2122;s time, effort, and expense in finding and processing a replacement resident, advertising, showing apartments, utilities for showing, checking prospects, office overhead, marketing costs, and locator service fees. The reletting charge is an estimate by Resident and Landlord of the reasonable and anticipated costs of reletting and is intended to serve as liquidated damages. The reletting charge is due whether or not Landlordâ&#x20AC;&#x2122;s reletting attempts succeed.

 No Attorney Fees

Landlord and Resident agree that awards for attorney fees shall not be made in litigation between Landlord and Resident unless there is a finding that the litigation is frivolous and groundless in accordance with Colorado law.

28. INTERPRETING THIS LEASE CONTRACT. Neither Landlord nor any of Landlordâ&#x20AC;&#x2122;s representatives have made any oral promises, representations, or agreements. This Lease Contract is the entire agreement. Landlordâ&#x20AC;&#x2122;s representatives (including management personnel, employees and agents) have no authority to waive, amend, or terminate this Lease Contract or any part of it, and no authority to make promises, representations, or agreements that impose security duties or other obligations on Landlord or Landlordâ&#x20AC;&#x2122;s representatives unless in writing. All notices and documents shall be in English or, at Landlordâ&#x20AC;&#x2122;s option, in any language that Resident reads or speaks. No action or omission of Landlordâ&#x20AC;&#x2122;s representative will be considered a waiver of any subsequent violation, default, or time or place of performance. Landlord not enforcing or belatedly enforcing written-notice requirements, rental due dates, acceleration, liens, or other rights isn't a waiver under any circumstances. Exercising one remedy shall not constitute an election or waiver of other remedies. All remedies are cumulative. No employee, agent, or management company is personally liable for any of Landlordâ&#x20AC;&#x2122;s contractual, statutory, or other obligations merely by virtue of acting on Landlordâ&#x20AC;&#x2122;s behalf. Neither an invalid clause nor the omission of initials invalidates this Lease Contract. All provisions regarding Landlordâ&#x20AC;&#x2122;s non-liability and non-duty apply to Landlordâ&#x20AC;&#x2122;s employees, agents, and management companies. This Lease Contract is subordinate to existing and future recorded mortgages. All Lease Contract obligations must be performed in the county where the Premises is located. Resident shall not record this Lease Contract. Initials ________________________

________________________ ________________________ ________________________

CAA001 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.

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29. PAYING SUMS DUE. Payment of all sums is an independent covenant. At Landlordâ&#x20AC;&#x2122;s option and without notice, Landlord may apply money received first to non-rent obligations, then to rent, regardless of notations on checks or money orders and regardless of when the obligations arise. All sums other than rent (which is due on the first day of each month without demand) are due upon Landlordâ&#x20AC;&#x2122;s demand. After the due date and any cure period provided by state law, Landlord does not have to accept the rent or any other payments.

3. After inspection by Landlord, appropriate charges will be deducted for any unpaid damages or repairs to the Premises or its contents (beyond reasonable wear); insufficient light bulbs; stickers, scratches, burns or holes, etc., on the walls, doors, floors, draperies, carpets and/or furniture, etc.

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30. MOVE-OUT PROCEDURES. Once a move-out date is established by the written notice required of Resident or Landlord by this Lease Contract, the move-out date can't be changed unless agreed in writing. Resident shall not move out before the Lease Contract term or renewal period ends unless all rent for the entire Lease Contract term or renewal period is paid in full. Early move-out may result in acceleration of future rent and reletting charges. Resident won't stay beyond the date Resident is supposed to move out. Resident shall give Landlord and the U.S. Postal Service, in writing, each Resident's forwarding address.

2. The Premises, including kitchen appliances, have been cleaned thoroughly, in accordance with any written Move-Out Policy Landlord provided, and the Premises shall have been left in the same condition as when Resident moved in, except for ordinary wear and tear. If Resident fails to clean thoroughly and/or in accordance with the written Move-Out Policy, reasonable charges to complete such cleaning shall be deducted.

31. CLEANING. Resident shall thoroughly clean the Premises, including doors, windows, furniture, bathrooms, kitchen appliances, patios, balconies, and storage rooms at the time of move-out. Resident shall follow Landlordâ&#x20AC;&#x2122;s move-out cleaning instructions. If Resident does not clean adequately, Resident shall be liable for reasonable cleaning chargesâ&#x20AC;&#x201D;including charges for cleaning carpets, draperies, furniture, walls, etc.

35. SATELLITE DISH. Resident may in some limited circumstances be allowed to install a satellite reception dish, subject to the following limitations and restrictions: Only one dish or other reception device may be installed. The dish shall be no larger than 1 meter in diameter. The dish may be installed only within the Premises. The Premises includes private balconies, balcony railings, terraces, patios, yards and gardens. However, the Premises does not include any outside walls, roofs, window sills or common balconies, railings, patios, yards or other common areas in the community. No part of the dish may extend beyond the outside balcony rail or patio line. Resident shall remain fully and solely liable and responsible for the safety of the satellite dish and for any damage caused to persons or property associated with the satellite dish. Resident hereby indemnifies and shall hold Landlord harmless from any and all claims based on damage to or injury by the dish. Any Resident who installs a satellite dish must maintain a renter's property insurance policy, which includes general liability coverage. No dish may be installed in a fashion which will damage the Premises beyond ordinary wear and tear. No holes may be drilled in exterior surfaces, including walls, roofs, glass, balcony floors or railings. Any hook-up between interior and exterior equipment must be accomplished with flat cable capable of fitting below a door jam or by means of a device that allows the signal to pass through the exterior wall, door or glass without wiring. Interior holes must be fully repaired and painted to the exact match of the existing wall when Resident vacates the Premises.

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32. MOVE-OUT INSPECTION. Resident and Landlord may meet for a move-out inspection. Landlordâ&#x20AC;&#x2122;s representative has no authority to bind or limit Landlord regarding deductions for repairs, damages, or charges. Any statements or estimates by Landlord or Landlordâ&#x20AC;&#x2122;s representative are subject to Landlordâ&#x20AC;&#x2122;s correction, modification, or disapproval before final refunding or accounting.

Resident acknowledges and agrees that in no event shall said security deposit be applied by Resident for any rent or charge due hereunder without the Landlordâ&#x20AC;&#x2122;s prior written approval.

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33. OTHER CHARGES. Resident shall at all times be liable for the following charges, if applicable: unpaid rent; unpaid utilities and utility disconnect fees; un-reimbursed service charges; damages or repairs (beyond reasonable wear and tear); replacement cost of property that was in or attached to the Premises and is missing; replacing dead or missing detector batteries; utilities for repairs or cleaning; trips to let in company representatives to remove telephone or TV cable services or rental items; trips to open the Premises when Resident or any guest or occupant is missing a key; key duplicates; unreturned keys; missing or burned-out light bulbs; stickers, scratches, burns, stains, or unapproved holes; removing or rekeying unauthorized security devices or alarm systems; reletting charges; packing, removing, or storing property removed or stored; removing illegally parked vehicles; special trips for trash removal caused by parked vehicles blocking dumpsters; false security alarm charges unless due to Landlordâ&#x20AC;&#x2122;s negligence; government fees or fines against Landlord for Residentâ&#x20AC;&#x2122;s violation of the Lease Contract or law; late-payment and returned-check charges; and other sums due.

34. DEPOSIT RETURN; SURRENDER; ABANDONMENT. Resident agrees that if Resident abandons or surrenders the Premises and leaves behind personal property, Landlord shall have the right, but not the obligation, to remove and dispose of said personal property as Landlord sees fit, at Residentâ&#x20AC;&#x2122;s sole risk and cost and without recourse by Resident or any person claiming under Resident against Landlord or Landlordâ&#x20AC;&#x2122;s representatives. Resident shall indemnify and hold harmless Landlord and Landlordâ&#x20AC;&#x2122;s agents and representative against any claim or cost for any damages or expense with regard to the removal, disposal and/or storage of the property. Within sixty (60) days after surrender and acceptance of the Premises Landlord shall provide Resident, at Residentâ&#x20AC;&#x2122;s last known address, with a written statement listing the reasons for any and all charges against the security deposit, and refund the balance of the security deposit (if any) therewith. The security deposit shall be returned to Resident only after each and all of the following conditions have been met or the corresponding charges have been applied: 1. There are no unpaid charges, damages, or rentals due by Resident hereunder.

36. SPECIAL PROVISIONS. The following special provisions control over conflicting provisions of this printed Lease Contract form: ________________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________________________

Executed this _________________ day of _________________________________________________, _________________________. Resident and Guarantors: (All residents must sign) X

________________________________________________________________________________________________________________________________________

X

________________________________________________________________________________________________________________________________________

X

________________________________________________________________________________________________________________________________________

X

________________________________________________________________________________________________________________________________________

Landlord: X

________________________________________________________________________________________________________________________________________

CAA001 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.

                           

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 RENEWAL LEASE CONTRACT Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

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Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________

1. PARTIES. This Renewal Lease Contract is between Resident and Landlord. If anyone else has guaranteed performance of this Renewal Lease Contract, they also need to sign this Renewal Lease Contract (collectively â&#x20AC;&#x153;Guarantorsâ&#x20AC;?).

2. PREVIOUS LEASE. It is acknowledged that you reside at the address stated above, pursuant to the Lease Contract and/or any renewal thereof, the most recent of which is dated ____________________________________ (the â&#x20AC;&#x153;Previous Leaseâ&#x20AC;?). The Previous Lease expires on ____________________________________; and Resident desires to remain in possession of the Premises beyond this date, upon the terms set forth herein.

3. RENEWAL TERM. The term of this Renewal Lease Contract begins on _______________________________________, and ends at midnight on ____________________________________. Resident must give written move-out notice as required by the original Lease Contract. 4. RENT - CHARGES. Resident shall pay $___________________________ per month for rent, payable in advance and without demand, during the Renewal Lease Contract term.

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5. PREVIOUS LEASE BINDING. Unless expressly set forth to the contrary in this Renewal Lease Contract, each and every term, covenant, and condition of the Previous Lease, including the incorporation of the terms of the original Lease Contract, shall remain in full force and effect, and shall specifically include the provisions of the original Lease Contract regarding the Notice to Terminate the Lease and holdover. Any changes to the Previous Lease and/or the original Lease Contract must be set forth in the Additional Provisions to be valid.

6. ADDITIONAL PROVISIONS. The following special provision(s) shall apply to this Renewal Lease Contract. In the event of a conflict or inconsistency between the Previous Lease and this Renewal Lease Contract, the provisions of this Renewal Lease Contract shall control: (state â&#x20AC;&#x153;N/Aâ&#x20AC;? if there are no additional provisions)

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____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

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____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

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____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Executed this _________________ day of ____________________________________________________, ___________________________. Resident and Guarantor(s): (All residents and guarantor(s) must sign) X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

Landlord: X

_____________________________________________________________________________________________________________________________________________

CAA004 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.

 

                           




    NON-RENEWAL OF LEASE CONTRACT Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

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Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________

Dear Resident(s):

The Lease Contract for the Premises will expire on __________________________________________.

The Landlord has elected not to renew the Lease Contract. Accordingly, please accept this correspondence as formal written notice to terminate the Lease Contract effective __________________________________________.

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You will be required to vacate and surrender possession of the Premises on or before __________________________________________. Please contact the __________________________________________________________________________________________________ management staff to arrange for return of all keys and to schedule a walk through inspection at a mutually agreeable date and time.

Executed this _________________ day of ____________________________________________________, ___________________________. Landlord: X

_____________________________________________________________________________________________________________________________________________

CERTIFICATION OF SERVICE:

I hereby certify that I served the foregoing notice

this _________________ day of ____________________________________________________, ___________________________ at the Premises by:  Posting it on a conspicuous place on the Premises

 Handing a copy to _____________________________________________________________________________.

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Executed this _________________ day of ____________________________________________________, ___________________________. By: X

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CAA240 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/31/12.



                           






    RENTAL APPLICATION â&#x20AC;&#x153;Landlordâ&#x20AC;? is herein defined as owner/agent for owner. ______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Rental Property Address (the â&#x20AC;&#x153;Premisesâ&#x20AC;?)

Apt. #

Date of Application

Date of Occupancy

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Name (Applicant)

Soc. Sec. #

Date of Birth

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Name (Co-applicant)

Soc. Sec. #

Date of Birth

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

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Persons under 18 years of age (all persons over 18 must be on the Lease Contract)

___________________________________________________________________________________________________________________________________ Present Address Street

Apt #

City

State

Zip

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Home #

Work #

(

)

(

Email

)

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Community/Landlord Name

Address

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Day #

Night #

(

)

(

)

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Dates of Residence

Rent Paid

From:

To:

$

___________________________________________________________________________________________________________________________________ Previous Address Street

Apt #

City

State

Zip

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Home #

Work # )

(

)

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(

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Community/Landlord Name

Address

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Day #

Night #

(

)

(

)

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Dates of Residence

Rent Paid

From:

To:

$

___________________________________________________________________________________________________________________________________ Present Employer: Company

City/State

Main #

(Applicant)

(

)

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Position

Date Hired

Gross Income

$

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Previous Employer: Company

City/State

Main #

(Applicant)

(

)

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Position

Date Hired

Date Left

Gross Income

$

___________________________________________________________________________________________________________________________________ Present Employer: Company

City/State

Main #

(Co-applicant)

(

)

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Date Hired

A

Position

Gross Income

$

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Previous Employer: Company

City/State

Main #

(Co-applicant)

(

)

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Position

Date Hired

Date Left

Gross Income $

___________________________________________________________________________________________________________________________________ Vehicles: Make

Year

VIN #

License #/State

Drivers License #/State

(1)

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Make

Year

VIN #

License #/State

Drivers License #/State

(2)

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___________________________________________________________________________________________________________________________________ Auto Loan: Bank

City/State

Branch

Loan #

Phone #

(

)

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Checking Account: Bank

City/State

Branch

Account #

Check #

Phone # (

)

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Credit Cards:

(1) Issuer

(2) Issuer

(3) Issuer

(4) Issuer

___________________________________________________________________________________________________________________________________ Emergency Contact: Name

Street

Apt. #

City

State

Zip

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Home # (

Work # )

(

)

APPLICANT(S) INITIALS _______________________

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For the Applicant and any other person to reside at the Premises, list all civil actions, litigation, or administrative complaints brought by or against the person (If None â&#x20AC;&#x201C; Write None): ___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

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For the Applicant and any other person to reside at the Premises: list all convictions, deferred adjudications, or pending criminal charges for all; felonies, all misdemeanors within the past 7 years, or all other charges that involved force against another (If None â&#x20AC;&#x201C; Write None): ___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

List all eviction actions, foreclosures and bankruptcies relating to the Applicant:

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Describe all animal(s) the Applicant is requesting be housed at the rented premises:

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

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___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

AUTHORIZATION FOR RELEASE OF INFORMATION

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The Applicant hereby authorizes the Landlord to conduct any and all investigation Landlord finds useful to verify the authenticity of the statements contained in this Rental Application including, but not limited to, causing credit reporting agencies and other third-parties to provide Landlord with credit reports and other compilations regarding Applicant and others to occupy the Premises. Applicant further authorizes Landlord to retain all information collected and to continue to obtain such verifications, information and reports in the future, at all times during which Applicant owes the Landlord money. ACKNOWDLEGMENT OF FALSE INFORMATION

Applicant acknowledges that any false information contained in this Rental Application will be the basis for a decline of the Rental Application, as well as a basis to terminate any resulting Lease Contract. APPLICATION FEE AND DEPOSIT

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Applicant shall pay Landlord $_________________________ as a Non-Refundable Application Fee to cover the cost of processing this Rental Application. In addition to this Non-Refundable Application Fee, Applicant shall deposit $_________________________ with the Landlord as an Application Deposit. If all the information contained in this Rental Application is accurate and Landlord elects not to approve the Rental Application, the Application Deposit (but, not the Non-Refundable Application Fee) shall be refunded by mail to Applicant at the time the Rental Application is denied.

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If any of the information contained in this Rental Application is found to be inaccurate or if Applicant is approved for residency and refuses to execute a Lease Contract, the Application Deposit may be applied to any cost incurred by the Landlord in holding the Premises for Applicant, preparing it to be re-rented, finding a replacement tenant or other administrative costs associated with this Rental Application.

Executed this _________________ day of ____________________________________________________, ___________________________. Applicant: (All applicants must sign) X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

CAA002 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.

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       MOVE-IN/MOVE-OUT INSPECTION AGREEMENT Community

Resident Name

__________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Address

Apt. #

Date

_________________________________________________________________________________________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________

Stoveâ&#x20AC;&#x201D;Outside

$

LIVING ROOM MOVE-IN MOVE-OUT COST _______________________________________________________________________ Floor Covering

$

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KITCHEN MOVE-IN MOVE-OUT COST _______________________________________________________________________ ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Burners ______________________________________________________________________________________________________________________________________________

Walls & Covering ______________________________________________________________________________________________________________________________________________

Drip Pan

______________________________________________________________________________________________________________________________________________

Vent

______________________________________________________________________________________________________________________________________________

Timerâ&#x20AC;&#x201D;Controls

Windows

______________________________________________________________________________________________________________________________________________

Screens

______________________________________________________________________________________________________________________________________________

Drapes

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Oven Racks ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Broiler/Pan

______________________________________________________________________________________________________________________________________________

Ice Cube Trays

FIREPLACE Clean

______________________________________________________________________________________________________________________________________________

Hearth

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Light ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Floors

______________________________________________________________________________________________________________________________________________

HOOD FILTER

Screen

______________________________________________________________________________________________________________________________________________

BEDROOM

______________________________________________________________________________________________________________________________________________

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______________________________________________________________________________________________________________________________________________

Stonework

Fan-Light ______________________________________________________________________________________________________________________________________________ COUNTER AREA

______________________________________________________________________________________________________________________________________________

Counter Top

Floor Covering

______________________________________________________________________________________________________________________________________________

Walls & Covering

______________________________________________________________________________________________________________________________________________

Windows

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Sink/Faucets ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Drains/Disposal

______________________________________________________________________________________________________________________________________________

DISHWASHER

Screens Drapes

______________________________________________________________________________________________________________________________________________

Closet

______________________________________________________________________________________________________________________________________________

Outsideâ&#x20AC;&#x201D;Controls ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Inside (All Parts) ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

M

______________________________________________________________________________________________________________________________________________

Other

REFRIGERATOR

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Clean Outside/Under

______________________________________________________________________________________________________________________________________________

Inside (All Parts) ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

BEDROOM

Floor Covering

Walls & Covering

CABINETS/DOORS

______________________________________________________________________________________________________________________________________________

Shelves/Drawers

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

A

______________________________________________________________________________________________________________________________________________

Under Sink ______________________________________________________________________________________________________________________________________________

Windows Screens Drapes

______________________________________________________________________________________________________________________________________________

PATIO/BALCONY

______________________________________________________________________________________________________________________________________________

Clean

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Seal Deck ______________________________________________________________________________________________________________________________________________

Closet Other

______________________________________________________________________________________________________________________________________________

Repair

______________________________________________________________________________________________________________________________________________

MECHANICAL

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

S

______________________________________________________________________________________________________________________________________________

Hot Water Heater ______________________________________________________________________________________________________________________________________________

BEDROOM

Floor Covering

Walls & Covering

______________________________________________________________________________________________________________________________________________

Furnace Unit

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Air-Conditioner

______________________________________________________________________________________________________________________________________________

Air-Conditioner Filter ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Air-Conditioner Case ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

T.V. Cable

Windows Screens Drapes Closet Other

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

CAA107 CO Copyright Š 2011 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 4/14/11.

Page 1 of 2

 

                           




  Community

Resident Name

__________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Address

Apt. #

Date

_________________________________________________________________________________________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________

BATHROOM MOVE-IN MOVE-OUT COST _______________________________________________________________________

BATHROOM MOVE-IN MOVE-OUT COST _______________________________________________________________________

Windows $ ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Walls and Tile

______________________________________________________________________________________________________________________________________________

$

Walls and Tile

______________________________________________________________________________________________________________________________________________

Floors

LE

Floors

Windows

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Shelves ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Doors

______________________________________________________________________________________________________________________________________________

Mirror

Shelves Doors

______________________________________________________________________________________________________________________________________________

Mirror

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

TUB & SHOWER ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Clean

______________________________________________________________________________________________________________________________________________

Shower Door/Runners

TUB & SHOWER Clean

______________________________________________________________________________________________________________________________________________

Shower Door/Runners

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

FIXTURES ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Basin

______________________________________________________________________________________________________________________________________________

Drains

FIXTURES Basin

______________________________________________________________________________________________________________________________________________

Drains

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Faucets ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Counter Tops ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Faucets

P

Counter Tops

Exhaust Fan

______________________________________________________________________________________________________________________________________________

Bowl and Seal

Exhaust Fan

______________________________________________________________________________________________________________________________________________

Bowl and Seal

______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

Towel Racks ______________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________

M

Damages beyond ordinary wear and tear other than those above at move-in will be the Residentâ&#x20AC;&#x2122;s responsibility and may be deducted from the Security Deposit at the time of move-out.

Towel Racks

TOTAL CHARGES for cleaning and minor maintenance

$

_________________________________________________________________________

Date of Move-In ___________________________________________________________

Resident: (All residents must sign)

Landlord:

_________________________________________________________________________________________________________________________________

X

X

X

_________________________________________________________________________________________________________________________________

Date of Move-Out ___________________________________________________________

Resident: (All residents must sign)

Landlord:

_________________________________________________________________________________________________________________________________

S A

_________________________________________________________________________________________________________________________________

X

_________________________________________________________________________________________________________________________________

X

X

_________________________________________________________________________________________________________________________________

DEPOSIT DISPOSITION

REQUIRED NOTICE GIVEN: Date _______________________________________________________ LEASE DATE: From _____________________________________ to _____________________________________ BREACH OF CONTRACT ______________________________________________________________________

DEDUCTIONS FOR CLEANING & MINOR MAINTENANCE

$________________________________________

RENT FOR MONTH(S) OF ___________________________________________________

$________________________________________

OTHER DEDUCTIONS:

RENT COLLECTIONS:

__________________________________________________________

$________________________________________

__________________________________________________________

$________________________________________

__________________________________________________________

$________________________________________

Current Month (Collected) $________________________________________ Current Month (Due)

Previous Month (Due)

$________________________________________

$________________________________________

TOTAL DEDUCTIONS:

$________________________________________

APARTMENT RE-RENTED: Date _________________________________________________________

SECURITY DEPOSIT ON HAND

$________________________________________

NEW RESIDENT PRO-RATE

LESS TOTAL DEDUCTIONS

$________________________________________

$________________________________________

CAA107 CO Copyright Š 2011 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 4/14/11.

Page 2 of 2

                            






  PET ADDENDUM Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident(s) ________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

LE

Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________

1. Landlord hereby grants written permission for Resident to house an animal at the Premises subject to the terms and conditions contained in this Addendum. 2. Pet Description:

______________________________________________________________________________________________________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________________________________________________________________________________________________________

(â&#x20AC;&#x153;Petâ&#x20AC;?).

3. In addition to the rent and other charges contained in the Lease Contract, Resident shall pay $_________________________________ monthly as Pet Rent during the full term of the Lease Contract and any renewal.

4. In addition to the security deposit contained in the Lease Contract, Resident shall place an additional $_________________________________ as a Pet Deposit with Landlord. Both the Pet Deposit and the general security deposit may be applied to any and all obligations under the Lease Contract including, but not limited to, physical damages caused by the Pet. Following the return of the Premises to Landlord, the Pet Deposit or a written notification of why it is being retained shall be mailed within the time frames provided in the Lease Contract.

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5. Resident shall not permit the Pet to unreasonably disturb others at or near the Premises.

6. Resident shall keep the Pet under Residentâ&#x20AC;&#x2122;s control and attached to Resident with a leash at all times the Pet is outside of the Premises. 7. Resident shall be responsible for any physical damage caused by the Pet.

8. Resident shall immediately pick up after the Pet and shall prevent the Pet from depositing waste in areas not designated for that purpose. 9. The Pet may not be kept on balconies, patios or in common areas. 10. Pet food must be kept in rodent and insect proof containers.

11. Resident shall be responsible for any injuries caused by the Pet and hereby indemnifies and shall hold Landlord harmless from any and all claims, causes of action or liability associated with injury or damage by the Pet. This indemnification shall also include any costs and attorney fees incurred by Landlord. 12. The Pet shall not be taken into interior common areas including, offices, clubhouses, pool areas, laundry rooms, and business or fitness centers. 13. No other animal is allowed at the Premises, even temporarily or as a visitor.

14. In the event of a breach of this Addendum, in addition to its right to terminate Residentâ&#x20AC;&#x2122;s rights to possession of the Premises and the other remedies provided by the Lease Contract, Landlord shall have the right to demand the removal of the Pet upon three day notice without necessarily enforcing its right to terminate the possession rights of Resident.

S

A

15. Persons who are disabled, as defined by federal and state law, may in some circumstances be entitled to house an animal as a reasonable accommodation to the disability. Depending upon whether the disability and service to be provided by the animal are apparent to a layperson, the Landlord may allow such a service animal without certification. However, if the existence of the claimed disability, the service provided by the animal, or the connection between the claimed disability and the claimed service provided by the animal are not apparent to a layman, the Landlord may require certification signed by a professional qualified to render those opinions. In most cases, a disabled person who requires an animal to provide a service as a reasonable accommodation to that disability will not be charged Pet Rent or a Pet Deposit. If there is a request for further waiver or modification of rules as they apply to the control or behavior of animals, Landlord may require additional professional certification. Executed this _________________ day of ____________________________________________________, ___________________________. Resident: (All residents must sign) X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

Landlord: X

_____________________________________________________________________________________________________________________________________________

CAA006 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.

 

                            




  

UTILITY ADDENDUM Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident(s) ________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

LE

Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________

1. Responsibility for the payment of utility bills, including charges for usage, deposits, and any charges, taxes, fees (including any connect or disconnect fee), administrative fees or costs associated with utility services or billing (collectively, â&#x20AC;&#x153;costsâ&#x20AC;?), and the method of allocating the payment of utility services and costs, will be as indicated below.  Water: If checked, water service to the Premises and costs, will be paid by Resident directly to the water service provider or if checked below;

A Sub-metering of usage at the Premises.

B Flat rate (insert both B and the monthly flat rate in the appropriate blank above).

C A percentage of the total utility bill based on the number of persons residing in the Premises divided by the total number of persons believed to be residing in the various premises covered by the total utility bill (whether the total utility bill applies to the entire complex, a portion of the complex, a single building within the complex, or a portion of a building).

P

 Water service will be billed by the service provider to Landlord and then allocated to and paid by Resident based on formula _________________.

FORMULA METHODS (INSERT ABOVE AS APPROPRIATE):

 Sewer: If checked, sewer service to the Premises and costs, will be paid by Resident directly to the sewer service provider or if checked below;

M

 Sewer service will be billed by the service provider to Landlord and then allocated to and paid by Resident based on formula _________________.

D A percentage of the total utility bill based on the number of persons residing in the Premises divided by ___________ (estimated to be the total number of persons believed to be residing in the various premises covered by the total utility bill). E

A percentage of the total utility bill based on the square footage of the Premises divided by the total square footage in the various premises covered by the total utility bill (whether the total utility bill applies to the entire complex, a portion of the complex, a single building within the complex, or a portion of a building).

F

A percentage of the total utility bill which is __________% based on the number of persons residing in the Premises divided by the total number of persons believed to be residing in the various premises covered by the total utility bill (whether the total utility bill applies to the entire complex, a portion of the complex, a single building within the complex, or a portion of a building) and is __________% based on the square footage of the Premises divided by the total square footage in the various premises covered by the total utility bill (whether the total utility bill applies to the entire complex, a portion of the complex, a single building within the complex, or a portion of a building).

 Gas: If checked, gas service to the Premises and costs, will be paid by Resident directly to the gas service provider or if checked below;  Gas service will be billed by the service provider to Landlord and then allocated to and paid by Resident based on formula _________________.

A

 Electric: If checked, electric service to the Premises and costs, will be paid by Resident directly to the electric service provider or if checked below;  Electric service will be billed by the service provider to Landlord and then allocated to and paid by Resident based on formula _________________.

S

 Trash: If checked, trash service for the Premises and costs, will be paid by Resident directly to the trash service provider or if checked below;  Trash service will be billed by the service provider to Landlord and then allocated to and paid by Resident based on formula _________________.

 Other: _______________________________ utility service to the Premises and costs will be paid by Resident either:  Directly to the service provider(s), or;  This service will be billed by the service provider to Landlord and then allocated to and paid by Resident based on formula _________________.

G A percentage of the total utility bill based on the number of bedrooms in the Premises divided by the total number of bedrooms in the various premises covered by the utility bill (whether the utility bill applies to the entire complex, a portion of the complex, a single building within the complex, or a portion of a building). H Allocation based on the following formula: _________________________________________________________________________ _________________________________________________________________________ _________________________________________________________________________ _________________________________________________________________________

CAA054 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.

                           

Page 1 of 2






Provisions Appling only to Sub-metered Gas and Sub-metered Electricity: 10. To the extent either gas or electricity is sub-metered to the Premises (allocation method A above) and billed by Landlord to Resident (but only relative to sub-metered gas and electricity), Landlord shall bill the Resident for those portions of the gas and/or electricity sub-metered to the Premises according to the following:

LE

2. Under any allocation method or flat fee, Resident may be paying for part of the utility usage in common areas or in other residential units as well as administrative fees. Both Resident and Landlord agree that using a calculation, allocation formula or flat fee as a basis for estimating total utility consumption is fair and reasonable, while recognizing that the allocation method may or may not accurately reflect actual total utility consumption for Resident. Landlord may change the above formula, methods of determining allocated share of utilities and all other billing methods, after providing 30-day written notice to Resident.

12. The sum of Landlord's billings to all residents for submetered gas or electricity shall not exceed the total amount billed to Landlord by the service provider.

13. Landlord shall pass on to Resident any refunds, rebates, rate reductions or similar adjustments it receives from the service provider relative to Residentâ&#x20AC;&#x2122;s portion of submetered gas and electricity. 14. Landlord shall notify its current residents, either by first class mail with a certificate of mailing or by inclusion in a regular monthly communication, of any refunds, rebate, rate reduction or similar adjustments from the service provider relative to sub-metered gas and electricity and shall inform such residents that they may claim the adjustments within 90 days after receipt of the notice.

P

3. When billed by Landlord directly or through a third-party billing company, Residentâ&#x20AC;&#x2122;s payment of utility bills must be received within ________ days of the date when the bill is issued at the place indicated on the bill. Resident shall pay a fee for late payment of utilities in the amount of $____________. Residentâ&#x20AC;&#x2122;s failure to timely pay any utility bill is a breach of the Lease Contract entitling Landlord to exercise all remedies available under the Lease Contract, including eviction for nonpayment. Landlord or a thirdparty billing company may impose upon Resident a utility billing fee for the production of any utility bill in an amount not to exceed $____________ per billing period and a set-up charge or initiation fee in an amount not to exceed $____________.

11. Landlord shall not charge Resident, as part of its billing for sub-metered gas or electricity, for any costs associated with sub-metered gas or electricity in addition to the actual cost of gas and electricity billed to Landlord by the service provider.

M

4. Resident shall pay utilities for the full period of time that Resident is living in, occupying, or responsible for payment of rent charges for the Premises. If Resident surrenders possession of the Premises early, Resident shall remain responsible for utility charges for the time period Resident was obligated to pay rent charges under the Lease Contract or until a replacement resident is found. 5. In the event Resident fails to timely establish utilities or allows such utilities to become delinquent, Landlord may, but shall not be obligated to, pay the utility bill and charge Resident for any utilities billed to Landlord with respect to the Premises.

S A

6. Bills may be estimated from time to time based on prior utility and services usage. Resident shall timely pay estimated bills, and later adjustments to those estimates once actual usage is known.

7. Landlord shall not be liable for any losses or damages Resident incurs as a result of outages, interruptions, or fluctuations in utilities or any other services provided to the Premises. Resident releases Landlord from any and all such claims and waives any claims for offset or reduction of rent or diminished rental value of the Premises due to such outages, interruptions, or fluctuations. 8. Resident shall not tamper with, adjust, or disconnect any utility or services sub-metering system or device. 9. Landlord has the sole authority to select and approve all utility and services providers who may provide services to Resident at the Premises.

15. With respect to those who are not current residents, but were residents during a previous period covered by any refunds, rebate, rate reduction or similar adjustments from the service provider relative to sub-metered gas and electricity, Landlord shall send notice by first class mail to Residentâ&#x20AC;&#x2122;s last known address, advising them that they may claim said adjustments within 90 days after receipt of the notice. 16. Upon the expiration of the 90 day period, Landlord shall contribute unclaimed adjustments, if the aggregate amount exceeds one hundred dollars, to the fund established by the Legislative Commission on Low Income Energy Assistance. 17. If any provision of this Addendum is ruled invalid or unenforceable, the remaining provisions shall continue in full force and effect.

Executed this ______________ day of _______________________________________, ___________________. Resident: (All residents must sign) X

_____________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________

Landlord: X

_____________________________________________________________________________________________________________________

CAA054 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.



UTILITY ADDENDUM  Page 2 of 2

                           






      DEMAND FOR COMPLIANCE OR POSSESSION Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident(s) ________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

LE

Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________ This address is herein referred to as â&#x20AC;&#x153;Premises.â&#x20AC;? â&#x20AC;&#x153;Landlordâ&#x20AC;? is herein defined as owner/agent for owner.

STATE OF COLORADO, County of __________________________________________________________ To Resident(s) and all other occupants:

You are hereby notified that you have violated the condition or covenant of the Lease Contract by which you hold possession of the Premises described above, as follows:  Failure to pay rent for the period _______________________________________ to _______________________________________. $_______________________________________

Late fees in the amount of

$_______________________________________

M P

in the amount of

Utilities in the amount of

$_______________________________________

Other charges due

$_______________________________________

The monthly rent is $_______________________________________

 Other violations of your Lease Contract are as follows:

A

The undersigned owner or agent for the owner hereby demands that you cure said violations of your Lease Contract within three days of the service of this notice or deliver possession of the Premises to the undersigned. NOTE: THIS IS NOT AN ELECTION TO TERMINATE YOUR OBLIGATION TO PAY RENT FOR THE BALANCE OF YOUR LEASE TERM. Executed this _________________ day of ____________________________________________________, ___________________________.

Landlord: X

_____________________________________________________________________________________________________________________________________________

CERTIFICATE OF SERVICE:

S

I certify that I served the foregoing Demand for Compliance or Possession by:  Handing a copy personally to ________________________________________________________________________________ (Must be a resident or member of the family over 15 years old)

 Posting it in a conspicuous place on the Premises described above.

this _________________ day of ____________________________________________________, ___________________________.

Landlord: X

_____________________________________________________________________________________________________________________________________________



CAA250 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/31/12.

                           






       DISCLOSURE OF INFORMATION ON LEAD-BASED PAINT AND/OR LEAD-BASED PAINT HAZARDS Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident(s) ________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

LE

Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________

Lead Warning Statement Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978 housing, lessors must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling. Lessees must also receive a federally approved pamphlet on lead poisoning prevention. Lessor's Disclosure (a) Presence of lead-based paint and/or lead-based paint hazards (check (i) or (ii) below): (i)

_____________

Known lead-based paint and/or lead-based paint hazards are present in the housing (explain).

_______________________________________________________________________________________________________________________________________________________________________________________________________________

_______________________________________________________________________________________________________________________________________________________________________________________________________________

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(ii) _____________ Lessor has no knowledge of lead-based paint and/or lead-based paint hazards in the housing.

(b) Records and reports available to the lessor (check (i) or (ii) below): (i)

_____________

Lessor has provided the Resident with all available records and reports pertaining to lead-based paint and/or lead-based paint hazards in the housing (list documents below). _______________________________________________________________________________________________________________________________________________________________________________________________________________

_______________________________________________________________________________________________________________________________________________________________________________________________________________

(ii) _____________ Lessor has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing.

Resident's Acknowledgment (initial)

(c) ______________________ Resident has received copies of all information listed above.

(d) ______________________ Resident has received the pamphlet Protect Your Family from Lead in Your Home.

Agentâ&#x20AC;&#x2122;s Acknowledgment (initial)

A

(e) ______________________ Agent has informed the lessor of the lessor's obligations under 42 U.S.C 4852(d) and is aware of his/her responsibility for compliance.

S

Certification of Accuracy The following parties have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate. Executed this _________________ day of ____________________________________________________, ___________________________. Lessor(s): X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

Resident(s): (All Residents must sign) X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

Agent: X

_____________________________________________________________________________________________________________________________________________

CAA027 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.





                           




    PEST CONTROL ADDENDUM Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

LE

Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________

This Pest Control Addendum (this â&#x20AC;&#x153;Addendumâ&#x20AC;?) is made part of the Lease Contract (the â&#x20AC;&#x153;Leaseâ&#x20AC;?) by Landlord and Resident. To the extent the terms of this Addendum conflict with the Lease, the terms of this Addendum shall control.

Resident acknowledges that the Premises are free from infestation by rodents and vermin, including, but not limited to, beetles, spiders, ants, roaches, bed bugs, mice, and rats (collectively â&#x20AC;&#x153;Pestâ&#x20AC;?). Resident shall keep the Premises free from Pest infestation for the full term of the Lease. Resident shall keep the Premises in a neat, clean, good and sanitary condition, including keeping the Premises and all personal property in the Premises free from Pest and their eggs. Resident shall immediately notify Landlord in writing of any known or suspected Pest infestation in the Premises.

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Landlord or Landlordâ&#x20AC;&#x2122;s contractor shall have the right to enter the Premises at all times with or without prior notice for the purpose of inspecting for and treating Pest infestation. Resident acknowledges and agrees that treatment may include the application of pesticides. If given at least 24 hour notice of the date on which treatment shall be applied, Resident shall complete all pre-treatment instructions provided by Landlord or Landlordâ&#x20AC;&#x2122;s contractor including, but not limited to the movement or removal of any or all personal property (examples: furniture and clothing), the bagging and/or laundering of all clothing, the removal of all items from cabinets, the removal or disposal of all clutter in the Premises, and the thorough cleaning of the Premises. Resident shall complete all post-treatment instructions provided by Landlord or Landlordâ&#x20AC;&#x2122;s contractor including, but not limited to leaving traps and poison distribution systems unmolested. In the event the Landlord reasonably determines that any of Residentâ&#x20AC;&#x2122;s personal property is infested with any Pest, Landlord may require that such personal property be permanently removed from the Premises upon three day written demand and may require that such personal property be sealed prior to removal in order to keep Pest from spreading to common areas or other residences in the Community.

S

A

Provided Resident fully complies with the terms of this Addendum, Landlord shall provide appropriate extermination in response to the infestation of Pests. In the event the action or inaction of Resident, a member of Residentâ&#x20AC;&#x2122;s household, a guest or invitee of Resident, or a person under Residentâ&#x20AC;&#x2122;s direction or control contributes to or causes the infestation or Resident refuses to provide access or comply with pre and post treatment instructions, Resident shall be responsible for the cost of the extermination in addition to the other remedies provided by the Lease.

Executed this _________________ day of ____________________________________________________, ___________________________. Resident: (All residents must sign) X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

Landlord: X

_____________________________________________________________________________________________________________________________________________

CAA056 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/31/12.



                           






  MOLD ADDENDUM Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

LE

Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________

Upon written notification by Resident, Landlord shall within a reasonable time, clean or apply biocides to visible mold on porous surfaces such as sheetrock walls and ceilings, provided such visible mold has not been caused by the misuse or neglect of Resident, any occupants, guest or invitees of Resident or by any violation of the Lease Contract or this Mold Addendum by Resident, any occupants, guest or invitees of Resident. REMEDIES: Landlord does not warrant or represent that the Premises shall be free from mold. A breach of this Mold Addendum by Resident shall be a material violation of the Lease Contract allowing Landlord to recover possession of the Premises, in accordance with state law, and all other rights and remedies contained in the Lease Contract. In the event of a breach of this Mold Addendum by Landlord, Residentâ&#x20AC;&#x2122;s sole and exclusive remedy shall be to immediately vacate the Premises and Residentâ&#x20AC;&#x2122;s obligations to continue to pay rent shall terminate on the date Resident delivers possession of the Premises to Landlord. Landlord shall in no event be liable for consequential damages such as damages to Residentâ&#x20AC;&#x2122;s personal property, or claims of adverse health conditions associated with exposure to mold. WARRANTIES, INDEMNIFICATIONS AND RELEASES: Resident hereby indemnifies and shall hold Landlord harmless from any and all claims or causes of action, arising (in whole or in part) from Residentâ&#x20AC;&#x2122;s breach of the obligations contained in this Mold Addendum. Resident hereby releases Landlord from any and all claims of Resident or occupant for the presence of mold in the Premises, other than claims based on breach of this Mold Addendum by Landlord and further releases Landlord from any and all claims of consequential damages such as damages to Residentâ&#x20AC;&#x2122;s personal property, or claims of adverse health conditions associated with exposure to mold.

S

A

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This Mold Addendum is made a part of the Lease Contract of even date herewith. Except as specifically modified by this Mold Addendum, the terms of the Lease Contract and any other attachments thereto shall remain in full force and effect. RESIDENT OBLIGATIONS REGARDING MOLD: Resident shall keep the Premises, particularly the kitchen, bathroom(s), carpets and floors, clean through regular vacuuming, mopping and use of household cleaners on hard surfaces. Resident shall immediately and consistently remove all visible moisture from all surfaces in the Premises. Resident shall periodically inspect all sinks, bathtubs, toilets, shower enclosures, refrigerators, dishwashers, water heaters, washing machines, dryers, humidifiers, dehumidifiers and air conditioners and the connections, discharge lines and the areas surrounding each, to ascertain whether there are any water leaks or signs of water leaks. Resident shall immediately inform Landlord in writing of any water leaks or signs of water leaks as well as any missing grout or caulk in tiled areas. Resident shall reasonably prevent and shall immediately clean and dry all plant watering overflows, beverage spills, cooking spills, pet urination, and overflows from fixtures and appliances. Resident shall ensure that all shower doors and curtains are utilized to prevent water from escaping any tub or shower enclosure. Resident shall not allow damp clothes and towels to accumulate and shall consistently hang towels on towel racks to allow them to dry. Resident shall keep all windows and doors closed during adverse weather and when the Premises are unattended. In the event of visible accumulation of mold on hard surfaces, Resident shall immediately clean the accumulated and surrounding area with soap or detergent and allow the area to dry. Within 24 hours of the initial cleaning, Resident shall apply a spray on type biocide (such as Lysol Disinfectant or Pine-Sol Disinfectant) in accordance with the productâ&#x20AC;&#x2122;s instructions and labeling. Resident shall place and store Residentâ&#x20AC;&#x2122;s personal property to prevent it from becoming wet or damaged in the event of water leakage, backup or flooding. LANDLORD OBLIGATIONS REGARDING MOLD: Upon written notification by Resident, Landlord shall within a reasonable time, repair water leaks in the Premises, provided such leaks are not caused by the misuse or neglect of Resident, any occupants, guest or invitees of Resident, or by any violation of the Lease Contract or this Mold Addendum by Resident, any occupants, guest or invitees of Resident.

Executed this ______________ day of _______________________________________, ___________________. Resident: (All residents must sign) X

_____________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________

Landlord: X

_____________________________________________________________________________________________________________________

CAA038 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.





                           




     CRIME-FREE LEASE ADDENDUM Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident

________________________________________________________________________

________________________________________________________________________

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Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________

1. The provisions of this Crime-Free Lease Addendum (this â&#x20AC;&#x153;Addendumâ&#x20AC;?) apply to Resident, any member of Residentâ&#x20AC;&#x2122;s household (whether or not authorized by Landlord), any person in the leased Premises at any time and for any reason, and any guest or invitee of Resident (collectively â&#x20AC;&#x153;Affiliated Personsâ&#x20AC;?). For the purposes of this Addendum, guest or invitee of Resident shall include any person coming to or from the Premises, with or without Residentâ&#x20AC;&#x2122;s prior knowledge or consent.

2. Resident shall be strictly responsible for the behavior of all Affiliated Persons and hereby indemnifies Landlord for the actions of all Affiliated Persons. Any breach of the Lease Contract or this Addendum by any Affiliated Person shall be the breach of the Lease Contract or this Addendum by Resident, subject to all remedies under the Lease Contract and this Addendum, including but not limited to, termination of the Lease Contract by Landlord, following notification as required by Colorado law or the Lease Contract. The Landlord shall not be obligated to show that Resident had the prior knowledge of any criminal activity or the ability to prevent any criminal activity by any Affiliated Person.

3. Resident or any Affiliated Person shall not engage in any criminal activity on or near the Premises or any violent or drug related criminal activity, regardless of its location during the term of the Lease Contract and any renewals thereof.

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4. Resident has accurately, completely, and fully disclosed all previous criminal activity involving Resident and all household members as part of Residentâ&#x20AC;&#x2122;s rental application and agrees that if any false information regarding any criminal activity has been provided the Landlord may terminate the Lease Contract upon three-day notice to the Resident, with the right of Resident to cure by providing proof that such representation was not false. 5. Any activity by Resident or any Affiliated Person when taken together: a) occurs on or near the leased Premises and endangers the life or person of another; b) occurs on or near the leased Premises and willfully and substantially endangers the property of the Landlord, any coresident, or any person living near the Premises; c) occurs on or near the leased Premises and constitutes a violent or drug related felony prohibited under Article 3, 4, 6, 7, 9, 10, 12, or 18 of Title 18 of the Colorado Revised Statues; or, d) occurs on or near the leased Premises and is punishable by more than six months in jail and has been declared a public nuisance; shall be grounds for termination of the Lease Contract following a three-day Notice to Quit.

6. All other criminal activities shall be grounds for termination following a three-day Demand for Possession or Compliance, with the right to cure.

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7. Resident and Landlord agree that any notice or demand of any governmental body declaring the Premises to be a public nuisance, or demanding that Landlord remove the Resident in order to prevent the Premises from being declared a public nuisance, shall constitute willful and substantial endangerment of the Landlordâ&#x20AC;&#x2122;s property entitling the Landlord to terminate the Lease Contract upon three-day Notice to Quit. 8. Landlord and Resident agree that criminal convictions or criminal charges shall not be a necessary pre-condition for the Landlord bringing an action to recover possession of the Premises based on unlawful behavior prohibited by this Addendum.

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9. In the event of any conflict between the provisions of the Lease Contract and this Addendum, the provisions of this Addendum shall control. This Addendum shall apply to any renewal of the Lease Contract even if a subsequent addendum is not executed. Executed this _________________ day of ____________________________________________________, ___________________________. Resident: (All residents must sign) X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

Landlord: X

_____________________________________________________________________________________________________________________________________________

CAA055 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/31/12.



                           






  

     BROKERAGE DISCLOSURE TO TENANT Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Tenant(s)

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

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Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________

The printed portions of this form, except differentiated additions, have been approved by the Colorado Real Estate Commission. (BDT20-5-09) (Mandatory 7-09)

DIFFERENT BROKERAGE RELATIONSHIPS ARE AVAILABLE WHICH INCLUDE LANDLORD AGENCY, TENANT AGENCY OR TRANSACTION-BROKERAGE.

DEFINITIONS OF WORKING RELATIONSHIPS

For purposes of this document, landlord includes sublandlord and tenant includes subtenant.

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Landlordâ&#x20AC;&#x2122;s Agent: A landlordâ&#x20AC;&#x2122;s agent works solely on behalf of the landlord to promote the interests of the landlord with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the landlord. The landlordâ&#x20AC;&#x2122;s agent must disclose to potential tenants all adverse material facts actually known by the landlordâ&#x20AC;&#x2122;s agent about the property. A separate written listing agreement is required which sets forth the duties and obligations of the broker and the landlord. Tenantâ&#x20AC;&#x2122;s Agent: A tenantâ&#x20AC;&#x2122;s agent works solely on behalf of the tenant to promote the interests of the tenant with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the tenant. The tenantâ&#x20AC;&#x2122;s agent must disclose to potential landlords all adverse material facts actually known by the tenantâ&#x20AC;&#x2122;s agent, including the tenantâ&#x20AC;&#x2122;s financial ability to perform the terms of the transaction and, if a residential property, whether the tenant intends to occupy the property. A separate written tenant agency agreement is required which sets forth the duties and obligations of the broker and the tenant. Transaction-Broker: A transaction-broker assists the tenant or landlord or both throughout a real estate transaction by performing terms of any written or oral agreement, fully informing the parties, presenting all offers and assisting the parties with any contracts, including the closing of the transaction, without being an agent or advocate for any of the parties. A transaction-broker must use reasonable skill and care in the performance of any oral or written agreement, and must make the same disclosures as agents about all adverse material facts actually known by the transaction-broker concerning a property or a tenantâ&#x20AC;&#x2122;s financial ability to perform the terms of a transaction and, if a residential property, whether the tenant intends to occupy the property. No written agreement is required. Customer: A customer is a party to a real estate transaction with whom the broker has no brokerage relationship because such a party has not engaged or employed the broker, either as the partyâ&#x20AC;&#x2122;s agent or as the partyâ&#x20AC;&#x2122;s transaction-broker.

RELATIONSHIP BETWEEN BROKER AND TENANT

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Broker and Tenant referenced below have NOT entered into a tenant agency agreement. The working relationship specified below is for a specific property described as: ___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

or real estate which substantially meets the following requirements: ___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

.

____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

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Tenant understands that Tenant shall not be liable for Brokerâ&#x20AC;&#x2122;s acts or omissions that have not been approved, directed, or ratified by Tenant. CHECK ONE BOX ONLY:  Multiple-Person Firm. Broker, referenced below, is designated by Brokerage Firm to serve as Broker. If more than one individual is so designated, then references in this document to Broker shall include all persons so designated, including substitute or additional brokers. The brokerage relationship exists only with Broker and does not extend to the employing broker, Brokerage Firm or to any other brokers employed or engaged by Brokerage Firm who are not so designated.  One-Person Firm. If Broker is a real estate brokerage firm with only one licensed natural person, then any references to Broker or Brokerage Firm mean both the licensed natural person and brokerage firm who shall serve as Broker.

CAA200 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/31/12.

Page 1 of 2





                           






CHECK ONE BOX ONLY:  Customer. Broker is the landlordâ&#x20AC;&#x2122;s agent and Tenant is a customer. Broker is not the agent of Tenant. Broker, as landlordâ&#x20AC;&#x2122;s agent, intends to perform the following list of tasks:  Show a property.  Prepare and Convey written offers, counteroffers and agreements to amend or extend the lease.  Customer for Brokerâ&#x20AC;&#x2122;s Listingsâ&#x20AC;&#x201D;Transaction-Brokerage for Other Properties. When Broker is the landlordâ&#x20AC;&#x2122;s agent, Tenant is a customer. When Broker is not the landlordâ&#x20AC;&#x2122;s agent, Broker is a transaction-broker assisting in the transaction. Broker is not the agent of Tenant.

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 Transaction-Brokerage Only. Broker is a transaction-broker assisting in the transaction. Broker is not the agent of Tenant. If Broker is acting as a transaction-broker, Tenant consents to Brokerâ&#x20AC;&#x2122;s disclosure of Tenantâ&#x20AC;&#x2122;s confidential information to the supervising broker or designee for the purpose of proper supervision, provided such supervising broker or designee shall not further disclose such information without consent of Tenant, or use such information to the detriment of Tenant. THIS IS NOT A CONTRACT.

If this is a residential transaction, the following provision shall apply:

MEGANâ&#x20AC;&#x2122;S LAW. If the presence of a registered sex offender is a matter of concern to Tenant, Tenant understands that Tenant must contact local law enforcement officials regarding obtaining such information.

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TENANT ACKNOWLEDGMENT:

Tenant acknowledges receipt of this document on the _________________ day of ____________________________________________________, ___________________________. Tenant: X

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_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

BROKER ACKNOWLEDGEMENT:

On the _________________ day of ____________________________________________________, ___________________________, Broker provided ________________________________________________________________________________________________ (Tenant)

S

A

with this document via ______________________________________________________________________________________________ and retained a copy for Brokerâ&#x20AC;&#x2122;s records. Brokerage Firmâ&#x20AC;&#x2122;s Name: _____________________________________________________________________________________________________________________________________________

Broker: X

_____________________________________________________________________________________________________________________________________________

CAA200 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/31/12.

BROKERAGE DISCLOSURE TO TENANT  Page 2 of 2



                           






  NOTICE TO QUIT Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident(s) ________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

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________________________________________________________________________

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Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________ This address is herein referred to as â&#x20AC;&#x153;Premises.â&#x20AC;? â&#x20AC;&#x153;Landlordâ&#x20AC;? is herein defined as owner/agent for owner.

STATE OF COLORADO, County of __________________________________________________________

To Resident(s) and all other occupants:

You are hereby notified by the undersigned Landlord that your right to occupy the Premises has or will expire. Accordingly, you are notified to quit the Premises and surrender possession thereof on or . before 11:59 p.m. on __________________________________________

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If you do not surrender and vacate the Premises in accordance with this notice, the Landlord will seek to regain possession of the Premises by bringing a judicial action.

Executed this _________________ day of ____________________________________________________, ___________________________.

Landlord: X

_____________________________________________________________________________________________________________________________________________

CERTIFICATE OF SERVICE:

I hereby certify that I served this Demand

the _________________ day of ____________________________________________________, ___________________________ by:

A

 Posting it in a conspicuous place on the Premises; or

 Leaving a true copy with _____________________________________________________________________________.

By: X

S

_____________________________________________________________________________________________________________________________________________

CAA252 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/31/12.





                           




      3-DAY NOTICE TO QUIT FOR SUBSTANTIAL VIOLATION Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident(s) ________________________________________________________________________

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________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

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Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________ This address is herein referred to as â&#x20AC;&#x153;Premises.â&#x20AC;? â&#x20AC;&#x153;Landlordâ&#x20AC;? is herein defined as owner/agent for owner.

STATE OF COLORADO, County of __________________________________________________________

To Resident(s) and all other occupants:

You are hereby notified by the undersigned Landlord that the Landlord will terminate your right to possess the Premises. Accordingly, you are notified to quit the Premises and surrender possession thereof on or before three days from the date of the service of this notice. Surrender of possession of the Premises does not release you from your financial obligations pursuant to the lease.

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The Landlord is terminating your tenancy because of the following incident(s):

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

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This incident(s) represents a violation of the Lease Contract, which prohibits unlawful behavior and also represents a Substantial Violation of the implied terms of the Lease Contract as defined by C.R.S. 13-40-107.5 in that it was an act or series of acts, by the Resident or guest or invitee of the Resident, which occurred on or near the Premises and which endangered the person of another, or willfully and substantially endangered the property of another, constituted a violent or drug related felony, or is punishable by a term of imprisonment of 6 months or more and has been declared a public nuisance. Executed this _________________ day of ____________________________________________________, ___________________________. Landlord: X

_____________________________________________________________________________________________________________________________________________

CERTIFICATE OF SERVICE:

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I hereby certify that I served this Demand the _________________ day of ____________________________________________________, ___________________________ by:  Posting it in a conspicuous place on the Premises; or  Leaving a true copy with _____________________________________________________________________________.

By: X

_____________________________________________________________________________________________________________________________________________

CAA254 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.



                           






         NOTICE TO QUIT FOR REPEAT VIOLATIONS Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident(s) ________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

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Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________ This address is herein referred to as â&#x20AC;&#x153;Premises.â&#x20AC;? â&#x20AC;&#x153;Landlordâ&#x20AC;? is herein defined as owner/agent for owner.

STATE OF COLORADO, County of __________________________________________________________

To Resident(s) and all other occupants:

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Pursuant to Title 13-40-104(1)(e.5), Colorado Revised Statutes, you are hereby notified by the undersigned Landlord that your right to possess the Premises is terminated and you are accordingly notified to quit the Premises and surrender it within three days of the service of this Notice to Quit. Surrender of possession of the Premises does not terminate your financial obligations pursuant to the terms of the Lease Contract.

, you were provided a Demand for Compliance or Possession, (the On or about â&#x20AC;&#x153;Demandâ&#x20AC;?). Following the expiration of the cure period provided by the Demand, you subsequently violated the same covenant or condition as follows: __________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

This incident represents a repeat violation of the same covenant/condition of the Lease Contract, after having been previously provided with a demand for possession or compliance.

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Executed this _________________ day of ____________________________________________________, ___________________________.

Landlord: X

_____________________________________________________________________________________________________________________________________________

CERTIFICATE OF SERVICE:

S

I hereby certify that I served this Demand the _________________ day of ____________________________________________________, ___________________________ by:  Posting it in a conspicuous place on the Premises; or  Leaving a true copy with _____________________________________________________________________________.

By: X

_____________________________________________________________________________________________________________________________________________

CAA256 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/31/12.





                           




         3-DAY NOTICE TO VACATE â&#x20AC;&#x201D;TERMINATED EMPLOYEE Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident(s) ________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

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Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________ This address is herein referred to as â&#x20AC;&#x153;Premises.â&#x20AC;? â&#x20AC;&#x153;Landlordâ&#x20AC;? is herein defined as owner/agent for owner.

STATE OF COLORADO, County of __________________________________________________________

To Resident(s) and all other occupants:

Pursuant to Colorado Revised Statutes, Section 8-4-123, you are hereby notified by the undersigned Landlord, that your employment has been terminated and therefore your tenancy of the Premises is hereby terminated.

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You are accordingly to quit said Premises and surrender possession thereof on or before 11:59 day of , . oâ&#x20AC;&#x2122;clock p.m. on the ___________________

______________________________________________________

_____________________________

Executed this _________________ day of ____________________________________________________, ___________________________.

Landlord: X

_____________________________________________________________________________________________________________________________________________

CERTIFICATE OF SERVICE:

I hereby certify that I served the foregoing notice

this _________________ day of ____________________________________________________, ___________________________,

A

at ___________________________________ a.m./p.m. at the foregoing address by:

 Posting it in a conspicuous place on the Premises described above.  Handing a copy personally to ________________________________________________________________________.

Executed this _________________ day of ____________________________________________________, ___________________________, By:

S

X

_____________________________________________________________________________________________________________________________________________

CAA258 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/29/12.



                           






             AGREEMENT FOR NON-WAIVER AND PARTIAL PAYMENT Date __________________________________________ Community Name/Number _______________________________________________________________________________________________________________________________________________ Resident

________________________________________________________________________

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________________________________________________________________________

________________________________________________________________________

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Street Address ______________________________________________________________________________________________________________________________________________________ Apt. Number __________________________________________ City, State, Zip _________________________________________________________________________________________________________________________________________________________________________________________________________________________

This Agreement for Non-Waiver and Partial Payment is made on _______________________________________ by Landlord and Resident.

Resident is in default under the terms of the Lease Contract and Landlord has posted the Premises with a Demand for Payment or Possession. Landlord has or may refer the Demand to attorneys for the initiation of an eviction action, obtain a Judgment for Possession, cause the Court to issue a Writ of Restitution, and cause a move-out date to be scheduled with the Sheriff.

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Resident is currently unable to pay the full amount due pursuant to the Demand or has accrued since the time of the Demand. Resident has tendered $_______________________________________ as partial payment toward the total balance currently owed to Landlord. Landlord will accept the partial payment on the condition that the acceptance of the partial payment shall not be a waiver or release of any portion of the remaining balance due Landlord and shall also not be a waiver or release of the terms of the Demand or the right of the Landlord to maintain and continue with all actions to regain possession of the Premises. Resident waives any claim to such waiver, release or implication, and hereby acknowledges Landlordâ&#x20AC;&#x2122;s right to the current possession of the Premises. Landlord shall not cause the â&#x20AC;&#x153;move-outâ&#x20AC;? to take place prior to _______________________________________ at 5:00 p.m.

If Resident makes an additional payment of $_________________________________ in certified funds on or before ______________________________________ at 3:00 p.m.,

Landlord shall cancel the scheduled move-out and Resident shall be current under the Lease through _______________________________________.

Executed this _________________ day of ____________________________________________________, ___________________________. Resident: (All residents must sign) X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

X

_____________________________________________________________________________________________________________________________________________

X

Landlord: X

_____________________________________________________________________________________________________________________________________________

S

A

_____________________________________________________________________________________________________________________________________________

CAA262 CO Copyright Š 2012 Colorado Apartment Association, Inc. Not to be reproduced without written permission. Revised 8/31/12.



                           






       8-4-123. Termination of occupancy pursuant to contract of employment - legislative declaration (1) The general assembly hereby finds, determines, and declares that many businesses, such as nursing homes or building management companies, either desire or are required by law to have staff on premises at all times. As part of the compensation for such employees, many employers offer housing to employees. However, once that employment relationship ceases, it may become undesirable for such employees to occupy the premises for many reasons, including the safety of the employer's patients, clients, customers, or tenants. Under traditional landlord and tenant law, such employees may have established the technical or legal right to occupy the premises for a fixed term that continues far beyond the cessation of the employment relationship. However, in employment situations, such occupancy is not a tenancy, but a license to occupy the premises pursuant to an employment relationship. The occupancy of the premises by the employee is not entered into by the employer for the purpose of providing housing, but merely as a means to provide services to the employer's patients, clients, customers, or tenants. In certain cases, it may be necessary to curtail the occupancy of former employees in order to protect the rights or safety of an employer's tenants or patients. (2) (a) Pursuant to a written agreement meeting the requirements of paragraph (b) of this subsection (2), a license to occupy the premises entered into as part of an employee's compensation may be terminated at any time after the employment relationship ceases between an employer and employee. A termination of a license to occupy the premises shall be effective three days after the service of written notice of termination of a license to occupy the premises. (b) An agreement made pursuant to this section shall be in writing and shall include the following: (I) The names of the employer and employee; (II) A statement that the license to occupy the premises is provided to the employee as part of the employee's compensation and is subject to termination at any time after the employment relationship ceases; (III) The address of the premises; and (IV) The signature of both the employer and the employee. (c) The notice of termination of a license to occupy the premises shall describe the premises and shall set forth the time when the license to occupy the premises will terminate. The notice shall be signed by the employer or the employer's agent or attorney. (3) If an employee fails to vacate the premises within three days after the receipt of the notice of termination of the license to occupy the premises, the employer may contact the county sheriff to have the employee removed from the premises. The county sheriff shall remove the employee and any personal property of the employee from the premises upon the showing to the county sheriff of the notice of termination of the license to occupy the premises and agreement pursuant to which the license to occupy the premises was granted.

                           






  13-21-109. Recovery of damages for checks, drafts, or orders not paid upon presentment (1) Any person who obtains money, merchandise, property, or other thing of value, or who makes any payment of any obligation other than an obligation on a consumer credit transaction as defined in section 5-1-301, C.R.S., by means of making any check, draft, or order for the payment of money upon any bank, depository, person, firm, or corporation which is not paid upon its presentment is liable to the holder of such check, draft, or order or any assignee for collection for one of the following amounts, at the option of the holder or such assignee: (a) The face amount of the check, draft, or order plus actual damages determined in accordance with the provisions of the "Uniform Commercial Code", title 4, C.R.S.; or (b) An amount equal to the face amount of the check, draft, or order and: (I) The amount of any reasonable posted or contractual charge not exceeding twenty dollars; and (II) If the check, draft, or order has been assigned for collection to a person licensed as a collection agency pursuant to article 14 of title 12, C.R.S., as costs of collection, twenty percent of the face amount of the check, draft, or order but not less than twenty dollars; or (c) An amount as provided in subsection (2) of this section. (2) (a) If notice of nonpayment on presentment of the check, draft, or order has been given in accordance with subsections (3) and (4) of this section and the total amount due as set forth in the notice has not been paid within fifteen days after such notice is given, instead of the amounts set forth in paragraph (a) or (b) of subsection (1) of this section, the person shall be liable to the holder or any assignee for collection for three times the face amount of the check but not less than one hundred dollars and, with regard to a paycheck, actual damages caused by the nonpayment, including associated late fees. (b) The person, also referred to in this section as the "maker", shall not be liable in accordance with the provisions of paragraph (a) of this subsection (2) if he establishes any one of the following: (I) That the account contained sufficient funds or credit to cover the check, draft, or order at the time the check, draft, or order was made, plus all other checks, drafts, and orders on the account then outstanding and unpaid; (II) That the check, draft, or order was not paid because a paycheck, deposited in the account in an amount sufficient to cover the check, draft, or order, was not paid upon presentment; (III) That funds sufficient to cover the check, draft, or order were garnished, attached, or set off and the maker had no notice of such garnishment, attachment, or setoff at the time the check, draft, or order was made; (IV) That the maker of the check, draft, or order was not competent or of full age to enter into a legal contractual obligation at the time the check, draft, or order was made; (V) That the making of the check, draft, or order was induced by fraud or duress; (VI) That the transaction which gave rise to the obligation for which the check, draft, or order was given lacked consideration or was illegal.



                           




(3) Notice that a check, draft, or order has not been paid upon presentment shall be in writing and given in person and receipted for, or by personal service, or by depositing the notice by certified mail, return receipt requested and postage prepaid, or by regular mail supported by an affidavit of mailing sworn and retained by the sender, in the United States mail and addressed to the recipient's most recent address known to the sender. If the notice is mailed and not returned as undeliverable by the United States postal service, notice shall be conclusively presumed to have been given on the date of mailing. For the purpose of this subsection (3), "undeliverable" does not include unclaimed or refused. (4) The notice given pursuant to subsection (3) of this section shall include the following information regarding the unpaid check, draft, or order: (a) The date the check, draft, or order was issued; (b) The name of the bank, depository, person, firm, or corporation on which it was drawn; (c) The name of the payee; (d) The face amount; (e) A statement of the total amount due, which shall be itemized and shall not exceed the amount permitted under paragraph (a) or (b) of subsection (1) of this section; (f) A statement that the maker has fifteen days from the date notice was given to make payment in full of the total amount due; and (g) A statement that, if the total amount due is not paid within fifteen days after the date notice was given, the maker may be liable in a civil action for three times the face amount of the check but not less than one hundred dollars and that, in such civil action, the court may award court costs and reasonable attorney fees to the prevailing party. (5) No holder or assignee for collection shall assert that any maker has liability for any amount set forth under subsection (2) of this section unless such liability has been determined by entry of a final judgment by a court of competent jurisdiction. (6) In any civil action brought under this section, the prevailing party may recover court costs and reasonable attorney fees. In addition, in an action brought under paragraph (b) of subsection (1) of this section, if the holder or assignee for collection prevails, actual costs of collection may be recovered by the holder or assignee for collection if such actual costs of collection are greater than the costs of collection provided under such paragraph (b). (7) Nothing in this section shall be deemed to apply to any check, draft, or order on which payment has been stopped by the maker by reason of a dispute relating to the money, merchandise, property, or other thing of value obtained by the maker. (8) Nothing in this section applies to any criminal case or affects eligibility or terms of probation. (9) Any limitation on a cause of action under this section, except a cause of action under subsection (2) of this section, shall be governed by the provisions of section 13-80-103.5. Any limitation on a cause of action under subsection (2) of this section shall be governed by the provisions of section 13-80-102.

      13-22-101. Competence of persons eighteen years of age or older

                           






(1) Notwithstanding any other provision of law enacted or any judicial decision made prior to July 1, 1973, every person, otherwise competent, shall be deemed to be of full age at the age of eighteen years or older for the following specific purposes: (a) To enter into any legal contractual obligation and to be legally bound thereby to the full extent as any other adult person; but such obligation shall not be considered a family expense of the parents of the person who entered into the contract, under section 14-6-110, C.R.S.; (b) To manage his estate in the same manner as any other adult person. This section shall not apply to custodial property given or held under the terms of the "Colorado Uniform Transfers to Minors Act", article 50 of title 11, C.R.S., or property held for a protected person under the "Colorado Probate Code", article 14 of title 15, C.R.S., unless otherwise permitted in said articles; (c) To sue and be sued in any action to the full extent as any other adult person in any of the courts of this state, without the necessity for a guardian ad litem or someone acting in his behalf; (d) To make decisions in regard to his own body and the body of his issue, whether natural or adopted by such person, to the full extent allowed to any other adult person.

 13-40-101. Forcible entry and detainer defined (1) If any person enters upon or into any lands, tenements, mining claims, or other possessions with force or strong hand or multitude of people, whether any person is actually upon or in the same at the time of such entry, or if any person by threats of violence or injury to the party in possession or by such words or actions as have a natural tendency to excite fear or apprehension of danger gains possession of any lands, tenements, mining claims, or other possessions and detains and holds the same, such person so offending is guilty of a forcible entry and detainer within the meaning of this article. (2) If any person enters peaceably upon any lands, tenements, mining claims, or other possessions, whether any person is actually in or upon the same at the time of such entry and by force turns the party in possession out or, by threats or by words or actions which have a natural tendency to excite fear or apprehension of danger, frightens the party out of possession and detains and holds the same, such person so offending is guilty of a forcible detainer within the meaning of this article. (3) If any person enters upon or into any lands, tenements, mining claims, or other possessions by force or by threats of violence, or words or actions which have a natural tendency to excite fear or apprehension of danger, and intimidates the party entitled to possession from returning upon or possessing the same, such person so offending is guilty of a forcible entry within the meaning of this article. 13-40-102. Forcible entry prohibited No person shall enter into or upon any real property, except in cases where entry is allowed by law, and in such cases not with strong hand or with a multitude of people, but only in a peaceable manner. 13-40-103. Forcible detention prohibited



                           




No person, having peaceably entered into or upon any real property without right to the possession thereof, shall forcibly hold or detain the same as against the person who has a lawful right to such possession. 13-40-104. Unlawful detention defined (1) Any person is guilty of an unlawful detention of real property in the following cases: (a) When entry is made, without right or title, into any vacant or unoccupied lands or tenements; (b) When entry is made, wrongfully, into any public lands, tenements, mining claims, or other possessions which are claimed or held by a person who may have located, entered, or settled upon the same in conformity with the laws, rules, and regulations of the United States, or of this state, in relation thereto; (c) When any lessee or tenant at will, or by sufferance, or for any part of a year, or for one or more years, of any real property, including a specific or undivided portion of a building or dwelling, holds over and continues in possession of the demised premises, or any portion thereof, after the expiration of the term for which the same were leased, or after such tenancy, at will or sufferance, has been terminated by either party; (d) When such tenant or lessee holds over without permission of his landlord after any default in the payment of rent pursuant to the agreement under which he holds, and three days' notice in writing has been duly served upon the tenant or lessee holding over, requiring in the alternative the payment of the rent or the possession of the premises. No such agreement shall contain a waiver by the tenant of the three days' notice requirement of this paragraph (d). It shall not be necessary, in order to work a forfeiture of such agreement, for nonpayment of rent, to make a demand for such rent on the day on which the same becomes due; but a failure to pay such rent upon demand, when made, works a forfeiture. (d.5) When such tenant or lessee holds over, without the permission of the landlord, contrary to any condition or covenant the violation of which is defined as a substantial violation in section 13-40-107.5, and notice in writing has been duly served upon such tenant or lessee in accordance with section 13-40-107.5; (e) When such tenant or lessee holds over, without such permission, contrary to any other condition or covenant of the agreement under which such tenant or lessee holds, and three days' notice in writing has been duly served upon such tenant or lessee requiring in the alternative the compliance with such condition or covenant or the delivery of the possession of the premises so held; (e.5) (I) When a tenant or lessee has previously been served with the notice described in paragraph (e) of this subsection (1) requiring compliance with a condition or covenant of the agreement, and subsequent to that notice holds over, without permission of the tenant or lessee's landlord, contrary to the same condition or covenant. (II) A tenancy may be terminated at any time pursuant to this paragraph (e.5) on the basis of a subsequent violation. The termination shall be effective three days after service of written notice to quit. (f) When the property has been duly sold under any power of sale, contained in any mortgage or trust deed that was executed by such person, or any person under whom such person claims by title subsequent to date of the recording of such mortgage or trust deed, and the title under such sale has been duly perfected and the purchaser at such sale, or his or her assigns, has duly demanded the possession thereof; (g) When the property has been duly sold under the judgment or decree of any court of competent jurisdiction and the party or privies to such judgment or decree, after the expiration of the time of redemption when redemption is allowed by law, refuse or neglect to surrender possession thereof after demand therefor has been duly made by the purchaser at such sale, or his or her assigns;

                           






(h) When an heir or devisee continues in possession of any premises sold and conveyed by any personal representative with authority to sell, after demand therefor is duly made; (i) When a vendee having obtained possession under an agreement to purchase lands or tenements, and having failed to comply with his agreement, withholds possession thereof from his vendor, or assigns, after demand therefor is duly made. (2) and (3) Repealed. (4) (a) It shall not constitute an unlawful detention of real property as described in paragraph (d.5), (e), or (e.5) of subsection (1) of this section if the tenant or lessee is the victim of domestic violence, as that term is defined in section 18-6-800.3, C.R.S., or of domestic abuse, as that term is defined in section 13-14-101 (2), which domestic violence or domestic abuse was the cause of or resulted in the alleged unlawful detention and which domestic violence or domestic abuse has been documented by the following: (I) A police report; or (II) A valid civil or emergency protection order. (b) A person is not guilty of an unlawful detention of real property pursuant to paragraph (a) of this subsection (4) if the alleged violation of the rental or lease agreement is a result of domestic violence or domestic abuse against the tenant or lessee. (c) A rental, lease, or other such agreement shall not contain a waiver by the tenant or lessee of the protections provided in this subsection (4). (d) Nothing in this subsection (4) shall prevent the landlord from seeking judgment for possession against the tenant or lessee of the premises who perpetuated the violence or abuse that was the cause of or resulted in the alleged unlawful detention. 13-40-105. Crops of possessor In all cases arising under section 13-40-104 (1) (c) to (1) (i), the person in possession is entitled to cultivate and gather the crops, if any, planted or sown by him previous to the service of the demand to deliver up possession, and then grown or growing on the premises, and shall have the right to enter such premises for the purpose of cultivating or removing such crops, first paying or tendering to the party entitled to the possession of said premises a reasonable compensation for the use of the land before removing such crops. 13-40-106. Written demand The demand required by section 13-40-104 shall be made in writing, specifying the grounds of the demandant's right to the possession of such premises, describing the same, and the time when the same shall be delivered up, and shall be signed by the person claiming such possession, his agent, or his attorney. 13-40-107. Notice to quit (1) A tenancy may be terminated by notice in writing, served not less than the respective period fixed before the end of the applicable tenancy, as follows: (a) A tenancy for one year or longer, three months;



                           




(b) A tenancy of six months or longer but less than a year, one month; (c) A tenancy of one month or longer but less than six months, ten days; (d) A tenancy of one week or longer but less than one month, or a tenancy at will, three days; (e) A tenancy for less than one week, one day. (2) Such notice shall describe the property and the particular time when the tenancy will terminate and shall be signed by the landlord or tenant, the party giving such notice or his agent or attorney. (3) Any person in possession of real property with the assent of the owner is presumed to be a tenant at will until the contrary is shown. (4) No notice to quit shall be necessary from or to a tenant whose term is, by agreement, to end at a time certain. (5) Except as otherwise provided in section 38-33-112, C.R.S., the provisions of subsections (1) and (4) of this section shall not apply to the termination of a residential tenancy during the ninety-day period provided for in said section. 13-40-107.5. Termination of tenancy for substantial violation - definition - legislative declaration (1) The general assembly finds and declares that: (a) Violent and antisocial criminal acts are increasingly committed by persons who base their operations in rented homes, apartments, and commercial properties; (b) Such persons often lease such property from owners who are unaware of the dangerous nature of such persons until after the persons have taken possession of the property; (c) Under traditional landlord and tenant law, such persons may have established the technical, legal right to occupy the premises for a fixed term which continues long after they have demonstrated themselves unfit to coexist with their neighbors and co-tenants; furthermore, such persons often resist eviction as long as possible; (d) In certain cases it is necessary to curtail the technical, legal right of occupancy of such persons in order to protect the equal or greater rights of neighbors and co-tenants, the interests of property owners, the values of trust and community within neighborhoods, and the health, safety, and welfare of all the people of this state. (2) It is declared to be an implied term of every lease of real property in this state that the tenant shall not commit a substantial violation while in possession of the premises. (3) As used in this section, "substantial violation" means any act or series of acts by the tenant or any guest or invitee of the tenant that, when considered together: (a) Occurs on or near the premises and endangers the person or willfully and substantially endangers the property of the landlord, any co-tenant, or any person living on or near the premises; or (b) Occurs on or near the premises and constitutes a violent or drug-related felony prohibited under article 3, 4, 6, 7, 9, 10, 12, or 18 of title 18, C.R.S.; or (c) Occurs on the tenant's leased premises or the common areas, hallway, grounds, parking lot, or other area located in the same building or complex in which the tenant's leased premises are located and constitutes a criminal act in

                           






violation of federal or state law or local ordinance that: (I) Carries a potential sentence of incarceration of one hundred eighty days or more; and (II) Has been declared to be a public nuisance under state law or local ordinance based on a state statute. (4) (a) A tenancy may be terminated at any time on the basis of a substantial violation. The termination shall be effective three days after service of written notice to quit. (b) The notice to quit shall describe the property, the particular time when the tenancy will terminate, and the grounds for termination. The notice shall be signed by the landlord or by the landlord's agent or attorney. (5) (a) In any action for possession under this section, the landlord has the burden of proving the occurrence of a substantial violation by a preponderance of the evidence. (b) In any action for possession under this section, it shall be a defense that: (I) (Deleted by amendment, L. 2005, p. 402, ยง 2, effective July 1, 2005.) (II) The tenant did not know of, and could not reasonably have known of or prevented, the commission of a substantial violation by a guest or invitee but immediately notified a law enforcement officer of his or her knowledge of the substantial violation. (c) (I) The landlord shall not have a basis for possession under this section if the tenant or lessee is the victim of domestic violence, as that term is defined in section 18-6-800.3, C.R.S., or of domestic abuse, as that term is defined in section 13-14-101 (2), which domestic violence or domestic abuse was the cause of or resulted in the alleged substantial violation and which domestic violence or domestic abuse has been documented pursuant to the provisions set forth in section 13-40-104 (4). (II) Nothing in this paragraph (c) shall prevent the landlord from seeking possession against a tenant or lessee of the premises who perpetuated the violence or abuse that was the cause of or resulted in the alleged substantial violation. 13-40-108. Service of notice to quit A notice to quit or demand for possession of real property may be served by delivering a copy thereof to the tenant or other person occupying such premises, or by leaving such copy with some person, a member of the tenant's family above the age of fifteen years, residing on or in charge of the premises, or, in case no one is on the premises at the time service is attempted, by posting such copy in some conspicuous place on the premises. 13-40-109. Jurisdiction of courts The district courts in their respective districts and county courts in their respective counties have jurisdiction of all cases of forcible entry, forcible detainer, or unlawful detainer arising under this article, and the person entitled to the possession of any premises may recover possession thereof by action brought in any of said courts in the manner provided in this article. On and after January 1, 1991, in all actions brought before county courts under section 13-40104 (1) (f) to (1) (i), where the allegations of the complaint are put in issue by a verified answer and in actions in which the verified answer alleges a monthly rental value of the property in excess of fifteen thousand dollars, the county court, upon the filing of said answer, shall suspend all proceedings therein and certify said cause and transmit the papers therein to the district court of the same county. Causes so certified by the county court shall be proceeded within the courts to which they have been so certified in all respects as if originally begun in the court to which they have been certified. On and after January 1, 1991, the jurisdiction of the county court to enter judgment for rent, or



                           




damages, or both and to render judgment on a counterclaim in forcible entry and detainer shall be limited to a total of fifteen thousand dollars in favor of either party, exclusive of costs and attorney fees. 13-40-110. Action - how commenced (1) An action under this article is commenced by filing with the court a complaint in writing describing the property with reasonable certainty, the grounds for the recovery thereof, the name of the person in possession or occupancy, and a prayer for recovery of possession. The complaint may also set forth the amount of rent due, the rate at which it is accruing, the amount of damages due, and the rate at which they are accruing and may include a prayer for rent due or to become due, present and future damages, costs, and any other relief to which plaintiff is entitled. (2) In an action for termination of a tenancy in a mobile home park, the complaint, in addition to the requirements of subsection (1) of this section, shall specify the particular reasons for termination as such reasons are stated in section 38-12-203, C.R.S. Such complaint shall specify the approximate time, place, and manner in which the tenant allegedly committed the acts giving rise to the complaint. If the action is based on the mobile home or mobile home lot being out of compliance with the rules and regulations adopted pursuant to section 38-12-203 (1) (c), C.R.S., the complaint shall specify that the home owner was given thirty days from the date of service or posting of the notice to quit to cure the noncompliance and that thirty days have passed and the noncompliance has not been cured. 13-40-111. Issuance and return of summons (1) Upon filing the complaint as provided in section 13-40-110, the clerk of the court or the attorney for the plaintiff shall issue a summons. The summons shall command the defendant to appear before the court at a place named in such summons and at a time and on a day which shall be not less than five business days nor more than ten calendar days from the day of issuing the same to answer the complaint of plaintiff. The summons shall also contain a statement addressed to the defendant stating: "If you fail to file with the court, at or before the time for appearance specified in the summons, an answer to the complaint setting forth the grounds upon which you base your claim for possession and denying or admitting all of the material allegations of the complaint, judgment by default may be taken against you for the possession of the property described in the complaint, for the rent, if any, due or to become due, for present and future damages and costs, and for any other relief to which the plaintiff is entitled. If you are claiming that the landlord's failure to repair the residential premises is a defense to the landlord's allegation of nonpayment of rent, the court will require you to pay into the registry of the court, at the time of filing your answer, the rent due less any expenses you have incurred based upon the landlord's failure to repair the residential premises." (2) For purposes of this section, "business days" means any calendar day excluding Saturdays, Sundays, and legal holidays. (3) For actions commenced pursuant to section 13-40-104 (1) (f) and (1) (g) only, if no answer to the complaint is filed as provided in subsection (1) of this section, the court shall examine the complaint, and, if satisfied that venue is proper and the plaintiff is entitled to possession of the premises, the court shall dispense with appearances by the plaintiff or a hearing and shall forthwith enter a judgment for possession, present or future damages, and costs. 13-40-112. Service (1) Such summons may be served by personal service as in any civil action. A copy of the complaint must be served with the summons. (2) If personal service cannot be had upon the defendant by a person qualified under the Colorado rules of civil procedure to serve process, after having made diligent effort to make such personal service, such person may make service by posting a copy of the summons and the complaint in some conspicuous place upon the premises. In addition thereto, the plaintiff shall mail, no later than the next business day following the day on which he or she files the complaint, a copy of the summons, or, in the event that an alias summons is issued, a copy of the alias summons, and a

                           






copy of the complaint to the defendant at the premises by postage prepaid, first-class mail. (3) Personal service or service by posting shall be made at least five business days before the day for appearance specified in such summons, and the time and manner of such service shall be endorsed upon such summons by the person making service thereof. (4) For purposes of this section, "business days" means any calendar day excluding Saturdays, Sundays, and legal holidays. 13-40-113. Answer of defendant - additional and amended pleadings (1) The defendant shall file with the court, at or before the time specified for his appearance in the summons, an answer in writing setting forth the grounds on which he bases his claim for possession and admitting or denying all of the material allegations of the complaint and presenting every defense which then exists and upon which he intends to rely, either by including the same in his answer or by filing simultaneously therewith motions setting forth every such defense. (2) The court for good cause may permit the filing of additional and amended pleadings where such will not result in delay prejudicial to the defendant. 13-40-114. Delay in trial - undertaking If either party requests a delay in trial longer than five days, the court in its discretion may, upon good cause shown, require either of the parties to give bond or other security approved and fixed by the court in an amount for the payment to the opposite party of such sum as he may be damaged due to the delay. 13-40-115. Judgment - writ of restitution (1) Upon the trial of any action under this article if service was had only by posting in accordance with section 13-40112 (2) and if the court finds that the defendant has committed an unlawful detainer, the court shall enter judgment for the plaintiff to have restitution of the premises and shall issue a writ of restitution. The court may also continue the case for further hearing from time to time and may issue alias and pluries summonses until personal service upon the defendant is had. (2) Upon such trial or further hearing under this article after personal service is had upon the defendant in accordance with section 13-40-112 (1), if the court or jury has not already tried the issue of unlawful detainer, it may do so, and, if it finds that the defendant has committed an unlawful detainer, the court shall enter judgment for the plaintiff to have restitution of the premises and shall issue a writ of restitution. In addition to such judgment for restitution, the court or jury shall further find the amount of rent, if any, due to the plaintiff from the defendant at the time of trial, the amount of damages, if any, sustained by the plaintiff to the time of the trial on account of the unlawful detention of the property by the defendant, and damages sustained by the plaintiff to the time of trial on account of injuries to the property, and judgment shall enter for such amounts, together with reasonable attorney's fees and costs, upon which judgment execution shall issue as in other civil actions. Nothing in this section shall be construed to permit the entry of judgment in excess of the jurisdictional limit of the court. (3) A writ of restitution that is issued by the court pursuant subsection (1) or (2) of this section shall remain in effect for forty-five days after issuance and shall automatically expire thereafter. 13-40-116. Dismissal If the plaintiff's action brought for any of the causes mentioned in this article, upon the trial thereon, is dismissed or the action fails to prove the plaintiff's right to the possession of the premises described in the complaint, the defendant



                           




shall have judgment and execution for his costs. 13-40-117. Appeals (1) If either party feels aggrieved by the judgment rendered in such action before the county court, he may appeal to the district court, as in other cases tried before the county court, with the additional requirements provided in this article. (2) Upon the court's taking such appeal, all further proceedings in the case shall be stayed, and the appellate court shall thereafter issue all needful writs and process to carry out any judgment which may be rendered thereon in the appellate court. (3) If the appellee believes that he may suffer serious economic harm during the pendency of the appeal, he may petition the court taking the appeal to order that an additional undertaking be required of the appellant to cover the anticipated harm. The court shall order such undertaking only after a hearing and upon a finding that the appellee has shown a substantial likelihood of suffering such economic harm during the pendency of the appeal and that he will not adequately be protected under the appeals bond and the other requirements for appeal pursuant to sections 13-40-118, 13-40-120, and 13-40-123. 13-40-118. Deposit of rent In all appeals from the judgment of a county court, in an action founded upon section 13-40-104 (1) (d), the defendant, at the time of the filing thereof, shall deposit with the court the amount of rent found due and specified in such judgment. Unless such deposit is made, the appeal is not perfected, and proceedings upon such judgment shall thereupon be had accordingly. If the appeal is perfected, the court shall transmit such deposit to the clerk of the appellate court, with the papers in such case; and the appellant thereafter, at the time when the rents become due as specified in the judgment appealed from and as often as the same become due, shall deposit the amount thereof with the clerk of such appellate court. In case the appellant, at any time during the pendency of such appeal and before final judgment therein, neglects or fails to make any deposit of rent, falling due at the time specified in the judgment appealed from, the court in which such appeal is pending, upon such fact being made to appear and upon motion of the appellee, shall affirm the judgment appealed from with costs; and proceedings thereupon shall be had as in like cases determined upon the merits. 13-40-119. Rules of practice In all actions brought under any provision of this article in any court, the proceedings shall be governed by the rules of practice and the provisions of law concerning civil actions in such court, except as may be otherwise provided in this article. 13-40-120. Appellate review Appellate review of the judgment of the district courts of this state, in proceedings under this article, is allowed as provided by law and the Colorado appellate rules. In cases of appeal from judgments founded upon causes of action embraced in section 13-40-104 (1) (d), the deposit of rent money during pendency of appeal shall be made, or judgment of affirmance shall be entered, in the manner provided in section 13-40-118. 13-40-121. When deposit of rent is paid The rent money deposited, as provided for in this article, shall be paid to the landlord entitled thereto, upon the order of the court wherein the same is deposited and at such time and in such manner as the court determines necessary to protect the rights of the parties.

                           






13-40-122. Writ of restitution after judgment (1) No writ of restitution shall issue upon any judgment entered in any action under the provisions of this article out of any court until after the expiration of forty-eight hours from the time of the entry of such judgment; and such writs shall be executed by the officer having the same only in the daytime and between sunrise and sunset. Any writ of restitution governed by this section may be executed by the county sheriff's office in which the property is located by a sheriff, undersheriff, or deputy sheriff, as described in section 16-2.5-103 (1) or (2), C.R.S., while off duty or on duty at rates charged by the employing sheriff's office in accordance with section 30-1-104 (1) (gg), C.R.S. (2) The officer that executes a writ of restitution under subsection (1) of this section and the law enforcement agency that employs such officer shall be immune from civil liability for any damage to a tenant's personal property that was removed from the premises during the execution of the writ. A landlord who complies with the lawful directions of the officer executing a writ of restitution shall be immune from civil and criminal liability for any act or omission related to a tenant's personal property that was removed from the premises during or after the execution of a writ of restitution. (3) A landlord has no duty to store or maintain a tenant's personal property that is removed from the premises during or after the execution of a writ of restitution. Regardless of whether a landlord elects to store or maintain the personal property so removed, the landlord shall have no duty to inventory the personal property or to determine ownership of or the condition of the personal property. Such storage shall not create either an implied or express bailment of the personal property, and the landlord shall be immune from liability for any loss or damage to the personal property. (4) A landlord who elects to store a tenant's personal property that was removed from the premises during or after the execution of a writ of restitution may charge the tenant the reasonable costs of storing the personal property. To recover such costs, the landlord may either dispose of the personal property under any lien rights the landlord has under part 1 of article 20 of title 38, C.R.S., or the landlord may allow the tenant to recover the personal property after paying the reasonable storage charges incurred by the landlord. 13-40-123. Damages The prevailing party in any action brought under the provisions of this article is entitled to recover damages, reasonable attorney fees, and costs of suit; except that a residential landlord or tenant who is a prevailing party shall not be entitled to recover reasonable attorney fees unless the residential rental agreement between the parties contains a provision for either party to obtain attorney fees. Nothing in this section shall be construed to permit the entry of judgments in any single proceeding in excess of the jurisdictional limit of said court.

     15-12-1201. Collection of personal property by affidavit (1) At any time ten or more days after the date of death of a decedent, any person indebted to the decedent or having possession of tangible personal property or an instrument evidencing a debt, obligation, stock, chose in action, or stock brand belonging to the decedent shall make payment of the indebtedness or deliver the tangible personal property or an instrument evidencing a debt, obligation, stock, chose in action, or stock brand to a person claiming to be the successor of the decedent upon being presented an affidavit made by or on behalf of the successor stating that: (a) The fair market value of property owned by the decedent and subject to disposition by will or intestate succession at the time of his or her death, wherever that property is located, less liens and encumbrances, does not exceed sixty thousand dollars; (b) At least ten days have elapsed since the death of the decedent; (c) No application or petition for the appointment of a personal representative is pending or has been granted in any



                           




jurisdiction; and (d) Each claiming successor is entitled to payment or delivery of the property in the respective proportion set forth in such affidavit. (2) A transfer agent of any security shall change the registered ownership on the books of a corporation from the decedent to the successor or successors upon the presentation of an affidavit as provided in subsection (1) of this section. (3) The public official having cognizance over the registered title of any personal property of the decedent shall change the registered ownership from the decedent to the successor or successors upon the presentation of an affidavit as provided in subsection (1) of this section. 15-12-1202. Effect of affidavit The person paying, delivering, transferring, or issuing personal property or the evidence thereof pursuant to affidavit is discharged and released to the same extent as if he dealt with a personal representative of the decedent. He is not required to see to the application of the personal property or evidence thereof or to inquire into the truth of any statement in the affidavit. If any person to whom an affidavit is delivered refuses to pay, deliver, transfer, or issue any personal property or evidence thereof, it may be recovered or its payment, delivery, transfer, or issuance compelled upon proof of their right in a proceeding brought for the purpose by or on behalf of the persons entitled thereto. Any person to whom payment, delivery, transfer, or issuance is made is answerable and accountable therefor to any personal representative of the estate or to any other person having a superior right.

    

   18-3-412. Habitual sex offenders against children - indictment or information - verdict of the jury (1) For the purpose of this section, "unlawful sexual offense" means sexual assault, as described in section 18-3-402, when the victim at the time of the commission of the act is a child less than fifteen years of age, sexual assault in the first degree, as described in section 18-3-402, as it existed prior to July 1, 2000, when the victim at the time of the commission of the act is a child less than fifteen years of age; sexual assault in the second degree, as described in section 18-3-403 (1) (a), (1) (b), (1) (c), (1) (d), (1) (g), or (1) (h), as it existed prior to July 1, 2000, when the victim at the time of the commission of the act is a child less than fifteen years of age, or as described in section 18-3-403 (1) (e), as it existed prior to July 1, 2000, when the victim is less than fifteen years of age and the actor is at least four years older than the victim; unlawful sexual contact, as described in section 18-3-404 (1) (a), (1) (b), (1) (c), (1) (d), (1) (f), or (1) (g), when the victim at the time of the commission of the act is a child less than fifteen years of age; sexual assault in the third degree, as described in section 18-3-404 (1) (a), (1) (b), (1) (c), (1) (d), (1) (f), or (1) (g), as it existed prior to July 1, 2000, when the victim at the time of the commission of the act is a child less than fifteen years of age; sexual assault on a child, as described in section 18-3-405; sexual assault on a child by one in a position of trust, as described in section 18-3-405.3; aggravated incest, as described in section 18-6-302; trafficking in children, as described in section 18-3-502; sexual exploitation of a child, as described in section 18-6-403; procurement of a child for sexual exploitation, as described in section 18-6-404; soliciting for child prostitution, as described in section 18-7402; pandering of a child, as described in section 18-7-403; procurement of a child, as described in section 18-7-403.5; keeping a place of child prostitution, as described in section 18-7-404; pimping of a child, as described in section 18-7405; inducement of child prostitution, as described in section 18-7-405.5; patronizing a prostituted child, as described in section 18-7-406; or criminal attempt, conspiracy, or solicitation to commit any of the acts specified in this subsection (1). (2) Every person convicted in this state of an unlawful sexual offense who has been previously convicted upon charges prior to the commission of the present act, which were separately brought, either in this state or elsewhere, of an unlawful sexual offense or who has been previously convicted under the laws of any other state, the United States, or

                           






any territory subject to the jurisdiction of the United States of an unlawful act that, if committed within this state, would be an unlawful sexual offense shall be adjudged an habitual sex offender against children. If the second or subsequent unlawful sexual offense for which a defendant is convicted constitutes a felony, the court shall impose a sentence to the department of corrections of not less than three times the upper limit of the presumptive range for that class felony as set out in section 18-1.3-401. If the second or subsequent unlawful sexual offense for which a defendant is convicted constitutes a misdemeanor, the court shall impose a sentence to the county jail of not less than three times the maximum sentence for that class misdemeanor as set out in section 18-1.3-501. (3) Any previous conviction of an unlawful sexual offense shall be set forth in apt words in the complaint, indictment, or information. For purposes of trial, a duly authenticated copy of the record of previous convictions and judgments of any court of record for any of said crimes of the party indicted, charged, or informed against shall be prima facie evidence of such convictions and may be used in evidence against such party. A duly authenticated copy of the records of institutions of treatment or incarceration, including, but not limited to, records pertaining to identification of the party indicted, charged, or informed against, shall be prima facie evidence of the facts contained therein and may be used in evidence against such party. (4) Any person who is subject to the provisions of this section shall not be eligible for suspension of sentence. (5) The procedures specified in section 18-1.3-803 shall govern in a trial to which the provisions of this section are alleged to apply based on a previous conviction or convictions for an unlawful sexual offense as set out in the complaint, indictment, or information. 18-3-412.5. Failure to register as a sex offender (1) A person who is required to register pursuant to article 22 of title 16, C.R.S., and who fails to comply with any of the requirements placed on registrants by said article, including but not limited to committing any of the acts specified in this subsection (1), commits the offense of failure to register as a sex offender: (a) Failure to register pursuant to article 22 of title 16, C.R.S.; (b) Submission of a registration form containing false information or submission of an incomplete registration form; (c) Failure to provide information or knowingly providing false information to a probation department employee, to a community corrections administrator or his or her designee, or to a judge or magistrate when receiving notice pursuant to section 16-22-106 (1), (2), or (3), C.R.S., of the duty to register; (d) If the person has been sentenced to a county jail, otherwise incarcerated, or committed, due to conviction of or disposition or adjudication for an offense specified in section 16-22-103, C.R.S., failure to provide notice of the address where the person intends to reside upon release as required in sections 16-22-106 and 16-22-107, C.R.S.; (e) Knowingly providing false information to a sheriff or his or her designee, department of corrections personnel, or department of human services personnel concerning the address where the person intends to reside upon release from the county jail, the department of corrections, or the department of human services. Providing false information shall include, but is not limited to, providing false information as described in section 16-22-107 (4) (b), C.R.S. (f) Failure when registering to provide the person's current name and any former names; (g) Failure to register with the local law enforcement agency in each jurisdiction in which the person resides upon changing an address, establishing an additional residence, or legally changing names; (h) Failure to provide the person's correct date of birth, to sit for or otherwise provide a current photograph or image, to provide a current set of fingerprints, or to provide the person's correct address;



                           




(i) Failure to complete a cancellation of registration form and file the form with the local law enforcement agency of the jurisdiction in which the person will no longer reside; (j) When the person's place of residence is a trailer or motor home, failure to register an address at which the trailer or motor home is lawfully located pursuant to section 16-22-109 (1) (a.3), C.R.S.; (k) Failure to register an e-mail address, instant-messaging identity, or chat room identity prior to using the address or identity if the person is required to register that information pursuant to section 16-22-108 (2.5), C.R.S. (1.5) (a) In a prosecution for a violation of this section, it is an affirmative defense that: (I) Uncontrollable circumstances prevented the person from complying; (II) The person did not contribute to the creation of the circumstances in reckless disregard of the requirement to comply; and (III) The person complied as soon as the circumstances ceased to exist. (b) In order to assert the affirmative defense pursuant to this subsection (1.5), the defendant shall provide notice to the prosecuting attorney as soon as practicable, but not later than thirty days prior to trial, of his or her notice of intent to rely upon the affirmative defense. The notice shall include a description of the uncontrollable circumstance or circumstances and the dates the uncontrollable circumstances began and ceased to exist in addition to the names and addresses of any witnesses the defendant plans to call to support the affirmative defense. The prosecuting attorney shall advise the defendant of the names and addresses of any additional witnesses who may be called to refute such affirmative defense as soon as practicable after their names become known. Upon the request of the prosecution, the court shall first rule as a matter of law whether the claimed facts and circumstances would, if established, constitute sufficient evidence to support submission to the jury. (2) (a) Failure to register as a sex offender is a class 6 felony if the person was convicted of felony unlawful sexual behavior, or of another offense, the underlying factual basis of which includes felony unlawful sexual behavior, or if the person received a disposition or was adjudicated for an offense that would constitute felony unlawful sexual behavior if committed by an adult, or for another offense, the underlying factual basis of which involves felony unlawful sexual behavior; except that any second or subsequent offense of failure to register as a sex offender by such person is a class 5 felony. (b) Any person convicted of felony failure to register as a sex offender shall be sentenced pursuant to the provisions of section 18-1.3-401. If such person is sentenced to probation, the court may require, as a condition of probation, that the person participate until further order of the court in an intensive supervision probation program established pursuant to section 18-1.3-1007. If such person is sentenced to incarceration and subsequently released on parole, the parole board may require, as a condition of parole, that the person participate in an intensive supervision parole program established pursuant to section 18-1.3-1005. (c) A person who is convicted of a felony sex offense in another state or jurisdiction, including but not limited to a military or federal jurisdiction, and who commits failure to register as a sex offender in this state commits felony failure to register as a sex offender as specified in paragraph (a) of this subsection (2) and shall be sentenced as provided in paragraph (b) of this subsection (2). (3) (a) Failure to register as a sex offender is a class 1 misdemeanor if the person was convicted of misdemeanor unlawful sexual behavior, or of another offense, the underlying factual basis of which involves misdemeanor unlawful sexual behavior, or if the person received a disposition or was adjudicated for an offense that would constitute

                           






misdemeanor unlawful sexual behavior if committed by an adult, or for another offense, the underlying factual basis of which involves misdemeanor unlawful sexual behavior. A class 1 misdemeanor conviction pursuant to this subsection (3) is an extraordinary risk crime that is subject to the modified sentencing range specified in section 18-1.3-501 (3). (b) A person who is convicted of a misdemeanor sex offense in another state or jurisdiction, including but not limited to a military or federal jurisdiction, and who commits failure to register as a sex offender in this state commits misdemeanor failure to register as a sex offender as specified in paragraph (a) of this subsection (3). (4) (a) Any juvenile who receives a disposition or is adjudicated for a delinquent act of failure to register as a sex offender that would constitute a felony if committed by an adult shall be sentenced to a forty-five-day mandatory minimum detention sentence; except that any juvenile who receives a disposition or is adjudicated for a second or subsequent delinquent act of failure to register as a sex offender that would constitute a felony if committed by an adult shall be placed or committed out of the home for not less than one year. (b) Any juvenile who receives a disposition or is adjudicated for a delinquent act of failure to register as a sex offender that would constitute a misdemeanor if committed by an adult shall be sentenced to a thirty-day mandatory minimum detention sentence; except that any juvenile who receives a disposition or is adjudicated for a second or subsequent delinquent act of failure to register as a sex offender that would constitute a misdemeanor if committed by an adult shall be sentenced to a forty-five-day mandatory minimum detention sentence. (5) For purposes of this section, unless the context otherwise requires, "unlawful sexual behavior" has the same meaning as set forth in section 16-22-102 (9), C.R.S. (6) (a) When a peace officer determines that there is probable cause to believe that a crime of failure to register as a sex offender has been committed by a person required to register as a sexually violent predator in this state pursuant to article 22 of title 16, C.R.S., or in any other state, the officer shall arrest the person suspected of the crime. It shall be a condition of any bond posted by such person that the person shall register pursuant to the provisions of section 16-22108, C.R.S., within five business days after release from incarceration. (b) When a peace officer makes a warrantless arrest pursuant to this subsection (6), the peace officer shall immediately notify the Colorado bureau of investigation of the arrest. Upon receiving the notification, the Colorado bureau of investigation shall notify the jurisdiction where the sexually violent predator last registered. The jurisdiction where the sexually violent predator last registered, if it is not the jurisdiction where the probable cause arrest is made, shall coordinate with the arresting jurisdiction immediately to determine the appropriate jurisdiction that will file the charge. If the sexually violent predator is being held in custody after the arrest, the appropriate jurisdiction shall have no less than five business days after the date of the arrest to charge the sexually violent predator.

     38-10-108. Contracts for interests in land - must be written Every contract for the leasing for a longer period than one year or for the sale of any lands or any interest in lands is void unless the contract or some note or memorandum thereof expressing the consideration is in writing and subscribed by the party by whom the lease or sale is to be made.

      38-12-101. Legislative declaration The provisions of this part 1 shall be liberally construed to implement the intent of the general assembly to insure the proper administration of security deposits and protect the interests of tenants and landlords.



                           




38-12-102. Definitions As used in this part 1, unless the context otherwise requires: (1) "Normal wear and tear" means that deterioration which occurs, based upon the use for which the rental unit is intended, without negligence, carelessness, accident, or abuse of the premises or equipment or chattels by the tenant or members of his household, or their invitees or guests. (2) "Security deposit" means any advance or deposit of money, regardless of its denomination, the primary function of which is to secure the performance of a rental agreement for residential premises or any part thereof. 38-12-103. Return of security deposit (1) A landlord shall, within one month after the termination of a lease or surrender and acceptance of the premises, whichever occurs last, return to the tenant the full security deposit deposited with the landlord by the tenant, unless the lease agreement specifies a longer period of time, but not to exceed sixty days. No security deposit shall be retained to cover normal wear and tear. In the event that actual cause exists for retaining any portion of the security deposit, the landlord shall provide the tenant with a written statement listing the exact reasons for the retention of any portion of the security deposit. When the statement is delivered, it shall be accompanied by payment of the difference between any sum deposited and the amount retained. The landlord is deemed to have complied with this section by mailing said statement and any payment required to the last known address of the tenant. Nothing in this section shall preclude the landlord from retaining the security deposit for nonpayment of rent, abandonment of the premises, or nonpayment of utility charges, repair work, or cleaning contracted for by the tenant. (2) The failure of a landlord to provide a written statement within the required time specified in subsection (1) of this section shall work a forfeiture of all his rights to withhold any portion of the security deposit under this section. (3) (a) The willful retention of a security deposit in violation of this section shall render a landlord liable for treble the amount of that portion of the security deposit wrongfully withheld from the tenant, together with reasonable attorneys' fees and court costs; except that the tenant has the obligation to give notice to the landlord of his intention to file legal proceedings a minimum of seven days prior to filing said action. (b) In any court action brought by a tenant under this section, the landlord shall bear the burden of proving that his withholding of the security deposit or any portion of it was not wrongful. (4) Upon cessation of his interest in the dwelling unit, whether by sale, assignment, death, appointment of a receiver, or otherwise, the person in possession of the security deposit, including but not limited to the landlord, his agent, or his executor, shall, within a reasonable time: (a) Transfer the funds, or any remainder after lawful deductions under subsection (1) of this section, to the landlord's successor in interest and notify the tenant by mail of such transfer and of the transferee's name and address; or (b) Return the funds, or any remainder after lawful deductions under subsection (1) of this section, to the tenant. (5) Upon compliance with subsection (4) of this section, the person in possession of the security deposit shall be relieved of further liability. (6) Upon receipt of transferred funds under subsection (4) (a) of this section, the transferee, in relation to such funds, shall be deemed to have all of the rights and obligations of a landlord holding the funds as a security deposit. (7) Any provision, whether oral or written, in or pertaining to a rental agreement whereby any provision of this section for the benefit of a tenant or members of his household is waived shall be deemed to be against public policy and shall

                           






be void. 38-12-104. Return of security deposit - hazardous condition - gas appliance (1) Anytime service personnel from any organization providing gas service to a residential building become aware of any hazardous condition of a gas appliance, piping, or other gas equipment, such personnel shall inform the customer of record at the affected address in writing of the hazardous condition and take any further action provided for by the policies of such personnel's employer. Such written notification shall state the potential nature of the hazard as a fire hazard or a hazard to life, health, property, or public welfare and shall explain the possible cause of the hazard. (2) If the resident of the residential building is a tenant, such tenant shall immediately inform the landlord of the property or the landlord's agent in writing of the existence of the hazard. (3) The landlord shall then have seventy-two hours excluding a Saturday, Sunday, or a legal holiday after the actual receipt of the written notice of the hazardous condition to have the hazardous condition repaired by a professional. "Professional" for the purposes of this section means a person authorized by the state of Colorado or by a county or municipal government through license or certificate where such government authorization is required. Where no person with such government authorization is available, and where there are no local requirements for government authorization, a person who is otherwise qualified and who possesses insurance with a minimum of one hundred thousand dollars public liability and property damage coverage shall be deemed a professional for purposes of this section. Proof of such repairs shall be forwarded to the landlord or the landlord's agent. Such proof may also be used as an affirmative defense in any action to recover the security deposit, as provided for in this section. (4) If the landlord does not have the repairs made within seventy-two hours excluding a Saturday, Sunday, or a legal holiday, and the condition of the building remains hazardous, the tenant may opt to vacate the premises. After the tenant vacates the premises, the lease or other rental agreement between the landlord and tenant becomes null and void, all rights and future obligations between the landlord and tenant pursuant to the lease or other rental agreement terminate, and the tenant may demand the immediate return of all or any portion of the security deposit held by the landlord to which the tenant is entitled. The landlord shall have seventy-two hours following the tenant's vacation of the premises to deliver to the tenant all of, or the appropriate portion of, the security deposit plus any rent rebate owed to the tenant for rent paid by the tenant for the period of time after the tenant has vacated. If the seventy-second hour falls on a Saturday, Sunday, or legal holiday, the security deposit must be delivered by noon on the next day that is not a Saturday, Sunday, or legal holiday. The tenant shall provide the landlord with a correct forwarding address. No security deposit shall be retained to cover normal wear and tear. In the event that actual cause exists for retaining any portion of the security deposit, the landlord shall provide the tenant with a written statement listing the exact reasons for the retention of any portion of the security deposit. When the statement is delivered, it shall be accompanied by payment of the difference between any sum deposited and the amount retained. The landlord is deemed to have complied with this section by mailing said statement and any payments required by this section to the forwarding address of the tenant. Nothing in this section shall preclude the landlord from withholding the security deposit for nonpayment of rent or for nonpayment of utility charges, repair work, or cleaning contracted for by the tenant. If the tenant does not receive the entire security deposit or a portion of the security deposit together with a written statement listing the exact reasons for the retention of any portion of the security deposit within the time period provided for in this section, the retention of the security deposit shall be deemed willful and wrongful and, notwithstanding the provisions of section 38-12-103 (3), shall entitle the tenant to twice the amount of the security deposit and to reasonable attorney fees.

  38-12-200.1. Short title This part 2 shall be known and may be cited as the "Mobile Home Park Act".



                           




38-12-200.2. Legislative declaration The general assembly hereby declares that the purpose of this part 2 is to establish the relationship between the owner of a mobile home park and the owner of a mobile home situated in such park. 38-12-201. Application of part 2 (1) This part 2 shall apply only to manufactured homes as defined in section 42-1-102 (106) (b), C.R.S. (2) Repealed. 38-12-201.3. Legislative declaration - increased availability of mobile home parks The general assembly hereby finds and declares that mobile homes, manufactured housing, and factory-built housing are important and effective ways to meet Colorado's affordable housing needs. The general assembly further finds and declares that, because of the unique aspects of mobile homes and mobile home park ownership, there is a need to protect mobile home owners from eviction with short notice so as to prevent mobile home owners from losing their shelter as well as any equity in their mobile homes. The general assembly encourages local governments to allow and protect mobile home parks in their jurisdictions and to enact plans to increase the number of mobile home parks in their jurisdictions. The general assembly further encourages local governments to provide incentives to mobile home park owners to attract additional mobile home parks and to increase the viability of current parks. 38-12-201.5. Definitions As used in this part 2, unless the context otherwise requires: (1) "Home owner" means any person or family of such person owning a mobile home that is subject to a tenancy in a mobile home park under a rental agreement. (1.5) "Management" or "landlord" means the owner or person responsible for operating and managing a mobile home park or an agent, employee, or representative authorized to act on said management's behalf in connection with matters relating to tenancy in the park. (2) "Mobile home" means a single-family dwelling built on a permanent chassis designed for long-term residential occupancy and containing complete electrical, plumbing, and sanitary facilities and designed to be installed in a permanent or semipermanent manner with or without a permanent foundation, which is capable of being drawn over public highways as a unit, or in sections by special permit, or a manufactured home as defined in section 38-29-102 (6) if the manufactured home is situated in a mobile home park. (3) "Mobile home park" or "park" means a parcel of land used for the continuous accommodation of five or more occupied mobile homes and operated for the pecuniary benefit of the owner of the parcel of land, his agents, lessees, or assignees. Mobile home park does not include mobile home subdivisions or property zoned for manufactured home subdivisions. (4) "Mobile home space", "space", "mobile home lot" or "lot" means a parcel of land within a mobile home park designated by the management to accommodate one mobile home and its accessory buildings and to which the required sewer and utility connections are provided by the mobile home park. (5) "Premises" means a mobile home park and existing facilities and appurtenances therein, including furniture and utilities where applicable, and grounds, areas, and existing facilities held out for the use of home owners generally or the use of which is promised to the home owner.

                           






(6) "Rent" means any money or other consideration to be paid to the management for the right of use, possession, and occupation of the premises. (7) "Rental agreement" means an agreement, written or implied by law, between the management and the home owner establishing the terms and conditions of a tenancy, including reasonable rules and regulations promulgated by the park management. A lease is a rental agreement. (8) Repealed. (9) "Tenancy" means the rights of a home owner to use a space or lot within a park on which to locate, maintain, and occupy a mobile home, lot improvements, and accessory structures for human habitation, including the use of services and facilities of the park. 38-12-202. Tenancy - notice to quit (1) (a) No tenancy or other lease or rental occupancy of space in a mobile home park shall commence without a written lease or rental agreement, and no tenancy in a mobile home park shall be terminated until a notice to quit has been served. Said notice to quit shall be in writing and in the form specified in section 13-40-107 (2), C.R.S. The property description required in section 13-40-107 (2), C.R.S., shall be deemed legally sufficient if it states: (I) The name of the landlord or the mobile home park; (II) The mailing address of the property; (III) The location or space number upon which the mobile home is situate; and (IV) The county in which the mobile home is situate. (b) Service of the notice to quit shall be as specified in section 13-40-108, C.R.S. Service by posting shall be deemed legally sufficient within the meaning of section 13-40-108, C.R.S., if the notice is affixed to the main entrance of the mobile home. (c) (I) Except as otherwise provided in subparagraph (II) of this paragraph (c), the home owner shall be given a period of not less than sixty days to remove any mobile home from the premises from the date the notice is served or posted. In those situations where a mobile home is being leased to, or occupied by, persons other than its owner and in a manner contrary to the rules and regulations of the landlord, then in that event, the tenancy may be terminated by the landlord upon giving a thirty-day notice rather than said sixty-day notice. (II) If the tenancy is terminated on grounds specified in section 38-12-203 (1) (f), the home owner shall be given a period of not less than ten days to remove any mobile home from the premises from the date the notice is served or posted. (2) No lease shall contain any provision by which the home owner waives his or her rights under this part 2, and any such waiver shall be deemed contrary to public policy and shall be unenforceable and void. In those situations where a mobile home is being leased to, or occupied by, persons other than its owner and in a manner contrary to the rules and regulations of the landlord, then, in that event, the tenancy may be terminated by the landlord upon giving a thirty-day notice rather than said sixty-day notice. (3) The landlord or management of a mobile home park shall specify, in the notice required by this section, the reason for the termination, as described in section 38-12-203, of any tenancy in such mobile home park. If the tenancy is being terminated based on the mobile home or mobile home lot being out of compliance with the rules and regulations adopted pursuant to section 38-12-203 (1) (c), the notice required by this section shall include a statement advising the



                           




home owner that the home owner has a right to cure the noncompliance within thirty days of the date of service or posting of the notice to quit. The thirty-day period to cure any noncompliance set forth in this subsection (3) shall run concurrently with the sixty-day period to remove a mobile home from the premises as set forth in paragraph (c) of subsection (1) and subsection (2) of this section. Acceptance of rent by the landlord or management of a mobile home park during the thirty-day right to cure period set forth in section 38-12-203 (1) (c) shall not constitute a waiver of the landlord's right to terminate the tenancy for any noncompliance set forth in section 38-12-203 (1) (c). 38-12-202.5. Action for termination (1) The action for termination shall be commenced in the manner described in section 13-40-110, C.R.S. The property description shall be deemed legally sufficient and within the meaning of section 13-40-110, C.R.S., if it states: (a) The name of the landlord or the mobile home park; (b) The mailing address of the property; (c) The location or space number upon which the mobile home is situate; and (d) The county in which the mobile home is situate. (2) Service of summons shall be as specified in section 13-40-112, C.R.S. Service by posting shall be deemed legally sufficient within the meaning of section 13-40-112, C.R.S., if the summons is affixed to the main entrance of the mobile home. (3) Jurisdiction of courts in cases of forcible entry, forcible detainer, or unlawful detainer shall be as specified in section 13-40-109, C.R.S. Trial on the issue of possession shall be timely as specified in section 13-40-114, C.R.S., with no delay allowed for the determination of other issues or claims which may be severed at the discretion of the trial court. (4) After commencement of the action and before judgment, any person not already a party to the action who is discovered to have a property interest in the mobile home shall be allowed to enter into a stipulation with the landlord and be bound thereby. 38-12-203. Reasons for termination (1) A tenancy shall be terminated pursuant to this part 2 only for one or more of the following reasons: (a) Failure of the home owner to comply with local ordinances and state laws and regulations relating to mobile homes and mobile home lots; (b) Conduct of the home owner, on the mobile home park premises, which constitutes an annoyance to other home owners or interference with park management; (c) Failure of the home owner to comply with written rules and regulations of the mobile home park either established by the management in the rental agreement at the inception of the tenancy, amended subsequently thereto with the consent of the home owner, or amended subsequently thereto without the consent of the home owner on sixty days' written notice if the amended rules and regulations are reasonable; except that the home owner shall have thirty days from the date of service or posting of the notice to quit set forth in section 38-12-202 (3) to cure any noncompliance on the mobile home or mobile home lot before an action for termination may be commenced, except if local ordinances, state laws and regulations, park rules and regulations, or emergency, health, or safety situations require immediate compliance. If a home owner was in violation or noncompliance pursuant to this paragraph (c) and was given notice and a right to cure such noncompliance and within a twelve-month period from the date of service of the notice is in

                           






noncompliance of the same rule or regulation and is given notice of the second noncompliance, there shall be no right to cure the second noncompliance. Regulations applicable to recreational facilities may be amended at the reasonable discretion of the management. For purposes of this paragraph (c), when the mobile home is owned by a person other than the owner of the mobile home park, the mobile home is a separate unit of ownership, and regulations that are adopted subsequent to the unit location in the park without the consent of the home owner and that place restrictions or requirements on that separate unit are prima facie unreasonable. Nothing in this paragraph (c) shall prohibit a mobile home park owner from requiring compliance with current park unit regulations at the time of sale or transfer of the mobile home to a new owner. Transfer under this paragraph (c) shall not include transfer to a co-owner pursuant to death or divorce or to a new co-owner pursuant to marriage. (d) (I) Condemnation or change of use of the mobile home park. When the owner of a mobile home park is formally notified by a notice of intent to acquire pursuant to section 38-1-121 (1) or other similar provision of law, or a complaint in a condemnation action from an appropriate governmental agency that the mobile home park, or any portion thereof, is to be acquired by the governmental agency or may be the subject of a condemnation proceeding, the landlord shall, within seventeen days, notify the home owners in writing of the terms of the notice of intent to acquire or complaint received by the landlord. (II) In those cases where the landlord desires to change the use of the mobile home park and where such change of use would result in eviction of inhabited mobile homes, the landlord shall first give the owner of each mobile home subject to such eviction a written notice of the landlord's intent to evict not less than six months prior to such change of use of the land, notice to be mailed to each home owner. (e) The making or causing to be made, with knowledge, of false or misleading statements on an application for tenancy; (f) Conduct of the home owner or any lessee of the home owner or any guest, agent, invitee, or associate of the home owner or lessee of the home owner, that: (I) Occurs on the mobile home park premises and unreasonably endangers the life of the landlord, any home owner or lessee of the mobile home park, any person living in the park, or any guest, agent, invitee, or associate of the home owner or lessee of the home owner; (II) Occurs on the mobile home park premises and constitutes willful, wanton, or malicious damage to or destruction of property of the landlord, any home owner or lessee of the mobile home park, any person living in the park, or any guest, agent, invitee, or associate of the home owner or lessee of the home owner; (III) Occurs on the mobile home park premises and constitutes a felony prohibited under article 3, 4, 6, 7, 9, 10, 12, or 18 of title 18, C.R.S.; or (IV) Is the basis for a pending action to declare the mobile home or any of its contents a class 1 public nuisance under section 16-13-303, C.R.S. (2) In an action pursuant to this part 2, the landlord shall have the burden of proving that the landlord complied with the relevant notice requirements and that the landlord provided the home owner with a statement of reasons for the termination. In addition to any other defenses a home owner may have, it shall be a defense that the landlord's allegations are false or that the reasons for termination are invalid. 38-12-204. Nonpayment of rent - notice required for rent increase (1) Any tenancy or other estate at will or lease in a mobile home park may be terminated upon the landlord's written notice to the home owner requiring, in the alternative, payment of rent or the removal of the home owner's unit from the premises, within a period of not less than five days after the date notice is served or posted, for failure to pay rent



                           




when due. (2) Rent shall not be increased without sixty days' written notice to the home owner. In addition to the amount and the effective date of the rent increase, such written notice shall include the name, address, and telephone number of the mobile home park management, if such management is a principal owner, or owner of the mobile home park and, if the owner is other than a natural person, the name, address, and telephone number of the owner's chief executive officer or managing partner; except that such ownership information need not be given if it was disclosed in the rental agreement made pursuant to section 38-12-213. 38-12-204.3. Notice required for termination (1) Where the tenancy of a mobile home owner is being terminated under section 38-12-202 or section 38-12-204, the landlord or mobile home park owner shall provide such mobile home owner with written notice as provided for in subsection (2) of this section. Service of such notice shall occur at the same time and in the same manner as service of: (a) The notice to quit as provided in section 38-12-202 (1); or (b) The notice of nonpayment of rent as provided in section 38-12-204 (1). (2) The notice required under this section shall be in at least ten-point type and shall read as follows: IMPORTANT NOTICE TO THE HOME OWNER: This notice and the accompanying notice to quit/notice of nonpayment of rent are the first steps in the eviction process. Any dispute you may have regarding the grounds for eviction should be addressed with your landlord or the management of the mobile home park or in the courts if an eviction action is filed. Please be advised that the "Mobile Home Park Act", part 2 of article 12 of title 38, Colorado Revised Statutes, may provide you with legal protection: NOTICE TO QUIT: The landlord or management of a mobile home park must serve to a home owner a notice to quit in order to terminate a home owner's tenancy. The notice must be in writing and must contain certain information, including: ;The grounds for the termination of the tenancy; ;Whether or not the home owner has a right to cure under the "Mobile Home Park Act"; and ;That the home owner has a right to mediation pursuant to section 38-12-216, Colorado Revised Statutes, of the "Mobile Home Park Act". NOTICE OF NONPAYMENT OF RENT: The landlord or management of a mobile home park must serve to a home owner a notice of nonpayment of rent in order to terminate a home owner's tenancy. The notice must be in writing and must require that the home owner either make payment of rent and any applicable fees due and owing or remove the owner's unit from the premises, within a period of not less than five days after the date the notice is served or posted, for failure to pay rent when due. CURE PERIODS: If the home owner has a right to cure under the "Mobile Home Park Act", the landlord or management of a mobile home park cannot terminate a home owner's tenancy without first providing the home owner with a time period to cure the noncompliance. "Cure" refers to a home owner remedying, fixing, or otherwise correcting the situation or problem that caused the tenancy to be terminated pursuant to sections 38-12-202, 38-12-203, or 38-12-204, Colorado Revised Statutes. COMMENCEMENT OF LEGAL ACTION TO TERMINATE THE TENANCY: After the last day of the notice period, a legal action may be commenced to take possession of the space leased by the home owner. In order to evict a

                           






home owner, the landlord or management of the mobile home park must prove: ;The landlord or management complied with the notice requirements of the "Mobile Home Park Act"; ;The landlord or management provided the home owner with a statement of reasons for termination of the tenancy; and ;The reasons for termination of the tenancy are true and valid under the "Mobile Home Park Act". A home owner must appear in court to defend against an eviction action. If the court rules in favor of the landlord or management of the mobile home park, the home owner will have not less than 48 hours from the time of the ruling to remove the mobile home and to vacate the premises. If a tenancy is being terminated pursuant to section 38-12-203 (1) (f), Colorado Revised Statutes, the home owner shall have not less than 48 hours from the time of the ruling to remove the home and vacate the premises. In all other circumstances, if the home owner wishes to extend such period beyond 48 hours but not more than thirty days from the date of the ruling, the home owner shall prepay to the landlord an amount equal to any total amount declared by the court to be due to the landlord, as well as a pro rata share of rent for each day following the court's ruling that the mobile home owner will remain on the premises. All prepayments shall be paid by certified check, by cashier's check, or by wire transfer and shall be paid no later than 48 hours after the court ruling. 38-12-205. Termination prohibited A tenancy or other estate at will or lease in a mobile home park may not be terminated solely for the purpose of making the home owner's space in the park available for another mobile home or trailer coach. 38-12-206. Home owner meetings - assembly in common areas Home owners shall have the right to meet and establish a homeowners' association. Meetings of home owners or the homeowners' association relating to mobile home living and affairs in their park common area, community hall, or recreation hall, if such a facility or similar facility exists, shall not be subject to prohibition by the park management if the common area or hall is reserved according to the park rules and such meetings are held at reasonable hours and when the facility is not otherwise in use; except that no such meetings shall be held in the streets or thoroughfares of the mobile home park. 38-12-207. Security deposits - legal process (1) The owner of a mobile home park or his agents may charge a security deposit not greater than the amount of one month's rent or two month's rent for multiwide units. (2) Legal process, other than eviction, shall be used for the collection of utility charges and incidental service charges other than those provided by the rental agreement. 38-12-208. Remedies (1) (a) Upon granting judgment for possession by the landlord in a forcible entry and detainer action, the court shall immediately issue a writ of restitution which the landlord shall take to the sheriff. In addition, if a money judgment has been requested in the complaint and if service was accomplished by personal service, the court shall determine and enter judgment for any amounts due to the landlord and shall calculate a pro rata daily rent amount that must be paid for the home to remain in the park. The court may rely upon information provided by the landlord or the landlord's attorney when determining the pro rata daily rent amount to be paid by the home owner. Upon receipt of the writ of restitution, the sheriff shall serve notice in accordance with the requirements of section 13-40-108, C.R.S., to the home owner of the court's decision and entry of judgment. (b) The notice of judgment shall state that, at a specified time not less than forty-eight hours from the entry of judgment if a tenancy is being terminated pursuant to section 38-12-203 (1) (f) and, in all other instances, not less than



                           




forty-eight hours from the entry of judgment, which may be extended to not more than thirty days after the entry of judgment if the home owner has prepaid by certified check, by cashier's check, or by wire transfer no later than fortyeight hours after the court ruling to the landlord an amount equal to any total amount declared by the court to be due to the landlord, as well as a pro rata share of rent for each day following the court's ruling that the mobile home owner will remain on the premises, the sheriff will return to serve a writ of restitution and superintend the peaceful and orderly removal of the mobile home under that order of court. The notice of judgment shall also advise the home owner to prepare the mobile home for removal from the premises by removing the skirting, disconnecting utilities, attaching tires, and otherwise making the mobile home safe and ready for highway travel. (c) Should the home owner fail to have the mobile home safe and ready for physical removal from the premises or should inclement weather or other unforeseen problems occur at the time specified in the notice of judgment, the landlord and the sheriff may, by written agreement, extend the time for the execution of the writ of restitution to allow time for the landlord to arrange to have the necessary work done or to permit the sheriff's execution of the writ of restitution at a time when weather or other conditions will make removal less hazardous to the mobile home. (d) If the mobile home is not removed from the landlord's land on behalf of the mobile home owner within the time permitted by the writ of restitution, then the landlord and the sheriff shall have the right to take possession of the mobile home for the purposes of removal and storage. The liability of the landlord and the sheriff in such event shall be limited to gross negligence or willful and wanton disregard of the property rights of the home owner. The responsibility to prevent freezing and to prevent wind and weather damage to the mobile home lies exclusively with those persons who have a property interest in the mobile home; except that the landlord may take appropriate action to prevent freezing, to prevent wind and weather damage, and to prevent damage caused by vandals. (e) Reasonable removal and storage charges and the costs associated with preventing damage caused by wind, weather, or vandals can be paid by any party in interest. Those charges will run with the mobile home, and whoever ultimately claims the mobile home will owe that sum to the person who paid it. (2) (a) Prior to the issuance of said writ of restitution, the court shall make a finding of fact based upon evidence or statements of counsel that there is or is not a security agreement on the mobile home being subjected to the writ of restitution. A written statement on the mobile home owner's application for tenancy with the landlord that there is no security agreement on the mobile home shall be prima facie evidence of the nonexistence of such security agreement. (b) In those cases where the court finds there is a security agreement on the mobile home subject to the writ of restitution and where that holder of the security agreement can be identified with reasonable certainty, then, upon receipt of the writ of restitution, the plaintiff shall promptly inform the holder of such security agreement as to the location of the mobile home, the name of the landlord who obtained the writ of restitution, and the time when the mobile home will be subject to removal by the sheriff and the landlord. (3) The remedies provided in part 1 of this article and article 40 of title 13, C.R.S., except as inconsistent with this part 2, shall be applicable to this part 2. 38-12-209. Entry fees prohibited - entry fee defined - security deposit - court costs (1) The owner of a mobile home park, or the agent of such owner, shall neither pay to nor receive from an owner or a seller of a mobile home an entry fee of any type as a condition of tenancy in a mobile home park. (2) As used in this section, "entry fee" means any fee paid to or received from an owner of a mobile home park or his agent except for: (a) Rent;

                           






(b) A security deposit against actual damages to the premises or to secure rental payments, which deposit shall not be greater than the amount allowed under this part 2. Subsequent to July 1, 1979, security deposits will remain the property of the home owner, and they shall be deposited into a separate trust account by the landlord to be administered by the landlord as a private trustee. For the purpose of preserving the corpus, the landlord will not commingle the trust funds with other money, but he is permitted to keep the interest and profits thereon as his compensation for administering the trust account. (c) Fees charged by any state, county, town, or city governmental agency; (d) Utilities; (e) Incidental reasonable charges for services actually performed by the mobile home park owner or his agent and agreed to in writing by the home owner. (3) The trial judge may award court costs and attorney fees in any court action brought pursuant to any provision of this part 2 to the prevailing party upon finding that the prevailing party undertook the court action and legal representation for a legally sufficient reason and not for a dilatory or unfounded cause. (4) The management or the resident may bring a civil action for violation of the rental agreement or any provision of this part 2 in the appropriate court of the county in which the park is located. Either party may recover actual damages or, the court may in its discretion award such equitable relief as it deems necessary, including the enjoining of either party from further violations. 38-12-210. Closed parks prohibited (1) The owner of a mobile home park or his agent shall not require as a condition of tenancy in a mobile home park that the prospective home owner has purchased a mobile home from any particular seller or from any one of a particular group of sellers. (2) Such owner or agent shall not give any special preference in renting to a prospective home owner who has purchased a mobile home from a particular seller. (3) A seller of mobile homes shall not require as a condition of sale that a purchaser locate in a particular mobile home park or in any one of a particular group of mobile home parks. (4) The owner or operator of a mobile home park shall treat all persons equally in renting or leasing available space. Notwithstanding the foregoing, nothing in this subsection (4) shall be construed to preclude owners and operators of mobile home parks from providing housing for older persons as defined in section 24-34-502 (7) (b), C.R.S. 38-12-211. Selling fees prohibited The owner of a mobile home park or his agent shall not require payment of any type of selling fee or transfer fee by either a home owner in the park wishing to sell his mobile home to another party or by any party wishing to buy a mobile home from a home owner in the park as a condition of tenancy in a mobile home park for the prospective buyer. This section shall in no way prevent the owner of a mobile home park or his agent from applying the normal park standards to prospective buyers before granting or denying tenancy or from charging a reasonable selling fee or transfer fee for services actually performed and agreed to in writing by the home owner. Nothing in this section shall be construed to affect the rent charged. The owner of a mobile home shall have the right to place a "for sale" sign on or in his mobile home. The size, placement, and character of such signs shall be subject to reasonable rules and regulations of the mobile home park. 38-12-212. Certain types of landlord-seller agreements prohibited A seller of mobile homes shall not pay or offer cash or other consideration to the owner of a mobile home park or his



                           




agent for the purpose of reserving spaces or otherwise inducing acceptance of one or more mobile homes in a mobile home park. 38-12-212.3. Responsibilities of landlord - acts prohibited (1) (a) Except as otherwise provided in this section, a landlord shall be responsible for and pay the cost of the maintenance and repair of: (I) Any sewer lines, water lines, utility service lines, or related connections owned and provided by the landlord to the utility pedestal or pad space for a mobile home sited in the park; and (II) Any accessory buildings or structures, including, but not limited to, sheds and carports, owned by the landlord and provided for the use of the residents; and (III) The premises as defined in section 38-12-201.5 (5). (b) Any landlord who fails to maintain or repair the items delineated in paragraph (a) of this subsection (1) shall be responsible for and pay the cost of repairing any damage to a mobile home which results from such failure. The landlord shall ensure that all plumbing lines and connections owned and provided by the landlord to the utility pedestal or pad space for each mobile home in the mobile home park have plumbing that conformed to applicable law in effect at the time the plumbing was installed and that is maintained in good working order and running water and reasonable amounts of water at all times furnished to the utility pedestal or pad space and shall ensure that each pad space is connected to a sewage disposal system approved under applicable law; except that these conditions need not be met if: (I) A mobile home is individually metered and the tenant occupying the mobile home fails to pay for water services; (II) The local government in which the mobile home park is situated shuts off water service to a mobile home for any reason; (III) Weather conditions present a likelihood that water pipes will freeze, water pipes to a mobile home are wrapped in heated pipe tape, and the utility company has shut off electrical service to a mobile home for any reason or the heat tape malfunctions for any reason; or (IV) Running water is not available for any other reason outside the landlord's control. (c) The landlord shall give a minimum of two days' notice to a mobile home owner if the water service will be disrupted for planned maintenance. The landlord shall attempt to give a reasonable amount of notice to home owners if water service is to be disrupted for any other reasons unless conditions are such that providing the notice would result in property damage, health, or safety concerns or when conditions otherwise require emergency repair. (2) No landlord shall require a resident to assume the responsibilities outlined in subsection (1) of this section as a condition of tenancy in the mobile home park. (3) Nothing in this section shall be construed as: (a) Limiting the liability of a resident for the cost of repairing any damage caused by such resident to the landlord's property or other property located in the park; or (b) Restricting a landlord or his agent or a property manager from requiring a resident to comply with reasonable rules and regulations or terms of the rental agreement and any covenants binding upon the landlord or resident, including covenants running with the land which pertain to the cleanliness of such resident's lot and routine lawn and yard

                           






maintenance, exclusive of major landscaping projects. 38-12-212.7. Landlord utilities account (1) Whenever a landlord contracts with a utility for service to be provided to a resident, the usage of which is to be measured by a master meter or other composite measurement device, such landlord shall remit to the utility all moneys collected from each resident as payment for the resident's share of the charges for such utility service within forty-five days of the landlord's receipt of payment. (2) If a landlord fails to timely remit utility moneys collected from residents as required by subsection (1) of this section, such utility may, after written demand therefor is served upon the landlord, require the landlord to deposit an amount equal to the average daily charge for the usage of such utility service for the preceding twelve months multiplied by the sum of ninety. (3) Any utility which prevails in an action brought to enforce the provisions of this section shall be entitled to an award of its reasonable attorney fees and court costs. 38-12-213. Rental agreement - disclosure of terms in writing (1) The terms and conditions of a tenancy must be adequately disclosed in writing in a rental agreement by the management to any prospective home owner prior to the rental or occupancy of a mobile home space or lot. Said disclosures shall include: (a) The term of the tenancy and the amount of rent therefor, subject to the requirements of subsection (4) of this section; (b) The day rental payment is due and payable; (c) The day when unpaid rent shall be considered in default; (d) The rules and regulations of the park then in effect; (e) The name and mailing address where a manager's decision can be appealed; (f) All charges to the home owner other than rent. (2) Said rental agreement shall be signed by both the management and the home owner, and each party shall receive a copy thereof. (3) The management and the home owner may include in a rental agreement terms and conditions not prohibited by this part 2. (4) The terms of tenancy shall be specified in a written rental agreement subject to the following conditions: (a) The standard rental agreement shall be for a month-to-month tenancy. (b) Upon written request by the home owner to the landlord, the landlord shall allow a rental agreement for a fixed tenancy of not less than one year if the home owner is current on all rent payments and is not in violation of the terms of the then-current rental agreement; except that an initial rental agreement for a fixed tenancy may be for less than one year in order to ensure conformity with a standard anniversary date. A landlord shall not evict or otherwise penalize a home owner for requesting a rental agreement for a fixed period.



                           




(c) A landlord may, in the landlord's discretion, allow a lease for a fixed period of longer than one year. In such circumstances, the requirements of paragraphs (a) and (b) of this subsection (4) shall not apply. 38-12-214. Rules and regulations (1) The management shall adopt written rules and regulations concerning all home owners' use and occupancy of the premises. Such rules and regulations are enforceable against a home owner only if: (a) Their purpose is to promote the convenience, safety, or welfare of the home owners, protect and preserve the premises from abusive use, or make a fair distribution of services and facilities held out for the home owners generally; (b) They are reasonably related to the purpose for which they are adopted; (c) They are not retaliatory or discriminatory in nature; (d) They are sufficiently explicit in prohibition, direction, or limitation of the home owner's conduct to fairly inform him of what he must or must not do to comply. 38-12-215. New developments and parks - rental of sites to dealers authorized (1) The management of a new mobile home park or manufactured housing community development may require as a condition of leasing a mobile home site or manufactured home site for the first time such site is offered for lease that the prospective lessee has purchased a mobile home or manufactured home from a particular seller or from any one of a particular group of sellers. (2) A licensed mobile home dealer or a manufactured home dealer may, by contract with the management of a new mobile home park or manufactured housing community development, be granted the exclusive right to first-time rental of one or more mobile home sites or manufactured home sites. 38-12-216. Mediation, when permitted - court actions (1) In any controversy between the management and a home owner of a mobile home park arising out of the provisions of this part 2, except for the nonpayment of rent or in cases in which the health or safety of other home owners is in imminent danger, such controversy may be submitted to mediation by either party prior to the filing of a forcible entry and detainer lawsuit upon agreement of the parties. (2) The agreement, if one is reached, shall be presented to the court as a stipulation. Either party to the mediation may terminate the mediation process at any time without prejudice. (3) If either party subsequently violates the stipulation, the other party may apply immediately to the court for relief. 38-12-217. Notice of sale of mobile home park - notice of change in use (1) (a) The mobile home park owner shall notify the owners of all mobile homes in the park and the municipality in which the park is situated or, if none, the county in which the park is situated of his or her intent to change the use of the land comprising the park or to sell the park pursuant to paragraph (b) or (c) of this subsection (1), as applicable. (b) If the mobile home park owner intends to sell the park, the notification shall be made only once for any particular contract to sell or trade and shall be by written notice mailed to each mobile home owner at the address shown on the rental agreement with the mobile home park owner at least ten days prior to the first scheduled closing for the sale or trade. (c) If the mobile home park owner intends to change the use of the land comprising the mobile home park, the mobile

                           






home park owner shall give written notice to each mobile home owner at least one hundred eighty days before the change in use will occur. The mobile home park owner shall mail the written notice to each mobile home owner at the address shown on the rental agreement with the mobile home park owner. (2) The provisions of paragraph (b) of subsection (1) of this section shall not apply to the sale of a mobile home park when such sale occurs between members of an immediate family, related business entities, members and managers of a limited liability company, shareholders, officers, and directors in a corporation, trustees and beneficiaries of a trust, or partners and limited liability partners in a partnership or limited liability partnership; except that such purchasers shall not change the use of the land comprising the mobile home park without complying with the notice provisions of this section. For purposes of this section, "immediate family" means persons related by blood or adoption. 38-12-218. Mobile home owners - right to form a cooperative One or more members of a homeowners' association may, at any time, form a cooperative for the purposes of offering to purchase or finance a mobile home park. A home owner shall be a member of the homeowners' association in order to participate in the cooperative, and participation in the cooperative shall be voluntary. 38-12-219. Home owners' and landlords' rights (1) Every home owner and landlord shall have the right to the following: (a) Protection from abuse or disregard of state or local law by the landlord and home owners; (b) Peaceful enjoyment of the home owner's mobile home space, free from unreasonable, arbitrary, or capricious rules and enforcement thereof; and (c) Tenancy free from harassment or frivolous lawsuits by the landlord and homeowners. 8-12-220. Private civil right of action Any home owner who owns a home in a mobile home park where the landlord has violated any provision of this article shall have a private civil right of action against the landlord. In any such action, the home owner shall be entitled to actual economic damages and reasonable attorney fees and costs if the home owner is successful in the action. 38-12-221. Access by counties and municipalities Notwithstanding any other provision of law, upon a finding that the utilities in a park create a significant health or safety danger to park residents, the landlord of a mobile home park shall grant county or municipal officers or employees access to the mobile home park for the purposes of investigating or conducting a study related to such danger.

     38-12-401. Definitions As used in this part 4, unless the context otherwise requires: (1) "Domestic abuse" shall have the same meaning as provided in section 13-14-101 (2), C.R.S. (2) "Domestic violence" shall have the same meaning as provided in section 18-6-800.3 (1), C.R.S.



                           




38-12-402. Protection for victims of domestic violence (1) A landlord shall not include in a residential rental agreement or lease agreement for housing a provision authorizing the landlord to terminate the agreement or to impose a penalty on a residential tenant for calls made by the residential tenant for peace officer assistance or other emergency assistance in response to a domestic violence or domestic abuse situation. A residential tenant may not waive the residential tenant's right to call for police or other emergency assistance. (2) (a) If a tenant to a residential rental agreement or lease agreement notifies the landlord in writing that he or she is the victim of domestic violence or domestic abuse and provides to the landlord evidence of domestic violence or domestic abuse in the form of a police report written within the prior sixty days or a valid protection order and the residential tenant seeks to vacate the premises due to fear of imminent danger for self or children because of the domestic violence or domestic abuse, then the residential tenant may terminate the residential rental agreement or lease agreement and vacate the premises without further obligation except as otherwise provided in paragraph (b) of this subsection (2). (b) If a tenant to a residential rental agreement or lease agreement terminates the residential rental agreement or lease agreement and vacates the premises pursuant to paragraph (a) of this subsection (2), then the tenant shall be responsible for one month's rent following vacation of the premises, which amount shall be due and payable to the landlord within ninety days after the tenant vacates the premises. The landlord shall not be obligated to refund the security deposit to the tenant until such time as the tenant has paid the one month's rent pursuant to this section. Notwithstanding the provisions of section 38-12-103, the landlord and the tenant to a residential rental agreement or lease agreement may use any amounts owed to the other to offset costs for the one month's rent or the security deposit. The provisions of this paragraph (b) shall apply only if the landlord has experienced and documented damages equal to at least one month's rent as a result of the tenant's early termination of the agreement. (3) Nothing in this part 4 authorizes the termination of tenancy and eviction of a residential tenant solely because the residential tenant is the victim of domestic violence or domestic abuse.



     38-12-501. Legislative declaration - matter of statewide concern - purposes and policies (1) The general assembly hereby finds and declares that the provisions of this part 5 are a matter of statewide concern. Any local government ordinance, resolution, or other regulation that is in conflict with this part 5 shall be unenforceable. (2) The underlying purposes and policies of this part 5 are to: (a) Simplify, clarify, modernize, and revise the law governing the rental of dwelling units and the rights and obligations of landlords and tenants; (b) Encourage landlords and tenants to maintain and improve the quality of housing; and (c) Make uniform the law with respect to the subject of this part 5 throughout Colorado. 38-12-502. Definitions As used in this part 5, unless the context otherwise requires:

                           






(1) "Common areas" means the facilities and appurtenances to a residential premises, including the grounds, areas, and facilities held out for the use of tenants generally or whose use is promised to a tenant. (2) "Dwelling unit" means a structure or the part of a structure that is used as a home, residence, or sleeping place by a tenant. (3) "Landlord" means the owner, manager, lessor, or sublessor of a residential premises. (4) "Rental agreement" means the agreement, written or oral, embodying the terms and conditions concerning the use and occupancy of a residential premises. (5) "Residential premises" means a dwelling unit, the structure of which the unit is a part, and the common areas. (6) "Tenant" means a person entitled under a rental agreement to occupy a dwelling unit to the exclusion of others. 38-12-503. Warranty of habitability (1) In every rental agreement, the landlord is deemed to warrant that the residential premises is fit for human habitation. (2) A landlord breaches the warranty of habitability set forth in subsection (1) of this section if: (a) A residential premises is uninhabitable as described in section 38-12-505 or otherwise unfit for human habitation; and (b) The residential premises is in a condition that is materially dangerous or hazardous to the tenant's life, health, or safety; and (c) The landlord has received written notice of the condition described in paragraphs (a) and (b) of this subsection (2) and failed to cure the problem within a reasonable time. (3) When any condition described in subsection (2) of this section is caused by the misconduct of the tenant, a member of the tenant's household, a guest or invitee of the tenant, or a person under the tenant's direction or control, the condition shall not constitute a breach of the warranty of habitability. It shall not be misconduct by a victim of domestic violence or domestic abuse under this subsection (3) if the condition is the result of domestic violence or domestic abuse and the landlord has been given written notice and evidence of domestic violence or domestic abuse as described in section 38-12-402 (2) (a). (4) In response to the notice sent pursuant to paragraph (c) of subsection (2) of this section, a landlord may, in the landlord's discretion, move a tenant to a comparable unit after paying the reasonable costs, actually incurred, incident to the move. (5) Except as set forth in this part 5, any agreement waiving or modifying the warranty of habitability shall be void as contrary to public policy. (6) Nothing in this part 5 shall: (a) Prevent a landlord from terminating a rental agreement as a result of a casualty or catastrophe to the dwelling unit without further liability to the landlord or tenant; or (b) Preclude a landlord from initiating an action for nonpayment of rent, breach of the rental agreement, violation of



                           




section 38-12-504, or as provided for under article 40 of title 13, C.R.S. 38-12-504. Tenant's maintenance of premises (1) In addition to any duties imposed upon a tenant by a rental agreement, every tenant of a residential premises has a duty to use that portion of the premises within the tenant's control in a reasonably clean and safe manner. A tenant fails to maintain the premises in a reasonably clean and safe manner when the tenant substantially fails to: (a) Comply with obligations imposed upon tenants by applicable provisions of building, health, and housing codes materially affecting health and safety; (b) Keep the dwelling unit reasonably clean, safe, and sanitary as permitted by the conditions of the unit; (c) Dispose of ashes, garbage, rubbish, and other waste from the dwelling unit in a clean, safe, sanitary, and legally compliant manner; (d) Use in a reasonable manner all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, elevators, and other facilities and appliances in the dwelling unit; (e) Conduct himself or herself and require other persons in the residential premises within the tenant's control to conduct themselves in a manner that does not disturb their neighbors' peaceful enjoyment of the neighbors' dwelling unit; or (f) Promptly notify the landlord if the residential premises is uninhabitable as defined in section 38-12-505 or if there is a condition that could result in the premises becoming uninhabitable if not remedied. (2) In addition to the duties set forth in subsection (1) of this section, a tenant shall not knowingly, intentionally, deliberately, or negligently destroy, deface, damage, impair, or remove any part of the residential premises or knowingly permit any person within his or her control to do so. (3) Nothing in this section shall be construed to authorize a modification of a landlord's obligations under the warranty of habitability. 38-12-505. Uninhabitable residential premises (1) A residential premises is deemed uninhabitable if it substantially lacks any of the following characteristics: (a) Waterproofing and weather protection of roof and exterior walls maintained in good working order, including unbroken windows and doors; (b) Plumbing or gas facilities that conformed to applicable law in effect at the time of installation and that are maintained in good working order; (c) Running water and reasonable amounts of hot water at all times furnished to appropriate fixtures and connected to a sewage disposal system approved under applicable law; (d) Functioning heating facilities that conformed to applicable law at the time of installation and that are maintained in good working order; (e) Electrical lighting, with wiring and electrical equipment that conformed to applicable law at the time of installation, maintained in good working order;

                           






(f) Common areas and areas under the control of the landlord that are kept reasonably clean, sanitary, and free from all accumulations of debris, filth, rubbish, and garbage and that have appropriate extermination in response to the infestation of rodents or vermin; (g) Appropriate extermination in response to the infestation of rodents or vermin throughout a residential premises; (h) An adequate number of appropriate exterior receptacles for garbage and rubbish, in good repair; (i) Floors, stairways, and railings maintained in good repair; (j) Locks on all exterior doors and locks or security devices on windows designed to be opened that are maintained in good working order; or (k) Compliance with all applicable building, housing, and health codes, which, if violated, would constitute a condition that is dangerous or hazardous to a tenant's life, health, or safety. (2) No deficiency in the common area shall render a residential premises uninhabitable as set forth in subsection (1) of this section, unless it materially and substantially limits the tenant's use of his or her dwelling unit. (3) Unless otherwise stated in section 38-12-506, prior to being leased to a tenant, a residential premises must comply with the requirements set forth in section 38-12-503 (1), (2) (a), and (2) (b). 38-12-506. Opt-out (1) If a dwelling unit is contained within a mobile home park, as defined in section 38-12-201.5 (3), or if there are four or fewer dwelling units sharing common walls or located on the same parcel, as defined in section 30-28-302 (5), C.R.S., all of which have the same owner, or if the dwelling unit is a single-family residential premises: (a) A good faith rental agreement may require a tenant to assume the obligation for one or more of the characteristics contained in section 38-12-505 (1) (f), (1) (g), and (1) (h), as long as the requirement is not inconsistent with any obligations imposed upon a landlord by a governmental entity for the receipt of a subsidy for the residential premises; and (b) For any dwelling unit for which a landlord does not receive a subsidy from any governmental source, a landlord and tenant may agree in writing that the tenant is to perform specific repairs, maintenance tasks, alterations, and remodeling, but only if: (I) The agreement of the parties is entered into in good faith and is set forth in a separate writing signed by the parties and supported by adequate consideration; (II) The work is not necessary to cure a failure to comply with section 38-12-505 (3); and (III) Such agreement does not affect the obligation of the landlord to other tenants' residential premises. (2) For a single-family residential premises for which a landlord does not receive a subsidy from any governmental source, a landlord and tenant may agree in writing that the tenant is to perform specific repairs, maintenance tasks, alterations, and remodeling necessary to cure a failure to comply with section 38-12-505 (3), but only if: (a) The agreement of the landlord and tenant is entered into in good faith and is set forth in a writing that is separate from the rental agreement, signed by the parties, and supported by adequate consideration; and



                           




(b) The tenant has the requisite skills to perform the work required to cure a failure to comply with section 38-12-505 (3). (3) To the extent that performance by a tenant relates to a characteristic set forth in section 38-12-505 (1), the tenant shall assume the obligation for such characteristic. (4) If consistent with this section a tenant assumes an obligation for a characteristic set forth in section 38-12-505 (1), the lack of such characteristic shall not make a residential premises uninhabitable. 38-12-507. Breach of warranty of habitability - tenant's remedies (1) If there is a breach of the warranty of habitability as set forth in section 38-12-503 (2), the following provisions shall apply: (a) Upon no less than ten and no more than thirty days written notice to the landlord specifying the condition alleged to breach the warranty of habitability and giving the landlord five business days from the receipt of the written notice to remedy the breach, a tenant may terminate the rental agreement by surrendering possession of the dwelling unit. If the breach is remediable by repairs, the payment of damages, or otherwise and the landlord adequately remedies the breach within five business days of receipt of the notice, the rental agreement shall not terminate by reason of the breach. (b) A tenant may obtain injunctive relief for breach of the warranty of habitability in any court of competent jurisdiction. In any proceeding for injunctive relief, the court shall determine actual damages for a breach of the warranty at the time the court orders the injunctive relief. A landlord shall not be subject to any court order for injunctive relief if the landlord tenders the actual damages to the court within two business days of the order. Upon application by the tenant, the court shall immediately release to the tenant the damages paid by the landlord. If the tenant vacates the leased premises, the landlord shall not be permitted to rent the premises again until such time as the unit would be in compliance with the warranty of habitability set forth in section 38-12-503 (1). (c) In an action for possession based upon nonpayment of rent in which the tenant asserts a defense to possession based upon the landlord's alleged breach of the warranty of habitability, upon the filing of the tenant's answer the court shall order the tenant to pay into the registry of the court all or part of the rent accrued after due consideration of expenses already incurred by the tenant based upon the landlord's breach of the warranty of habitability. (d) Whether asserted as a claim or counterclaim, a tenant may recover damages directly arising from a breach of the warranty of habitability, which may include, but are not limited to, any reduction in the fair rental value of the dwelling unit, in any court of competent jurisdiction. (2) If a rental agreement contains a provision for either party in an action related to the rental agreement to obtain attorney fees and costs, then the prevailing party in any action brought under this part 5 shall be entitled to recover reasonable attorney fees and costs. 38-12-508. Landlord's defenses to a claim of breach of warranty - limitations on claiming a breach (1) It shall be a defense to a tenant's claim of breach of the warranty of habitability that the tenant's actions or inactions prevented the landlord from curing the condition underlying the breach of the warranty of habitability. (2) Only parties to the rental agreement or other adult residents listed on the rental agreement who are also lawfully residing in the dwelling unit may assert a claim for a breach of the warranty of habitability. (3) A tenant may not assert a claim for injunctive relief based upon the landlord's breach of the warranty of habitability

                           






of a residential premises unless the tenant has given notice to a local government within the boundaries of which the residential premises is located of the condition underlying the breach that is materially dangerous or hazardous to the tenant's life, health, or safety. (4) A tenant may not assert a breach of the warranty of habitability as a defense to a landlord's action for possession based upon a nonmonetary violation of the rental agreement or for an action for possession based upon a notice to quit or vacate. (5) If the condition alleged to breach the warranty of habitability is the result of the action or inaction of a tenant in another dwelling unit or another third party not under the direction and control of the landlord and the landlord has taken reasonable, necessary, and timely steps to abate the condition, but is unable to abate the condition due to circumstances beyond the landlord's reasonable control, the tenant's only remedy shall be termination of the rental agreement consistent with section 38-12-507 (1) (a). (6) For public housing authorities and other housing providers receiving federal financial assistance directly from the federal government, no provision of this part 5 in direct conflict with any federal law or regulation shall be enforceable against such housing provider. 38-12-509. Prohibition on retaliation (1) A landlord shall not retaliate against a tenant for alleging a breach of the warranty of habitability by discriminatorily increasing rent or decreasing services or by bringing or threatening to bring an action for possession in response to the tenant having made a good faith complaint to the landlord or to a governmental agency alleging a breach of the warranty of habitability. (2) A landlord shall not be liable for retaliation under this section, unless a tenant proves that a landlord breached the warranty of habitability. (3) Regardless of when an action for possession of the premises where the landlord is seeking to terminate the tenancy for violation of the terms of the rental agreement is brought, there shall be a rebuttable presumption in favor of the landlord that his or her decision to terminate is not retaliatory. The presumption created by this subsection (3) cannot be rebutted by evidence of the timing alone of the landlord's initiation of the action. (4) If the landlord has a right to increase rent, to decrease service, or to terminate the tenant's tenancy at the end of any term of the rental agreement and the landlord exercises any of these rights, there shall be a rebuttable presumption that the landlord's exercise of any of these rights was not retaliatory. The presumption of this subsection (4) cannot be rebutted by evidence of the timing alone of the landlord's exercise of any of these rights. 38-12-510. Unlawful removal or exclusion It shall be unlawful for a landlord to remove or exclude a tenant from a dwelling unit without resorting to court process, unless the removal or exclusion is consistent with the provisions of article 18.5 of title 25, C.R.S., and the rules promulgated by the state board of health for the cleanup of an illegal drug laboratory or is with the mutual consent of the landlord and tenant or unless the dwelling unit has been abandoned by the tenant as evidenced by the return of keys, the substantial removal of the tenant's personal property, notice by the tenant, or the extended absence of the tenant while rent remains unpaid, any of which would cause a reasonable person to believe the tenant had permanently surrendered possession of the dwelling unit. Such unlawful removal or exclusion includes the willful termination of utilities or the willful removal of doors, windows, or locks to the premises other than as required for repair or maintenance. If the landlord willfully and unlawfully removes the tenant from the premises or willfully and unlawfully causes the termination of heat, running water, hot water, electric, gas, or other essential services, the tenant may seek any remedy available under the law, including this part 5.



                           




38-12-511. Application (1) Unless created to avoid its application, this part 5 shall not apply to any of the following arrangements: (a) Residence at a public or private institution, if such residence is incidental to detention or the provision of medical, geriatric, education, counseling, religious, or similar service; (b) Occupancy under a contract of sale of a dwelling unit or the property of which it is a part, if the occupant is the purchaser, seller, or a person who succeeds to his or her interest; (c) Occupancy by a member of a fraternal or social organization in the portion of a structure operated for the benefit of the organization; (d) Transient occupancy in a hotel or motel that lasts less than thirty days; (e) Occupancy by an employee or independent contractor whose right to occupancy is conditional upon performance of services for an employer or contractor; (f) Occupancy by an owner of a condominium unit or a holder of a proprietary lease in a cooperative; (g) Occupancy in a structure that is located within an unincorporated area of a county, does not receive water, heat, and sewer services from a public entity, and is rented for recreational purposes, such as a hunting cabin, yurt, hut, or other similar structure; (h) Occupancy under rental agreement covering a residential premises used by the occupant primarily for agricultural purposes; or (i) Any relationship between the owner of a mobile home park and the owner of a mobile home situated in the park. (2) Nothing in this section shall be construed to limit remedies available elsewhere in law for a tenant to seek to maintain safe and sanitary housing.

      38-45-101. Definitions As used in this article, unless the context otherwise requires: (1) "Carbon monoxide alarm" means a device that detects carbon monoxide and that: (a) Produces a distinct, audible alarm; (b) Is listed by a nationally recognized, independent product-safety testing and certification laboratory to conform to the standards for carbon monoxide alarms issued by such laboratory or any successor standards; (c) Is battery powered, plugs into a dwelling's electrical outlet and has a battery backup, is wired into a dwelling's electrical system and has a battery backup, or is connected to an electrical system via an electrical panel; and (d) May be combined with a smoke detecting device if the combined device complies with applicable law regarding

                           






both smoke detecting devices and carbon monoxide alarms and that the combined unit produces an alarm, or an alarm and voice signal, in a manner that clearly differentiates between the two hazards. (2) "Dwelling unit" means a single unit providing complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. (3) "Fuel" means coal, kerosene, oil, fuel gases, or other petroleum products or hydrocarbon products such as wood that emit carbon monoxide as a by-product of combustion. (4) "Installed" means that a carbon monoxide alarm is installed in a dwelling unit in one of the following ways: (a) Wired directly into the dwelling's electrical system; (b) Directly plugged into an electrical outlet without a switch other than a circuit breaker; or (c) If the alarm is battery-powered, attached to the wall or ceiling of the dwelling unit in accordance with the national fire protection association's standard 720, or any successor standard, for the operation and installation of carbon monoxide detection and warning equipment in dwelling units. (5) "Multi-family dwelling" means any improved real property used or intended to be used as a residence and that contains more than one dwelling unit. Multi-family dwelling includes a condominium or cooperative. (6) "Operational" means working and in service in accordance with manufacturer instructions. (7) "Single-family dwelling" means any improved real property used or intended to be used as a residence and that contains one dwelling unit. 38-45-102. Carbon monoxide alarms in single-family dwellings - rules (1) (a) Notwithstanding any other provision of law, the seller of each existing single-family dwelling offered for sale or transfer on or after July 1, 2009, that has a fuel-fired heater or appliance, a fireplace, or an attached garage shall assure that an operational carbon monoxide alarm is installed within fifteen feet of the entrance to each room lawfully used for sleeping purposes or in a location as specified in any building code adopted by the state or any local government entity. (b) By July 1, 2009, the real estate commission created in section 12-61-105, C.R.S., shall by rule require each listing contract for residential real property that is subject to the commission's jurisdiction pursuant to article 61 of title 12, C.R.S., to disclose the requirements specified in paragraph (a) of this subsection (1). (2) Notwithstanding any other provision of law, every single-family dwelling that includes either fuel-fired appliances or an attached garage where, on or after July 1, 2009, interior alterations, repairs, fuel-fired appliance replacements, or additions, any of which require a building permit, occurs or where one or more rooms lawfully used for sleeping purposes are added shall have an operational carbon monoxide alarm installed within fifteen feet of the entrance to each room lawfully used for sleeping purposes or in a location as specified in any building code adopted by the state or any local government entity. (3) No person shall remove batteries from, or in any way render inoperable, a carbon monoxide alarm, except as part of a process to inspect, maintain, repair, or replace the alarm or replace the batteries in the alarm. 8-45-103. Carbon monoxide alarms in multi-family dwellings - rules (1) (a) Notwithstanding any other provision of law, the seller of every dwelling unit of an existing multi-family



                           




dwelling offered for sale or transfer on or after July 1, 2009, that has a fuel-fired heater or appliance, a fireplace, or an attached garage shall assure that an operational carbon monoxide alarm is installed within fifteen feet of the entrance to each room lawfully used for sleeping purposes or in a location as specified in any building code adopted by the state or any local government entity. (b) By July 1, 2009, the real estate commission created in section 12-61-105, C.R.S., shall by rule require each listing contract for residential real property that is subject to the commission's jurisdiction pursuant to article 61 of title 12, C.R.S., to disclose the requirements specified in paragraph (a) of this subsection (1). (2) Notwithstanding any other provision of law, every dwelling unit of a multi-family dwelling that includes fuel-fired appliances or an attached garage where, on or after July 1, 2009, interior alterations, repairs, fuel-fired appliance replacements, or additions, any of which require a building permit, occurs or where one or more rooms lawfully used for sleeping purposes are added shall have an operational carbon monoxide alarm installed within fifteen feet of the entrance to each room lawfully used for sleeping purposes or in a location as specified in any building code adopted by the state or any local government entity. (3) No person shall remove batteries from, or in any way render inoperable, a carbon monoxide alarm, except as part of a process to inspect, maintain, repair, or replace the alarm or replace the batteries in the alarm. 38-45-104. Carbon monoxide alarms in rental properties (1) Except as provided in subsection (5) of this section, any single-family dwelling or dwelling unit in a multi-family dwelling used for rental purposes and that includes fuel-fired appliances or an attached garage where, on or after July 1, 2009, interior alterations, repairs, fuel-fired appliance replacements, or additions, any of which requires a building permit, occurs or where one or more rooms lawfully used for sleeping purposes are added shall be subject to the requirements specified in sections 38-45-102 and 38-45-103. (2) Except as provided in subsection (5) of this section, each existing single-family dwelling or existing dwelling unit in a multi-family dwelling that is used for rental purposes that has a change in tenant occupancy on or after July 1, 2009, shall be subject to the requirements specified in sections 38-45-102 and 38-45-103. (3) (a) Notwithstanding any other provision of law, the owner of any rental property specified in subsections (1) and (2) of this section shall: (I) Prior to the commencement of a new tenant occupancy, replace any carbon monoxide alarm that was stolen, removed, found missing, or found not operational after the previous occupancy; (II) Ensure that any batteries necessary to make the carbon monoxide alarm operational are provided to the tenant at the time the tenant takes residence in the dwelling unit; (III) Replace any carbon monoxide alarm if notified by a tenant as specified in paragraph (c) of subsection (4) of this section that any carbon monoxide alarm was stolen, removed, found missing, or found not operational during the tenant's occupancy; and (IV) Fix any deficiency in a carbon monoxide alarm if notified by a tenant as specified in paragraph (d) of subsection (4) of this section. (b) Except as provided in paragraph (a) of this subsection (3), the owner of a single-family dwelling or dwelling unit in a multi-family dwelling that is used for rental purposes is not responsible for the maintenance, repair, or replacement of a carbon monoxide alarm or the care and replacement of batteries for such an alarm.

                           






(4) Notwithstanding any other provision of law, the tenant of any rental property specified in subsections (1) and (2) of this section shall: (a) Keep, test, and maintain all carbon monoxide alarms in good repair; (b) Notify, in writing, the owner of the single-family dwelling or dwelling unit of a multi-family dwelling, or the owner's authorized agent, if the batteries of any carbon monoxide alarm need to be replaced; (c) Notify, in writing, the owner of the single-family dwelling or dwelling unit of a multi-family dwelling, or the owner's authorized agent, if any carbon monoxide alarm is stolen, removed, found missing, or found not operational during the tenant's occupancy of the single-family dwelling or dwelling unit in the multi-family dwelling; and (d) Notify, in writing, the owner of the single-family dwelling or dwelling unit of a multi-family dwelling, or the owner's authorized agent, of any deficiency in any carbon monoxide alarm that the tenant cannot correct. (5) Notwithstanding the requirements of section 38-45-103 (1) and (2), so long as there is a centralized alarm system or other mechanism for a responsible person to hear the alarm at all times in a multi-family dwelling used for rental purposes, such multi-family dwelling may have an operational carbon monoxide alarm installed within twenty-five feet of any fuel-fired heater or appliance, fireplace, or garage or in a location as specified in any building code adopted by the state or any local government entity. (6) No person shall remove batteries from, or in any way render inoperable, a carbon monoxide alarm, except as part of a process to inspect, maintain, repair, or replace the alarm or replace the batteries in the alarm. 38-45-105. Municipal or county ordinances regarding carbon monoxide alarms Nothing in this article shall be construed to limit a municipality, city, home rule city, city and county, county, or other local government entity from adopting or enforcing any requirements for the installation and maintenance of carbon monoxide alarms that are more stringent than the requirements set forth in this article. 38-45-106. Limitation of liability (1) No person shall have a claim for relief against a property owner, an authorized agent of a property owner, a person in possession of real property, or an installer for any damages resulting from the operation, maintenance, or effectiveness of a carbon monoxide alarm if the property owner, authorized agent, person in possession of real property, or installer installs a carbon monoxide alarm in accordance with the manufacturer's published instructions and the provisions of this article. (2) A purchaser shall have no claim for relief against any person licensed pursuant to article 61 of title 12, C.R.S., for any damages resulting from the operation, maintenance, or effectiveness of a carbon monoxide alarm if such licensed person complies with rules promulgated pursuant to sections 38-45-102 (1) (b) and 38-45-103 (1) (b). Nothing in this subsection (2) shall affect any remedy that a purchaser may otherwise have against a seller.

           40-1-103.5. Limited exemption of master meter operators - conditions - rules (1) Upon its own motion or upon application by any person who purchases gas or electric service from a regulated public utility for the purpose of delivery of such service to end users whose aggregate usage is to be measured by a master meter or other composite measurement device, the commission may exempt such person from regulation of



                           




rates under the "Public Utilities Law", articles 1 to 7 of this title, as the commission deems appropriate, so long as all of the following conditions are met: (a) Such person, referred to in this section as a "master meter operator" or "MMO", does not charge the end users, as part of its billing for utility service, for any costs in addition to the actual cost billed to the MMO by the serving utility, including without limitation costs of construction, maintenance, financing, administration, metering, or billing for the utility distribution system owned by the MMO; (b) If the MMO bills the end users separately for service, the sum of such billings does not exceed the amount billed to the MMO by the serving utility; (c) If the MMO bills the end users separately for service, the MMO passes on to the end users any refunds, rebates, rate reductions, or similar adjustments it receives from the serving utility; (d) Any other conditions deemed necessary by the commission. (2) In passing on refunds, rebates, rate reductions, or similar adjustments to end users, the MMO shall notify its current end users, either by first-class mail with a certificate of mailing or by inclusion in any monthly or more frequent regular written communication, of such adjustments and inform the end users that they may claim the adjustments within ninety days after receipt of the notice. The MMO may retain any portion of such adjustments which rightfully belongs to the MMO. Upon the expiration of the ninety-day claims period, the MMO shall identify any such adjustments which are unclaimed and, if the aggregate amount unclaimed exceeds one hundred dollars, the MMO shall contribute such unclaimed amount to the fund established by the commission on low-income energy assistance pursuant to section 40-8.5-104. (3) The commission shall adopt such rules as it deems necessary to implement this section.

                           








                           




 





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