Under Colorado law (C.R.S. 38-12-103) your landlord has one month after the lease ends or you hand back the keys, whichever is later, to return your security deposit or send a written statement of exactly why any of it was kept; the lease can stretch that to no more than 60 days, and nothing can be kept for normal wear and tear. Cleaning is the one deduction you fully control. Clean inside every cabinet, closet and appliance, every bathroom, floors, baseboards, walls and switches, photograph it, and keep the receipt.
| Point | Details |
|---|---|
| The deadline | One month after the lease ends or you surrender the unit, whichever is later; a lease may extend it, but not past 60 days (C.R.S. 38-12-103). |
| Wear and tear | No security deposit may be retained to cover normal wear and tear (C.R.S. 38-12-103). |
| Written reasons | If any of the deposit is kept, the landlord must give a written statement of the exact reasons with the balance (C.R.S. 38-12-103). |
| Cleaning is on you | Dirt is not wear and tear. A documented professional move-out clean removes the easiest deduction a landlord can make. |
| Document it | Photos of every room after the clean, dated, plus the cleaning receipt and the landlord's own checklist if they gave you one. |
What does Colorado law say about security deposits?
Colorado Revised Statutes section 38-12-103 sets the rules. A landlord must return the deposit, or the part not kept, within one month after the lease terminates or the tenant surrenders and the landlord accepts the premises, whichever happens last. The lease can specify a longer period, but not more than 60 days. If any portion is retained, the landlord has to provide a written statement listing the exact reasons, and the statute says plainly that no deposit may be retained to cover normal wear and tear.
The statute also gives tenants leverage: a landlord who willfully keeps a deposit in bad faith can be liable for three times the amount wrongfully withheld plus attorney fees, after the tenant gives seven days' written notice of intent to sue. That is why documentation matters more than arguing. Read the current text at the source linked below; the General Assembly amends landlord-tenant law regularly.
| Normal wear and tear (not deductible) | Cleaning or damage (deductible) |
|---|---|
| Minor scuffs on walls, small nail holes from pictures | Grease on the range hood, food inside the oven or fridge |
| Carpet worn in traffic paths | Pet hair, stains and odor in carpet |
| Faded paint, loose grout from age | Soap scum and mildew on tile and grout |
| Worn finish on counters | Crumbs in drawers, sticky shelves, dust in closets |
| Dirty window tracks from weather | Trash, left-behind items, unemptied bins |
What is on a move-out cleaning checklist?
Everything a walk-through inspector opens or touches. Landlords check inside appliances and cabinets first because that is where previous tenants give up. This is the list Furball Cleaning works from on every move-out, and it is a fair stand-in for most landlord checklists.
- Kitchen: inside and outside the oven, stovetop and drip pans, range hood and filter, inside the microwave, inside the fridge and freezer (defrosted if required), inside the dishwasher, every cabinet and drawer wiped inside, counters, sink and faucet, floor edge to edge
- Bathrooms: tub and shower tile scrubbed, grout, glass doors, toilet inside and out including the base, vanity inside and out, mirror, exhaust fan cover, floor and behind the toilet
- Every room: baseboards and trim, door frames and doors, light switches and outlet covers, window sills and tracks, blinds, ceiling fans and light fixtures, closet shelves and rods, walls spot-cleaned, floors vacuumed and mopped
- Laundry, garage, patio or balcony if they are part of the lease: swept, wiped, cobwebs down, lint trap cleaned
- Finish: trash out, filters replaced if the lease requires it, all lights working, keys and remotes gathered
Should I clean it myself or hire a move-out cleaner?
Do the math on your deposit. A full move-out clean of an empty two-bedroom is a long day of work with the right products and tools; HomeAdvisor's survey puts a professional move-out clean at up to $500 depending on size. If your deposit is one or two months' Denver rent, a documented professional clean is cheap insurance, especially when the walk-through is Monday morning and your moving truck leaves Sunday.
If you do it yourself, follow a written list, work top to bottom in each room, and give the oven and the tub the most time. Then photograph everything.
How do I document the clean so the deposit comes back?
Photograph every room after the clean, including inside the oven, fridge, cabinets and closets, with the date visible on your phone's metadata. Keep the cleaning receipt. If your landlord provided a move-out checklist, go through it line by line and keep a copy. Ask for the walk-through to happen with you present, and get the landlord's acceptance of the keys in writing (an email is fine), because that date starts the one-month clock.
From Marina
Move-outs are the jobs with a clock on them. A client in West Denver called on short notice, we did the clean the same day, and she wrote that she got her full deposit back. A move-in client in the Highlands said the apartment was pristine when they arrived. The checklist above is the one we used in both homes.
If you have a walk-through coming, tell me the date, keep the utilities on, send me the landlord's list if there is one, and leave the place as empty as you can. Nights and weekends cost no more, so the Sunday-night clean before a Monday inspection is routine. Call or text (720) 985-4648.
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Frequently asked questions
How long does a Colorado landlord have to return a security deposit?
One month after the lease ends or you surrender the unit and the landlord accepts it, whichever is later, under C.R.S. 38-12-103. A lease can set a longer period, but not more than 60 days. If any part is kept, the landlord must send a written statement of the exact reasons along with the balance.
Can a landlord deduct cleaning costs from my deposit in Colorado?
Yes, for cleaning beyond normal wear and tear, such as grease in the oven, stained carpet or a dirty bathroom. Colorado law bars deductions for normal wear and tear, like minor scuffs or worn carpet paths. A documented professional move-out clean removes the cleaning deduction from the conversation.
What do landlords check first at a move-out walk-through?
Inside the oven, inside the fridge, inside cabinets and drawers, the tub and shower grout, and behind the toilet. Those are the spots tenants most often skip, so they are the first places an inspector opens.
How fast can Furball do a move-out clean in Denver?
Often the same or next day, including nights and weekends at no extra charge. Give us the square footage, number of bathrooms and the walk-through date and we tell you right away whether we can make it. Call or text (720) 985-4648.