CO HB1095

Prohibits rental agreements from including clauses that assign penalties or costs to tenants resulting from eviction notices or actions.

Bans one-way fee-shifting clauses; requires any attorney fee provisions to award fees to the prevailing party only after court determination that the party prevailed and the fee is reasonable.

Prohibits waivers of jury trial rights (except for possession hearings), class action rights, implied covenants of good faith and fair dealing, and quiet enjoyment.

Restricts provisions that penalize tenants for failure to provide nonrenewal notice (except actual landlord losses), characterize non-rent fees as "rent," require markups exceeding 2% or $10/month for third-party services, or prevent possession actions based solely on utility nonpayment.

Exempts mobile homes, duplexes, triplexes, and accessory dwelling units where the owner occupies the property as primary residence; applies to rental agreements executed on or after the effective date.