A lease is a legally binding contract. Before signing a lease, it’s crucial to read and understand the document fully. While it may be tempting to skim through a lease, you could miss important information or an opportunity to negotiate more favorable terms. You should not feel pressured to sign a lease by a landlord who sets a very tight deadline. You can ask for additional time to thoroughly review the lease and have the lease reviewed by an attorney or family member. With many students preparing to sign a lease for next year’s housing, here are some things to know.
Know the different types of leases
If you choose to live with roommates, ensure you know if you have an individual liability lease or a joint and several liability lease.
The most common type of lease is a joint and several liability lease. This is where you and your roommates sign the same lease together. You are responsible for your roommates’ share of the rent if they miss any payments. You are also responsible for any damage to the property, even if it was caused by your roommate or their guest.
An individual liability lease is less common and usually applies to situations where the landlord has assigned your roommates, although you may be able to request specific roommates. The tenant is responsible only for their own rent and any damages to their individual space but may still be responsible for damages to common areas caused by apartment mates or their guests. The tenant also has less control in regard to apartment mates, who have their own agreements.
Whether you are signing an individual liability lease or a joint and several liability lease, a roommate agreement is a great way to address joint responsibilities. It can also help with other issues that come up in living with roommates, such as privacy, sharing food, cleaning schedules, etc.
Check occupancy limits
As you consider who your roommates will be next year, check the occupancy limits for the residence you plan to rent. The city of Boulder recently updated the occupancy limits to allow five unrelated individuals to live together. However, this does not apply to every property, so talk with your future landlord to ensure you adhere to the limits. You should also check the occupancy limits set forth in the lease. Even if a property is zoned for five unrelated tenants, the lease could limit the number of tenants to less than five.
Boulder code requires every lease to state the occupancy limits of the property clearly. You should clarify if it does not or if your landlord tells you something different from the printed lease. There can be consequences for over-occupying a residence, including eviction, paying more rent than planned and a potential fine of $2,000 per day from the city of Boulder.
For more information on over-occupancy and occupancy limits, depending on the location and zoning of a specific property, visit the city of Boulder website.
Review your responsibilities as a tenant
Know your specific responsibilities under the lease agreement, such as:
- Rent payment process, due dates and late fees.
- Utilities, including electric, gas, water, sewer, trash, internet, cable, etc.
- Lawn maintenance.
- Snow removal.
- Repairs, including how and when to request repairs and who pays for the repairs.
- The lease end date and time and whether you must notify your landlord that you will be moving out at the end of your lease.
- Move-out requirements, move-out time and the landlord’s cleaning expectations.
Additionally, make sure you know if there is a clause requiring you to leave the heat on at all times during the winter. Water pipes can freeze during Colorado winters, causing major damage for which you could be financially responsible.
Here are some other things to pay attention to in your lease:
- Check if the lease requires a written notice to terminate the lease. This could be required even if the lease ends on a particular date. If you don’t comply with a notice requirement, you could end up paying rent after the lease has ended.
- Take note if there is an attorney’s fee clause and under what circumstances you must pay your landlord’s attorney’s fees.
- Look for any administrative fees you must pay and whether you are receiving any service for those fees. Also, see if there are fines and costs in addition to rent and under what circumstances they apply.
- Check if a damages check-in sheet is required and when it is due to the landlord. Some leases state that if you fail to turn in your check-in sheet on time, you accept the residence “as-is” and could receive charges for damage caused by a previous tenant.
- Ensure all promises or representations made by the landlord are in writing. If you discuss anything about the residence with the property manager, make sure it’s added to the lease before signing.
- Know if there is a way to get out of the lease, such as an early termination clause or subletting or assignment clause, and, if so, under what conditions.
- Make sure the landlord is required to give notice before entering a residence.
- Understand if the lease requires renter’s insurance or if there is a provision requiring you to pay a Property Damage Liability Waiver (PDLW) fee. Regardless of what the lease says, it’s wise to have renter’s insurance. If you do have renter’s insurance, you should not have to pay a PDLW fee.
Share the lease with others
Share the lease with anyone else who will be responsible for it, including:
- A parental guarantor if the lease requires one.
- A guardian, family member or anyone else who will co-sign the lease with you.
- A family member or anyone else who will pay your rent.
Give them time to review the lease and ask questions before signing.
Have your lease reviewed by a lawyer
All currently enrolled fee-paying students have access to legal advice on campus. A lawyer can help you understand your lease and provide tips on other rental concerns.
Set up an appointment with the Off-Campus Housing & Neighborhood Relations (OCHNR) staff attorney for a free lease review on Tuesdays and Fridays. Roommates, parents or other family members are always welcome to participate in these sessions as long as a CU Boulder student is present.
OCHNR is located in UMC 313 and is open Monday-Friday from 9 a.m. to 5 p.m. Students and families can also access services and resources via LiveChat on the OCHNR website, email och@colorado.edu or call 303-492-7053.
Student Legal Services (SLS) also provides free lease reviews. SLS can be reached by visiting UMC 311 or calling 303-492-6813. The office is open Monday through Friday, 8:30 a.m. to noon and 1 to 4:30 p.m.
You can find additional information about leases and other legal matters on SLS’s website.
Get more tips for next year’s housing search.