End Your Lease Early
If your landlord doesn’t fix serious problems in your home, the law may let you end your lease early and move out without penalty.
You may be able to end your lease early if:
There is a serious problem in your home — it makes your home unlivable or unsafe
You told your landlord in writing about the problem (your HomeFix letter counts)
Your landlord did not fix the problem on time (within 7-14 days, depending on the problem)
Step 1: Give a written move-out notice
If the problem is still not fixed after your landlord’s repair deadline, send another text, email, or letter to your landlord. Read the rest of the steps, then use our template below.
Your notice must include:
Your name and address
A description of the problem in your home
A statement that the problem is not fixed
A statement that you will end your lease and move out if the problem is not fixed within 10 days
A move out date (within 10-60 days of giving the move-out notice)
How to end your lease early
Step 2: Wait 10 days
The landlord has 10 days after getting your notice to fix the problem.
⚠️ If the landlord fixes the problem within those 10 days, you cannot end your lease based on that issue.
Step 3: Confirm what you owe
Before you move out, it’s a good idea to confirm with your landlord what they think you owe before you move out — including rent and lease break fees.
This way, you’ll know if your landlord agrees that you have the right to end your lease early. You’ll also know how much money you may owe if things go wrong.
Step 4: Move out if the problem isn’t fixed
If the problem is not fixed, you can move out on the date you listed in your move-out notice
Your landlord is not allowed to charge any lease break fees or charge you rent for the time left on your lease
If your landlord later claims that you owe rent or fees, you can file a claim against your landlord in court.
If you have problems that come back
If a problem was fixed but comes back within 6 months:
You can send another written notice
You must send it within 30 days of the problem returning
Give the landlord at least 10 days to fix it again
If not fixed, you can move out
Ending your lease early can be risky!
Once you say you are moving out, you are committed unless your landlord agrees (in writing) to let you stay.
If you don’t move out as planned, your landlord can try to evict you.
Your landlord could claim that you owe rent for breaking the lease if:
You miss a step
The problem isn’t serious enough
You didn’t give a written notice about the problem
Your landlord believes they fixed the problem
The kind of housing you live in isn’t covered by the law
Move-out Notice Template
If you want to end your lease early, use this template to tell your landlord.
Fill in the text in red with your information.
Subject: Notice of Uninhabitable Conditions and Intent to Terminate Lease
Dear [Landlord’s Name],
My name is [Your Name], and I live at [Your Address].
I previously notified you about the following problem(s) in my home:
[Describe the problem clearly — e.g., no heat, plumbing issue, mold, etc.]
These conditions have not been fixed.
Because of this, I am giving you notice that if these issues are not repaired within 10 days of receiving this notice, I will end my lease and move out on [Move-Out Date]. Upon move out, no financial penalty may be charged. This is my right under C.R.S. 38-12-507(1)(a).
This move-out date is between 10 and 60 days from today, as required by law. I will continue to pay rent covering the period until my move-out date.
If the problem is fully repaired within 10 days, I will remain in the unit.
Please confirm when repairs will be completed.
Sincerely,
[Your Name]
[Your Phone Number or Email]