The New 10-Year Carpet Rule: What Colorado Landlords Can (and Can't) Deduct

Carpet is the single most disputed line item at move-out, and Colorado’s 2026 deposit changes added a rule specific to it — one with a bright line that doesn’t depend on how the carpet actually looks.

The rule: 10 years, no exceptions for condition

A landlord cannot treat carpet as “substantially and irreparably damaged” — the standard required to deduct for it — if the carpet has not been replaced with new carpet within the 10 years before the tenancy ends. This applies regardless of the carpet’s actual condition. Heavily worn, stained, or otherwise degraded carpet that’s past its 10-year mark still isn’t a valid deduction, because the law treats carpet that old as already at the end of its useful life — the wear is attributed to age, not the tenant.

Why this catches landlords off guard

Most move-out disputes over carpet turn on “how bad is the damage,” which invites a judgment call. This rule removes the judgment call for older carpet entirely. A landlord who replaced carpet in 2014 and is assessing a move-out in 2026 is at the line — anything past that mark can’t support a carpet deduction no matter how the unit looks when the tenant leaves.

What still qualifies as a deduction

Carpet within the 10-year window can still be charged for damage that’s substantial and irreparable and exceeds normal wear and tear — burns, large stains, pet damage, and similar harm still qualify. The rule doesn’t eliminate carpet deductions; it puts a hard ceiling on how old the carpet can be before the deduction is unavailable regardless of condition.

What your lease should track (and often doesn’t)

A move-out or deposit clause that says “landlord may charge for carpet damage” without any reference to the carpet’s install or last-replacement date is missing the piece that actually controls whether a charge is valid. Landlords who want to rely on this deduction need a record of when carpet was last replaced — the lease language can require or acknowledge that documentation, but the record itself has to exist independent of what the lease says.

What to check in your own lease

• Does the lease’s damage/deduction language mention a carpet-age standard at all?
• Do you have documented replacement dates for carpet in your units — not just lease language, but an actual record?
• Does the clause distinguish “carpet damage” generally from damage that’s substantial and irreparable, which is the actual legal standard?

The bottom line

This is a narrow rule, but it’s an absolute one — no amount of documented damage overrides it once carpet passes the 10-year mark. A Move-Out & Liability Review checks your damage and deduction clauses against this rule along with the broader wear-and-tear standard, and flags where your own record-keeping needs to catch up to the law.

LeaseCheck for Landlords is an educational lease-compliance screening tool. It is not a law firm and does not provide legal advice. Colorado rental laws change; confirm specifics for your situation with a licensed attorney.