Required lease disclosures & addenda on DIY landlord software — lead paint, radon, Colorado statements, e-sign and storage

• Is: a side-by-side of how RentRedi, TurboTenant, and Avail add, omit, or accept your own disclosures and addenda, and how each one e-signs, orders, and stores them. Covers the federal lead rule and radon in detail, uses Colorado as the worked state, and includes a decision table, a worked $1,850 pre-1978 Colorado house example, a checklist, and an FAQ.
• Is not: a complete list of disclosures for your state or city, a lease template, or a radon or lead form. Cities add their own (TurboTenant’s Colorado page lists a Denver tenant-rights notice we didn’t verify), and other states have different lists. Use this page as a checklist structure, not as the content of the checklist.
• Not the same as: general e-sign mechanics (see lease & e-sign), where files live afterward (see document vault), or mid-lease paperwork like pet or utility addenda (see pet fees and utility billing).
• Uncertainty rule: vendor “includes all mandatory disclosures” claims are marketing and help-center language. We didn’t build a lease in a live account. Avail’s support article on lease creation rendered as an empty JavaScript shell, so Avail’s rows rely on 2022 education articles, the pricing page, and a search-index summary. Preview every generated lease and check that each item below is actually in it.

• Who it covers. 40 CFR 745.101 applies the rule to “all transactions to sell or lease target housing, including subleases.” “Target housing” is housing built before 1978, except housing for the elderly or persons with disabilities (unless a child under 6 lives there or is expected to) and 0-bedroom dwellings (745.103). The lease exemptions are: housing a certified inspector found lead-based paint free; short-term leases of 100 days or less “where no lease renewal or extension can occur”; and renewals where the landlord already disclosed everything and has no new information (745.101(b)–(d)).
• What and when. “Before the purchaser or lessee is obligated under any contract to … lease,” the landlord must give an EPA-approved pamphlet (Protect Your Family From Lead in Your Home or a state-approved equivalent), disclose any known lead-based paint or hazards, and provide “any records or reports available,” including common-area reports in multifamily housing (745.107(a)). If disclosure happens after the tenant has made an offer, the landlord must finish it before accepting and let the tenant “review the information and possibly amend the offer” (745.107(b)).
• What the lease must contain. Per 745.113(b), the lease must include, “as an attachment or within the contract”: (1) the Lead Warning Statement; (2) the lessor’s statement of known lead-based paint or hazards, or of no knowledge; (3) a list of records provided, or a statement that there are none; (4) the lessee’s statement affirming receipt of that information and the pamphlet; (5) agent statements if an agent is involved; and (6) “the signatures of the lessors, agents, and lessees … along with the dates of signature.”
• The warning text changed slightly. The current eCFR lessor warning reads “lessors must disclose the presence of known lead-based paint and/or lead-based paint hazards,” as amended by 89 FR 89458 (Nov 12, 2024). The version we pulled for Jan 1, 2025 lacks the word “known.” EPA’s sample lessor form (lesr_eng.pdf) already uses “known.” If your saved PDF or a template’s warning lacks “known,” it may be the older text. Ask counsel whether to update it.
• Keep it three years. “The lessor, and any agent, shall retain a copy of the completed attachment or lease contract … for no less than 3 years from the commencement of the leasing period” (745.113(c)(1)). That clock runs from the start of the lease, not the date of signing.
• Electronic delivery. EPA’s real estate disclosure page says that if you deliver disclosures electronically, you should provide “a clear statement on their right to receive paper documents, procedures to withdraw consent and the consequences of doing so, and how to access and retain electronic records,” and get consent showing the renter can access the forms electronically. None of the three tools documents a lead-specific e-consent step, so add one (worked example below).
• Penalties: EPA says non-compliant landlords “may be subject to penalties.” We didn’t verify current inflation-adjusted dollar amounts, so we don’t quote any.

• Radon disclosure, before signing (C.R.S. 38-12-803). “Before signing a lease agreement for residential real property, the landlord shall disclose and provide in writing to the tenant … in a document that the tenant signs to acknowledge receipt”: (I) a bold-faced warning statement “in substantially the same form” as the statute’s text (it begins “The Colorado Department of Public Health and Environment strongly recommends that ALL tenants have an indoor radon test performed before leasing…”); (II) “any knowledge” of radon concentrations, including whether tests were done, the most current records and reports, any concentrations detected or mitigation performed, and documentation for any mitigation system; and (III) a copy of CDPHE’s most recent radon brochure. CDPHE’s radon and real estate page labels its brochure “required brochure for real estate transactions and rental agreements,” with a Spanish version.
• The radon remedy and the one-year carve-out. Under 803(3), a tenant may void the lease and vacate (per 38-12-507) if the landlord doesn’t give the disclosure, or doesn’t make “a reasonable effort to mitigate radon within one hundred eighty days” after a radon measurement professional finds 4 pCi/L or more. Under 803(3)(b), “On or after January 1, 2026, this subsection (3) does not apply to a lease agreement that is one year or less in duration.” Our reading: that carve-out applies only to the void-and-vacate remedy. 38-12-505(1)(b)(XV) still treats a unit as uninhabitable without “Compliance with all requirements in section 38-12-803,” and that rule has no length carve-out. The Division of Real Estate’s SB23-206 advisory says “A landlord breaches the warranty of habitability if the required disclosure is not made,” notes that the Real Estate Commission “has not promulgated a form,” and recommends “a form that is created by an attorney.” The City of Boulder publishes a sample tenant radon disclosure. Its warning text adds “who is certified and licensed,” which isn’t in the statute’s text.
• Landlord identity statement (38-12-801(2)). “A written rental agreement must include a statement indicating to the tenant the name and address of the person who is the landlord or the landlord’s authorized agent.” If that changes, the new landlord has one business day to give notice (see our buying/selling page). A P.O. box or a portal-only contact may not be “the address.” That’s our caution, not settled law.
• Source-of-income statement (801(2.5)), verified text. “(a) A written rental agreement must include a statement that section 24-34-502 (1) prohibits source of income discrimination and requires a non-exempt landlord to accept any lawful and verifiable source of money paid directly, indirectly, or on behalf of a person, including income derived from any lawful profession or occupation and income or rental payments derived from any government or private assistance, grant, or loan program. (b) This subsection (2.5) does not apply to a landlord with five or fewer single-family rental homes and no more than five total rental units including any single-family homes.” Added by HB 23-1120 (effective June 6, 2023). Note: (2.5)(b) exempts small landlords from the lease statement. It doesn’t say whether they’re exempt from 24-34-502 itself, which we didn’t research. Including the statement anyway costs nothing.
• Copy within seven days (801(1)). The landlord must give the tenant a copy signed by both parties “no later than the seventh day after the tenant has signed the agreement.” An electronic copy is fine “unless the tenant requests a paper copy.” Countersigning late in the portal can make you miss this.
• Habitability statements, every lease since Jan 1, 2025 (38-12-505(3)(c)–(e)). (c) “every rental agreement … must include a statement in at least twelve-point, bold-faced type” that every tenant is entitled to safe and healthy housing under Colorado’s warranty of habitability, and that a landlord may not retaliate for reporting unsafe conditions, requesting repairs, or seeking that right. (d) a statement “in English and Spanish and in at least twelve-point, bold-faced type” giving a mailing or delivery address and an email address or online portal where a tenant can send written notice of an uninhabitable condition. (e) “If a landlord provides a tenant with an online tenant portal or platform, the landlord must post in a conspicuous place in the online tenant portal or platform” the same bilingual statement. That last one is a software requirement. We found no documented pinned-notice field in any of the three tools for it (details below).
• Habitability context. 38-12-503 says the landlord warrants the premises fit for habitation “at the inception of the tenant’s occupancy.” Under 503(5), the landlord keeps habitability notices and records for the whole tenancy “and for at least three years thereafter.” Under 503(12), mold associated with dampness triggers specific remediation steps. Colorado has no general mold disclosure statute that we found. Mold is a habitability duty, though TurboTenant lists “certain mold” disclosures as property-specific in some locations.
• Bed bugs: disclose on request, not by default (38-12-1005). “A landlord shall not offer for rent a dwelling unit that the landlord knows or reasonably suspects to contain bed bugs.” “Upon request from a prospective tenant,” the landlord must disclose whether the unit had bed bugs “within the previous eight months,” and on request, the last date it was inspected and found free. This is a records duty more than a lease clause. Keep pest-control invoices where you can find them.
• Other Colorado items that end up in addenda. If you restrict portable cooling devices, you must disclose the restrictions in writing and give cooling-space information (505(7)(c)). If you split utilities by ratio (RUBS), the allocation method must be “clearly and conspicuously” disclosed “in a tenant’s rental agreement or an addendum” (6-1-737(4.5)(a)(IV), from HB 25-1090 effective Jan 1, 2026, amended by HB 26-1013). 6-1-737 also requires total-price disclosure and limits fees, which matters for move-in fee lines. For prohibited clauses (801(3)), such as one-way attorney fees, jury-trial waivers, and calling fees “rent,” see our late fees and utility billing pages.

• Assemble the packet outside RentRedi. Your state lease (attorney or purchased form) with the 801(2) identity statement, the 801(2.5) statement, and both 505(3) statements in 12-point bold, English and Spanish where required. Then the EPA lessor form, the EPA pamphlet, the radon disclosure, and the CDPHE brochure.
• Pre-complete the forms. Tenants sign with one checkbox, not page-by-page initials. Fill in the lessor choices (no knowledge, no reports) and the lessee acknowledgment text before uploading, so the single signature acknowledges a finished statement. The rule requires statements and dated signatures. Initials are just how EPA’s sample form collects the lessee’s choices. Whether a checkbox signature is enough is a question for counsel. If you’re unsure, wet-sign the lead form and upload the scan under Other Documents.
• Order: Signature Request #1 for the disclosures (one file per request, or merged into one PDF), wait until all tenants sign and you countersign, then Signature Request #2 for the lease. Each tenant must finish before you can countersign, so start early enough to meet the 801(1) seven-day copy rule.
• Pamphlet and brochure: these are receive-only documents. Share them as Other Documents (tenant-visible) and include them in the signed disclosure PDF so the acknowledgment covers them.
• Storage: signed leases can’t be deleted from the unit. For separately signed disclosures, export a copy to your own document vault anyway, since the help center doesn’t say they get the same protection.

• Builder inputs drive the output. TT says some disclosures “depend on the property information you provide.” A wrong year built or a skipped radon question can mean a missing disclosure. Before you finalize, use Preview My Lease and confirm each Colorado item from the nine-item list is actually in your lease.
• Attachments: add test reports, a mitigation-system description, and the CDPHE brochure under Provisions & Attachments. They’re appended to the lease PDF in upload order. Then add signature and date fields to each attachment during signature placement, because none are added automatically.
• Sequencing on Essentials: attachments ride in the same e-sign request as the lease, so the tenant gets the disclosures and the lease together. Federal and Colorado rules say “before” the tenant is obligated or signs. Putting the disclosures first in the PDF is a practical step, but it’s not a legal opinion that one packet is enough. If you want a separate disclosure signing beforehand, Pro’s uploaded-document e-sign or a wet-signed form does it.
• Advanced Editor risk: TT warns that returning to the Lease Builder after Advanced Editor changes “may remove your customizations,” and that significant edits “may affect the agreement’s compliance.” Don’t edit the disclosure language.
• After signing: you can’t add files to a fully signed lease. A missed disclosure needs an addendum, and for radon, the statute timing (“before signing”) is already blown. Don’t Delete Lease within three years of the lease start, because it removes the signed lease and documents.

• Template path (free): create the lease from the Colorado template. Local Assist adds “locally-required lease addendums, disclosures, and clauses” (2022 addendum article). Open every attachment before sending. The public Colorado template page doesn’t mention radon, source of income, or the bilingual statement, so confirm they appear in your generated lease.
• Adding your own: Avail says you can attach your own disclosures “for free.” Use this for radon test reports and the CDPHE brochure if they aren’t auto-attached.
• Custom wording: editing template clauses requires Unlimited Plus ($9/unit/mo). If you need different identity or notice-address wording than the template produces, either upgrade or upload your own lease (Dropbox Sign upload path, free). The upload path skips Local Assist.
• No edits to an active lease: “you cannot edit an active lease” (benefits article). Additions happen at turnover or renewal by cloning (Plus) or a new lease.
• Records: download the completed PDF with attachments to your own storage, since account closure deletes lease records per the third-party guide.

• Radon skipped on a 13-month lease: L uses an old lease with no radon disclosure, and T signs a 13-month term (Dec 1, 2026–Dec 31, 2027). Because the term is longer than one year, 803(3) lets T void and vacate. If T leaves after month 4, the remaining term is 9 × $1,850 = $16,650 of rent the lease no longer secures. That’s the scale of what’s at stake, not a damages calculation. On a 12-month term, the void remedy is off, but the unit is still “uninhabitable” under 505(1)(b)(XV) on our reading.
• Template year built left at the default: in a builder that asks for year built, the 1962 house is entered as 1985. No lead packet is generated. L has no 745.113 attachment to keep, and the gap only shows up at a dispute or EPA inquiry.
• RentRedi, everything in one PDF, initials blank: L uploads the EPA form unfilled. T’s checkbox signature acknowledges a form with blank (i)/(ii) choices. Pre-complete it or wet-sign it.
• TurboTenant Essentials, own radon PDF as a standalone request: the button isn’t there, because uploaded-document e-sign is a Pro feature. L sends the lease, attaches the radon form afterward, and T has already signed. Fix: attach it under Provisions & Attachments before sending, or upgrade, or wet-sign it first.
• Small-landlord shortcut misapplied: L reads “five or fewer” as “five or fewer houses” and drops the source-of-income statement. L has 2 houses plus 4 fourplex units = 6 total units, so the exemption doesn’t apply.
• Countersigned late: T signs Nov 19, L countersigns Dec 2. The signed copy reaches T 6 days after the Nov 26 deadline.
• Lease deleted in 2028: L cleans up a TT account and deletes the lease. The lead attachment is gone before Dec 1, 2029. Export before you delete or archive anything (document vault).

1. Year built: confirm it from the assessor or permits. Pre-1978 means the lead rule applies unless an exemption fits (0-bedroom, elderly/disabled housing, certified lead-free, ≤100 days with no renewal).
2. Lead packet: EPA lessor form (current “known” warning text), pamphlet, every available report including common areas. Lessor choices filled in.
3. Radon (Colorado): bold warning, everything you know (tests, reports, levels, mitigation, system documentation), CDPHE brochure, tenant signature. Use an attorney-reviewed form (DRE recommendation).
4. Lease statements (Colorado): landlord or agent name and address; source-of-income statement unless you meet both parts of the exemption; habitability/anti-retaliation statement in 12-pt bold; English + Spanish notice address and email or portal.
5. Situational addenda: RUBS allocation method (6-1-737(4.5)), portable-cooling restrictions (505(7)(c)), pets, HOA rules, and any local notices (Denver, per TurboTenant; verify locally).
6. Prohibited clauses: scan your lease against 801(3) before uploading. Vendor templates do this for you only if you don’t edit them.
7. Pick the path: vendor template (TT Essentials/Pro, Avail free) or your own lease (RR, TT Pro for e-sign, Avail free upload).
8. Preview the generated lease and tick off each item. Don’t assume “includes all mandatory disclosures” covers your situation.
9. E-consent: add a short statement (paper copy on request, how to withdraw consent, how to access and keep the files) to your first message or the packet, per EPA’s electronic-delivery guidance.
10. Sequence: disclosures signed before the lease. Use separate requests where your plan allows, and put disclosures first in the PDF where it doesn’t.
11. Fields: TT attachments need signature and date fields you place yourself. RR is a single checkbox, so pre-complete the forms.
12. Countersign fast: the Colorado copy is due within 7 days of the tenant’s signature. Paper copy if the tenant asks.
13. Portal statement: share the bilingual notice-address statement in the tenant portal (shared document) and in your welcome message (tenant notices).
14. Export and file: signed lease + disclosures + pamphlet/brochure + test reports → your own folder, kept at least 3 years from the lease start (lead). Colorado habitability records: the whole tenancy plus 3 years.
15. Calendar: renewal re-check (new lead information? new radon test?), and the radon 180-day mitigation clock whenever a professional reports 4 pCi/L or more (renewals).

Does RentRedi, TurboTenant, or Avail add the lead-based paint disclosure for me?

TurboTenant and Avail say their state templates add it when it applies, based on your property answers and location. RentRedi has no lease builder, so you upload the EPA form and pamphlet yourself. In every tool, if you upload your own lease, the vendor’s auto-disclosures don’t apply to it.

Does Colorado require a radon disclosure for rentals?

Yes. Under C.R.S. 38-12-803, before the lease is signed, the landlord gives a bold warning statement, everything it knows about radon testing and mitigation, and CDPHE’s brochure, and the tenant signs to acknowledge receipt. The tenant’s right to void the lease for non-compliance doesn’t apply to leases of one year or less on or after Jan 1, 2026. The habitability rule in 38-12-505 still references 803 compliance.

What is the Colorado source-of-income lease statement, and am I exempt?

38-12-801(2.5) requires a statement that 24-34-502(1) prohibits source-of-income discrimination and requires non-exempt landlords to accept lawful, verifiable income sources, including government or private assistance. The lease-statement requirement doesn’t apply to “a landlord with five or fewer single-family rental homes and no more than five total rental units.” Both limits have to be true.

Can the tenant sign the lead disclosure electronically?

EPA’s page contemplates electronic delivery, with consent and disclosures about paper copies, withdrawing consent, and record access. The rule itself requires the listed statements plus dated signatures. RentRedi’s single-checkbox signature works best on a pre-completed form. Have counsel confirm your setup.

Do I need new disclosures at renewal?

Federal lead: not if you already disclosed everything and have no new information (745.101(d)). Avail’s article says to re-notify at every renewal, which is cautious but not required. Colorado radon: the statute speaks of “before signing a lease agreement” and doesn’t address renewals, so re-disclosing is the low-risk choice. Colorado leases since Jan 1, 2025 need the 505(3) statements, so an old lease form carried into a renewal may be missing them.

How long do I keep the signed disclosures?

Lead: at least 3 years from the start of the lease (745.113(c)). Colorado habitability records: the whole tenancy and at least 3 years after (503(5)). Neither tool reminds you, so keep your own export.

Is mold or bed-bug history a required Colorado lease disclosure?

We found no general Colorado mold-disclosure statute. Mold is a habitability and remediation duty (503(12), 505(1)(a)). For bed bugs, you can’t rent a unit you know or reasonably suspect has them, and you must answer a prospective tenant’s request about the past 8 months and the last clean inspection (38-12-1005).

• Want the vendor to assemble disclosures: TurboTenant Essentials (named Colorado list, Forms Pack lead form and pamphlet included) or Avail free (Local Assist). Preview either one against your list.
• Want disclosures signed separately and first: RentRedi (one Signature Request per document) or Avail upload e-sign (free). TurboTenant needs Pro for standalone uploads.
• Using an attorney lease: RentRedi or Avail upload paths cost nothing extra for e-sign. On TurboTenant, that’s Pro.
• Any tool: none of them reminds you about the 3-year lead retention, the radon 180-day mitigation clock, or the Colorado portal posting. Those go on your calendar.

• Avail: the support article on creating a lease rendered as an empty JavaScript shell. Local Assist behavior comes from marketing pages, 2022 education articles, and a search-index summary, including the claim that you can remove or add attachments. Its Colorado template page doesn’t list radon, source of income, or the bilingual statement. We don’t know whether the generated lease includes them.
• TurboTenant: the Colorado page cites 38-12-503 for the habitability statement, but we found the text in 38-12-505(3). It says the statement applies to agreements “entered into or renewed” on or after Jan 1, 2025, while the statute says “every rental agreement.” It doesn’t say whether the builder attaches the CDPHE brochure itself. The Denver handbook item wasn’t independently verified.
• RentRedi: help says Signature Request is a Grow/Pro feature, but pricing shows one plan. The $9.99 outside-form link is from a 2023 article, and we didn’t open the vendor or check its Colorado content. Whether separately signed disclosures are undeletable like signed leases isn’t stated.
• Federal: the eCFR web reader returned a CAPTCHA, so we read the text through eCFR’s versioner API. We didn’t verify current penalty amounts, HUD’s parallel 24 CFR 35 text (we relied on the EPA rule and EPA/HUD fact sheet), or the effective date of the 2024 “known” wording change.
• Colorado: statute text is from Justia’s 2025 C.R.S. (plus colorado.public.law for 801), and we didn’t check 2026 session changes beyond HB 26-1013’s note on 6-1-737. “Uninhabitable regardless of lease length,” “a single checkbox may suffice,” “renewals and radon,” and “a shared document is conspicuous” are our readings or open questions, not settled answers. The CDPHE brochure link on the CDPHE page didn’t resolve in our text fetch, so we link the page.
• Other states and cities: many add their own disclosures (TurboTenant’s 2023 lease guide lists California’s asbestos, flood-zone, prior-death, bed-bug, and others). This page doesn’t cover them.