Base Rent vs Total Rent in Denver, Colorado: What Renters Need to Know in 2026

Renting in Denver can be exciting but confusing.

One of the biggest questions for renters today is: What exactly am I paying for? Many listings show one number, but your real monthly housing cost might be much higher. The key to understanding your lease is knowing the difference between base rent and total rent, and in Colorado, recent laws have made this distinction even more important.

What Is Base Rent?

Base rent is the core amount you pay your landlord each month for the right to live in the unit. It’s the “starting number” in your lease: the fixed, minimum payment for occupancy before any add-ons.

  • Think of base rent as just the rent itself: the cost to rent the space.
  • It usually appears prominently in listings and your lease.
  • It does not include most utilities, amenities, or extra recurring charges.

For example, if an apartment lists its rent at $1,500/month, that’s likely the base rent, the price for the apartment itself. Everything else would be added on top if charged separately.

What Is Total Monthly Price?

Total rent, sometimes called “total price” in Denver due to recent state law, is the real monthly cost you’ll pay to live in the unit once all required mandatory costs are added to the base rent.

Starting January 1, 2026, Colorado’s Protections Against Deceptive Pricing Practices Act (HB25-1090) requires landlords to advertise a single total price that represents the full cost renters must pay each month.

This means:
Base monthly rent plus
Any recurring fees you must pay every month, such as required parking, trash, pest control, or technology packages;

It's not:
Variable utilities like electricity or gas (if billed by a third party);
Optional extras like storage, internet, or pet rent (if not mandatory).

In practice, your advertised “total monthly price” should show exactly what you’ll actually be billed each month for housing, not just the base rent.

Why Does the Distinction Matter?

  1. Transparency and Budgeting
    Before recent law changes, many Denver rentals showed a low base rent, only to surprise tenants later with mandatory fees that made the true monthly cost much higher. Now the law and rental platforms (like Zillow’s Total Price feature) force landlords to show the full monthly cost upfront.This helps renters:

    • Know what their real housing cost will be before applying,
    • Avoid “junk fees” and hidden add-ons,
    • Compare listings more accurately.

     

  2. Avoiding Surprises in Your Lease
    Some Denver leases used to include recurring fees in fine print (like valet trash or admin technology packages) that weren’t shown in the advertised rent. With the new rules, those recurring mandatory fees must be rolled into the total price, or clearly disclosed.

Example: Base Rent vs Total Rent Breakdown

Suppose a Denver listing shows:

  • Base Rent: $1,700
  • Required Parking Fee: $50
  • Trash & Recycling Fee: $30
  • Optional Storage: $25 (not required)

Under Colorado’s pricing rules:

  • Total Rent: $1,780 ($1,700 + $50 + $30), this is the monthly amount you must pay and that must be advertised.
  • Optional storage is not included in total rent unless you choose it.

Tips for Denver Renters

  • Always ask for the total monthly cost, not just the base rent.
  • Get a fee breakdown in writing to understand what’s required vs optional.
  • Know your utilities, electricity, gas, and other usage-based services usually aren’t part of total rent.
  • Check lease language carefully, some leases may still list fees as “additional rent,” but they must now be disclosed clearly.

Conclusion

In Denver’s dynamic rental market, the base rent is just the starting point. The total rent, now regulated by Colorado law, reflects the real monthly cost you’ll commit to under your lease. By understanding the difference and reviewing fee disclosures carefully, you’ll be better prepared to choose a rental that fits both your needs and your budget