Free Colorado Bedbug Inspection Notice
Colorado bedbug inspection notice under C.R.S. 38-12-1004 (HB19-1328 Bed Bugs in Residential Premises Act). Landlords must inspect within 96 hours of tenant notice of suspected bedbugs. Reasonable written or electronic notice is required before entry.
Colorado HB19-1328 (codified at C.R.S. 38-12-1001 through 38-12-1007) requires landlords to inspect a residential unit by a qualified inspector within 96 hours of receiving tenant notice of a suspected bedbug infestation. C.R.S. 38-12-1004 requires the landlord to provide reasonable written or electronic notice before the landlord, qualified inspector, or pest control agent attempts to enter the unit. The tenant must not unreasonably deny access. If the inspection confirms bedbugs, the landlord must promptly inspect all contiguous units.
Colorado Bedbug Inspection Notice at a Glance
Statute
C.R.S. 38-12-1004
Inspect Within
96 Hours
Entry Notice
Reasonable
Costs
Landlord Pays
Colorado 96-Hour Inspection Rule
Under C.R.S. 38-12-1004, once the tenant has reported a suspected bedbug infestation, the landlord must inspect or have a qualified inspector inspect the unit within 96 hours. Before entry, the landlord must provide reasonable written or electronic notice. The tenant must not unreasonably deny access. If the inspection confirms bedbugs, all contiguous units must be inspected as promptly as reasonably practical.
How to Use the Colorado Bedbug Inspection Notice
Identify when the notice is required
Identify when the inspection notice is required: after the tenant has notified the landlord (in writing or electronically) of a suspected bedbug infestation. The 96-hour inspection clock begins on receipt of tenant notice.
Prepare the notice
Prepare the written or electronic notice of entry. Identify the property, the inspection date and time, and the qualified inspector or pest-control agent who will conduct the inspection.
Serve the notice
Deliver the notice via the contact method specified in the lease (email, electronic portal, or written). Allow reasonable time before entry; tenant must not unreasonably deny access.
Follow statutory timeline
Conduct the inspection within 96 hours of tenant notice. Use a qualified inspector as defined by C.R.S. 38-12-1001 (K-9 team, local health official, certified pest control operator, or qualified pest control supervisor or technician).
Document the process
If the inspection confirms bedbugs, promptly inspect all contiguous units (C.R.S. 38-12-1004(3)) and arrange treatment. Share findings with the tenant in writing. Maintain records.
Generate the Colorado Notice
Complete the fields below to generate a Colorado bedbug inspection notice. Service should comply with C.R.S. 38-12-1004 (reasonable written or electronic notice before entry); retain proof of delivery.
Purpose of this Colorado notice
This notice tells the tenant that the landlord, a qualified inspector, or pest control agent will enter the unit to inspect for bedbugs. Colorado law requires reasonable written or electronic notice before entry. The inspection itself must occur within 96 hours of the tenant report. The tenant must not unreasonably deny access.
1. Parties & Property
From (Landlord / Property Manager)
To (Tenant)
2. Inspection Details
3. Notice Content
4. Signature
About This Colorado Notice
Colorado HB19-1328 (codified at C.R.S. 38-12-1001 through 38-12-1007) is the Bed Bugs in Residential Premises Act. It imposes specific obligations on Colorado landlords and tenants. Tenants must promptly notify landlords in writing or electronically of a suspected bedbug infestation. Landlords must then inspect the unit by a qualified inspector within 96 hours of notice and provide reasonable written or electronic notice before entry under C.R.S. 38-12-1004. If the inspection confirms bedbugs, the landlord must promptly inspect all contiguous units. C.R.S. 38-12-1005 generally places inspection and treatment costs on the landlord, but a tenant who knowingly and unreasonably fails to comply with inspection or treatment may be liable for the cost of subsequent treatments. The Act also defines qualified inspector and electronic notice. Best practice: acknowledge tenant notice immediately, schedule inspection well within 96 hours, use a qualified inspector, give reasonable advance entry notice via the lease-specified contact method, inspect contiguous units after confirmation, share findings with the tenant, and retain records.
Colorado Statutory Requirements
- Statute: C.R.S. 38-12-1001 through 38-12-1007 (HB19-1328 Bed Bugs in Residential Premises Act)
- 96-hour rule: inspection must occur within 96 hours of tenant report
- Reasonable notice before entry (written or electronic per lease)
- Qualified inspector as defined by C.R.S. 38-12-1001
- Contiguous-unit inspection if bedbugs confirmed
- Cost generally landlord (C.R.S. 38-12-1005)
- Tenant cooperation required — cannot unreasonably deny access
Delivery Methods
- Personal delivery to the tenant
- Electronic notice — only to email/phone/portal specified in lease (HB19-1328)
- Hand-delivery at the premises
- Certified mail — provides proof but may not meet 96-hour timeline
- Posting on the premises door — less preferred
- Retain proof of delivery
Common Mistakes
- Missing the 96-hour inspection deadline
- Using a non-qualified inspector (must meet C.R.S. 38-12-1001 definition)
- Electronic notice to wrong address — must be the lease-specified contact
- Failing to inspect contiguous units after confirmation
- Not sharing findings with tenant
- Improperly charging tenant for inspection (generally landlord cost)
Best Practices
- Acknowledge tenant notice in writing immediately
- Schedule inspection within 96 hours — document the timeline
- Use a qualified inspector (K-9 team, certified pest control operator, etc.)
- Give reasonable advance entry notice via lease-specified method
- Inspect contiguous units promptly if bedbugs confirmed
- Share findings with tenant in writing
- Retain records — tenant notice, entry notice, inspection report
Bottom line
Colorado HB19-1328 requires landlords to inspect within 96 hours of tenant bedbug report (C.R.S. 38-12-1004). Reasonable written or electronic notice required before entry — via the lease-specified contact method. Use a qualified inspector. Inspect contiguous units if confirmed. Landlord generally pays costs unless tenant unreasonably refuses cooperation.
Frequently Asked Questions
When is a Colorado bedbug inspection notice required?
A Colorado bedbug inspection notice is required when the landlord, a qualified inspector, or pest control agent will enter a unit to inspect for bedbugs. C.R.S. 38-12-1004 requires reasonable written or electronic notice before entry. The 96-hour inspection clock begins when the tenant reports a suspected bedbug infestation.
What must the notice contain?
The notice must identify the property, the inspection date and time, and the qualified inspector or pest control agent who will conduct the inspection. The notice must be in writing or sent electronically to the email address, phone number, or electronic portal specified by the landlord in the rental agreement.
How must the notice be delivered?
Under HB19-1328, electronic notice must be sent to the email address, telephone number, or electronic portal specified by the landlord in the rental agreement. Personal delivery and certified mail are also permitted. The tenant should retain sufficient proof of delivery.
What are the landlord and tenant obligations?
Once the tenant has reported a suspected bedbug infestation, the landlord must inspect or have a qualified inspector inspect the unit within 96 hours. The landlord must provide reasonable written or electronic notice before entry. The tenant must not unreasonably deny access and must comply with reasonable measures for inspection and treatment.
Who pays for inspection and treatment?
C.R.S. 38-12-1005 generally places inspection and treatment costs on the landlord. However, a tenant who knowingly and unreasonably fails to comply with inspection and treatment requirements is liable for the cost of subsequent treatments if the need arises from the tenant noncompliance. Tenants are responsible for preparing the dwelling unit for inspection and treatment.
What are common mistakes?
Common mistakes include missing the 96-hour inspection deadline, using a non-qualified inspector (must meet C.R.S. 38-12-1001 definition), sending electronic notice to a non-lease-specified address, failing to inspect contiguous units after bedbug confirmation, not sharing findings with the tenant, and improperly charging the tenant for inspection.
Screen Colorado tenants thoroughly before move-in
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