2025 Fee Transparency Laws in the Rental Market & What to Watch in 2026

(For owners/operators: Not legal advice — consult your local counsel.)

Across the country, 2025 became a landmark year for rental-housing regulation—especially around the growing focus on “junk fees.” Legislators and regulators pushed for clearer, more accurate pricing, requiring landlords to be upfront about what renters will pay before they sign a lease.

For owners and operators, the legislative landscape has been mostly localized to state and local moves toward tighter regulation around what can and cannot be included in fee calculation for rental properties. 

2025: A Year of Change

States approached fee transparency differently, but a consistent theme emerged: rental listings and leases must provide a more complete and accurate picture of the total cost of renting a unit.

Colorado (HB 25‑1090)

Colorado adopted one of the most comprehensive frameworks, requiring all rental ads to display a true total price that includes mandatory fees. That total must be more prominent than any other pricing information.

The law also tightens rules on utilities and pass-through charges, limiting what operators can bill above the actual cost and capping certain fee increases during a lease term. In summary, the bill:

• Requires rental advertisements to present a total price that includes all mandatory fees.
• The all-in price must be displayed more prominently than any other pricingdisplayed amount.
• Limits what landlords can charge for utilities or third-party services—generally no more than the actual billed amount, plus a small allowable administrative amount.
• Caps increases in certain fees during a 12-month lease term.
• Effective January 1, 2026.
  

Connecticut (SB No. 3 (2025)

Connecticut’s new transparency statute aims for broad consumer protection across industries, housing included. It mandates that the total price — inclusive of required charges — be disclosed in advertising. Optional add-ons can be excluded from the displayed total, but only if the landlord provides clear notice and reveals costs before any agreement is signed.

• Requires all businesses—including housing providers—to advertise the total price, inclusive of all mandatory charges.
• Optional, tenant-selected add-on services can be excluded from the posted total, but the existence and amount must be disclosed clearly before leasing.
• Effective July 1, 2026.
  

Massachusetts (940 CMR 38.00)

Massachusetts strengthened consumer pricing rules by requiring businesses, including landlords, to present total pricing and fully disclose the nature, purpose, and amount of any included fees in rental advertising. If any fees disclosed are optional or waivable, that fact must be disclosed to the consumer, along with  instructions on how renters can avoid those optional fees.

• Applies to any business that advertises pricing, including landlords.
• Rent must be advertised as a total price, including all imposed fees, both mandatory and optional, which must be disclosed clearly and prominently.
• Optional fees must be paired with information on how renters may avoid them.
• Effective September 2, 2025.

Virginia (HB 2430)

Virginia’s approach focuses on the lease itself. New rules require that the first page of every rental agreement include an itemized breakdown of rent, deposits, and every upfront or early-term fee a tenant will owe. The state aims to eliminate situations where tenants discover additional charges only after signing.

• The bill rRequires the first page of every residential lease to include an itemized list of:
  
  • Security deposits
    
  • Rent amount per period
    
  • One-time charges due before move-in or in the first rental payment
    
• Effective July 1, 2025.

What to Watch for in 2026

1. Federal regulatory movement

With so many states enacting fee-transparency laws, the Federal Trade Commission (FTC) and other federal agencies are likely to continue moving on cross-jurisdiction rules around “junk fees” and hidden charges.

Bills like the "Junk Fee Prevention Act" and the "Health Care PRICE Transparency Act" have been introduced in the House and Senate in the current (119th) Congress (2025-2026). While some aspects of these proposals are being addressed through agency rules (like the FTC rule), a comprehensive, overarching federal law covering all types of consumer fees across different sectors would require passage by both chambers and the President's signature.

2. Local (city/county) level adoption

Even if states have some rules, municipalities may adopt stricter local standards on things like amenity fees, parking/trash/access fees, portal, and application fees. Operators with properties across multiple jurisdictions should track both state and local proposals.

3. Enforcement focus and tenant-rights litigation

With new laws in effect, expect increased regulatory enforcement (state AGs, tenant protection groups) and potentially class-action exposure around alleged non-disclosure of fees. That makes ongoing auditing and compliance processes important.

Entrata is here to help 

Entrata provides a variety of tools that help customers comply with these emerging fee transparency standards. The Entrata platform also enables third-party vendors to integrate with Entrata and access customers’ fee transparency data where appropriate. For more information, please visit entrata.com/fee-transparency.

For additional details on new laws and regulations related to fee transparency, please visit the Compliance Center (Entrata login required). This resource is available to all clients and will be continuously updated to reflect new legal developments in the multifamily industry in 2026.

In Summary

Looking ahead to 2026, the trend suggests further adoption by other states of fee disclosure laws and regulations, potentially with greater federal participation, and additional enforcement risk. Those who proactively adapt their policies, processes, and disclosures will be better positioned — both to protect themselves and to create a better resident experience.

For further assistance or information regarding Entrata’s approach to fee transparency changes please reach out to your Entrata representative.