🏛️ Courthouse Information and Locations for Colorado
Colorado Eviction Laws: Notice Requirements, Process, and Timelines
Colorado handles evictions through County Court using a process called Forcible Entry and Detainer (FED). Landlords must provide a 10-day notice for nonpayment of rent, giving tenants the right to cure by paying in full. Lease violations require a 10-day notice to cure as well. While Colorado has become more tenant-protective in recent years with new legislation around notice requirements and fee limitations, the process remains relatively straightforward compared to coastal states. Below you’ll find the key details every Colorado landlord needs to know.
Colorado Eviction Laws
Comprehensive guide to Colorado's eviction process, including notice requirements, timelines, court procedures, costs, tenant protections, and landlord rights. Cases are typically filed in County Court.
⚡ Quick Overview
💰 Nonpayment of Rent
HB 24-1098 (2024) increased notice period from 3 to 10 days for nonpayment. Tenant can cure by paying full rent owed. Late fees cannot be charged during the 10-day period. Landlord must accept partial payment if offered during notice period in some cases.
📋 Lease Violation
Substantial violations affecting health/safety may have shorter cure periods. Repeated violations may allow for termination without cure opportunity.
📬 Service of Process
Sheriff, private process server, or any person over 18 not party to the action.
🏛️ Court & Legal Information
Denver County has significant backlogs. Continuances common.
⚖️ Appeals & Post-Judgment
Sheriff executes writ of restitution. Landlord changes locks after.
📦 Tenant Property & Abandonment
Landlord must store property for 30 days if value over $500. Must provide written notice. Items under $500 can be disposed after reasonable notice.
🏦 Security Deposits
Must return within 30 days (60 if stated in lease) with itemized statement. Failure results in treble damages.
💵 Late Fees
Late fee cap enacted in 2019. Cannot charge until rent is at least 10 days late per HB 24-1098 (2024).
🛡️ Tenant Protections
State preempted local rent control but 2024 legislation has created some tenant protections. No traditional rent caps.
🏙️ Local Overrides & City-Specific Rules
Denver has additional tenant protection ordinances including right to counsel in eviction proceedings.
Underground Landlord📝 Colorado Eviction Process (Overview)
- Serve the required notice based on the eviction reason (nonpayment or lease violation).
- Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
- File an eviction case with the County Court. Pay the filing fee (~$85).
- Tenant is served with a summons and has the opportunity to respond.
- Attend the court hearing and present your case.
- If you prevail, obtain a writ of possession from the court.
- Law enforcement executes the writ and removes the tenant if necessary.
🏛️ Courthouse Information and Locations for Colorado
📊 Data Confidence
ℹ️ Filing fees are approximate and may change - verify with local court clerk before filing | ℹ️ Eviction timelines are estimates - actual duration varies by county caseload, tenant response, and case complexity
Underground Landlord
Colorado Evictions: Complete Landlord Guide (Updated January 2026)
Disclaimer: This article provides general information for educational purposes only and is not legal advice. Eviction procedures can vary by county, and Colorado law has seen significant changes in recent years. Consult a qualified Colorado landlord-tenant attorney or local court clerk for guidance on your specific situation.
Overview: How Evictions Work in Colorado
Colorado evictions are handled through a legal process called “Forcible Entry and Detainer” (FED), filed in County Court. The process is relatively straightforward compared to some states, but Colorado has enacted several tenant protection laws in recent years that landlords must carefully follow. The state now requires “just cause” for most evictions, meaning landlords cannot simply refuse to renew a lease without a legally valid reason.
Colorado law strictly prohibits self-help evictions. Landlords cannot change locks, shut off utilities, remove doors, or physically remove a tenant’s belongings without a court order. Only after a judge issues a Writ of Restitution can the county sheriff lawfully remove a tenant from the property. Violations of this rule can result in significant liability for the landlord.
Colorado Eviction Notice Requirements
The type and length of notice required depends on the reason for eviction. Colorado uses specific state forms (JDF series) that landlords should use to ensure compliance.
- Nonpayment of rent (10-day demand for compliance): When rent is unpaid, the landlord must serve a written notice giving the tenant 10 business days to pay the full amount owed (including any applicable late fees stated in the lease) or vacate. This is often called a “10-day demand.” If the tenant pays in full within this period, the eviction must stop.
- Lease violations (10-day notice to cure or quit): For curable violations such as unauthorized pets, excess occupants, or other lease breaches, the landlord must give the tenant 10 days to correct the problem or move out. If the tenant cures the violation, the landlord cannot proceed with eviction for that issue.
- Substantial or repeat violations (3-day notice): For severe violations that cannot be cured, or for repeated violations of the same lease term, landlords may serve a 3-day notice requiring the tenant to vacate without an opportunity to cure.
- Criminal or dangerous activity: For illegal activity, violence, or conduct that threatens the health and safety of others, landlords may proceed with a shortened notice period or, in extreme cases, seek expedited court action.
- End of lease term: Colorado now requires just cause to terminate most tenancies. Landlords generally cannot simply refuse to renew a lease without a valid legal reason. For month-to-month tenancies being terminated for cause, proper notice must be given based on the violation type.
- Subsidized housing tenants: Tenants receiving certain government assistance (SSI, SSDI, or Colorado Works cash assistance) may have additional protections, including mandatory mediation before eviction can proceed.
All notices must be in writing, clearly state the reason for eviction and the amount owed (if applicable), and be properly served—either personally, by posting on the door and mailing, or through other methods allowed by law.
Colorado Eviction Process Timeline
Step 1 – Serve the proper notice. The landlord delivers the correct written notice using the appropriate Colorado Judicial Department form (JDF 99 A for Demand for Compliance, JDF 99 B for Notice to Terminate Tenancy, or JDF 99 C for No Fault Eviction). Keep proof of how and when the notice was served.
Step 2 – File a Forcible Entry and Detainer complaint. If the tenant does not comply with the notice within the required timeframe, the landlord files an Eviction Complaint (JDF 101) and Eviction Summons (JDF 102) with the County Court where the property is located. Filing fees typically range from $85 to $135 depending on the county. A copy of the lease and the notice served on the tenant must be attached.
Step 3 – Serve the summons and complaint. The tenant must be formally served with the court papers at least 7 days before the court date. Service can be completed by a sheriff’s deputy, private process server, or any adult over 18 who is not involved in the case. The server must complete an Affidavit of Service (JDF 98).
Step 4 – Court hearing. The court schedules a hearing, typically within 7 to 14 days of filing. If the tenant files an Answer (JDF 103) and pays the required $92 answer fee, a contested hearing will be held. Both parties present evidence and arguments. If the tenant does not appear or respond, the landlord can request a default judgment.
Step 5 – Judgment. If the landlord proves grounds for eviction, the court enters a judgment for possession and may award monetary damages for unpaid rent. The court then issues a Writ of Restitution (JDF 109).
Step 6 – Writ of Restitution and sheriff removal. The Writ of Restitution cannot be issued until at least 48 hours after judgment is entered, giving the tenant time to vacate voluntarily. If the tenant remains, the landlord takes the writ to the sheriff’s office and schedules a time for forcible removal. Only the sheriff can physically remove the tenant—landlords cannot do this themselves.
Tenant Defenses and Common Landlord Mistakes
Tenants in Colorado may raise various defenses to fight an eviction, including:
- Improper notice (wrong form, insufficient time, defective service)
- Landlord failed to maintain the property in habitable condition
- Retaliation for tenant exercising legal rights (reporting code violations, organizing tenants)
- Discrimination based on protected class
- Landlord accepted rent after serving termination notice
- Lack of just cause for termination under current Colorado law
- Failure to complete mandatory mediation (for tenants receiving certain benefits)
Common landlord mistakes include using outdated notice forms, failing to include all required information on the notice, improper service methods, and proceeding without just cause. Denver and Boulder have additional local requirements that landlords must follow.
Special Rules for Denver
Denver has enacted additional tenant protections beyond state law. Key requirements include:
- Landlords must provide tenants with a Tenant Rights and Resources Notice when serving an eviction notice
- Mandatory mediation before eviction for tenants receiving SSI, SSDI, or Colorado Works benefits
- Restrictions on landlord inquiries about immigration status
- Additional habitability requirements under the Denver Housing Code
Abandoned Property Rules
Colorado has specific rules for handling tenant belongings left behind after an eviction. If the tenant was forcibly removed by the sheriff, the landlord must contact the tenant and give them 15 days to retrieve their belongings. If the tenant voluntarily abandoned the property, the landlord must wait 30 days before disposing of or storing the items.
Colorado Eviction Landscape (Late 2025–January 2026)
Colorado has seen significant legislative changes in recent years aimed at increasing tenant protections and slowing the eviction process. The state now requires just cause for most residential evictions, and several cities (particularly Denver and Boulder) have enacted additional local protections.
Post-pandemic, eviction filings have returned to more typical levels, but courts continue to apply heightened scrutiny to landlord compliance with notice requirements and just cause standards. Rising housing costs along the Front Range corridor continue to put pressure on tenants and contribute to eviction activity. While most emergency rental assistance programs have ended, some local organizations still offer limited assistance and mediation services.
Best Practices for Colorado Landlords
- Use the current Colorado Judicial Department forms (JDF series) for all notices and court filings.
- Ensure you have a valid just cause reason before proceeding with any eviction.
- Serve notices properly and keep detailed proof of service.
- Keep accurate rent ledgers showing all payments received and amounts owed.
- Document lease violations with dated photos, written communications, and witness statements.
- Check for local ordinances in Denver, Boulder, and other cities that may impose additional requirements.
- Do not accept rent after serving a termination notice unless you intend to cancel the eviction.
- Never attempt a self-help eviction—always go through the court process.
- Budget for the 48-hour minimum wait after judgment before the writ can be issued.
Quick Reference: Colorado Eviction Rules
- Nonpayment of rent: 10-day demand for compliance (business days)
- Curable lease violations: 10-day notice to cure or quit
- Substantial/repeat violations: 3-day notice
- Tenant must be served: At least 7 days before court date
- Filing fees: $85–$135 (varies by county)
- Answer fee (tenant): $92
- Time to vacate after judgment: 48 hours minimum
- Removal: Sheriff only, with Writ of Restitution
- Abandoned property: 15 days (forcible removal) or 30 days (voluntary abandonment)