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.
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.
Substantial violations affecting health/safety may have shorter cure periods. Repeated violations may allow for termination without cure opportunity.
Sheriff, private process server, or any person over 18 not party to the action.
Denver County has significant backlogs. Continuances common.
Sheriff executes writ of restitution. Landlord changes locks after.
Landlord must store property for 30 days if value over $500. Must provide written notice. Items under $500 can be disposed after reasonable notice.
Must return within 30 days (60 if stated in lease) with itemized statement. Failure results in treble damages.
Late fee cap enacted in 2019. Cannot charge until rent is at least 10 days late per HB 24-1098 (2024).
State preempted local rent control but 2024 legislation has created some tenant protections. No traditional rent caps.
Denver has additional tenant protection ordinances including right to counsel in eviction proceedings.
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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
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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.
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.
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.
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.
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.
Tenants in Colorado may raise various defenses to fight an eviction, including:
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.
Denver has enacted additional tenant protections beyond state law. Key requirements include:
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 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.
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