El Paso County is Colorado’s most populous county, home to approximately 752,000 residents across 2,158 square miles at the base of Pikes Peak along the Front Range. The county seat, Colorado Springs, is Colorado’s second-largest city with approximately 499,000 residents and is the dominant economic, cultural, and military center of southern Colorado. Founded in 1871 by General William Jackson Palmer as a planned resort community for health seekers attracted by the region’s dry, high-altitude climate, Colorado Springs has evolved into one of the most militarily significant communities in the United States. The county hosts five major military installations: Fort Carson (U.S. Army), the United States Air Force Academy, Peterson Space Force Base, Schriever Space Force Base, and the Cheyenne Mountain Space Force Station (home to NORAD). Fort Carson alone generates an economic impact exceeding $2 billion annually and employs more than 8,000 civilians in addition to its active-duty military population. These installations collectively make the military the county’s dominant economic sector and the most defining force in its rental market.
All landlord-tenant matters in El Paso County are governed by Colorado Revised Statutes (CRS) Title 38, Article 12, including the landmark 2024 reforms: HB 24-1098 (just-cause eviction, effective April 19, 2024) and SB 24-094 (habitability, effective May 3, 2024). Colorado has no statewide rent control. The county’s median property value is $461,000 (2024), median household income approximately $84,818 in Colorado Springs, and 15.9% of the population lives with severe housing problems. The rental market is defined by military BAH (Basic Allowance for Housing) dynamics, a steady pipeline of PCS (Permanent Change of Station) military families, and a growing defense/aerospace tech sector. Evictions are filed in El Paso County District Court or County Court depending on the amount at issue.
SB 24-094: 72hr begin remedial action; 24hr life-safety
Late Fee Grace Period
7 days; max $50 or 5% past-due rent
Security Deposit Return
30 days; triple damages for wrongful withholding
Court
El Paso County District / County Court — Colorado Springs
HB 25-1249
Security deposit cap: 1 month’s rent (effective Jan 1, 2026)
El Paso County Landlord Rules & Colorado Law
Key provisions of CRS Title 38 and El Paso County-specific considerations for landlords in the Colorado Springs area
Category
Details
Military BAH & the PCS Rental Market
El Paso County’s rental market is more heavily shaped by military Basic Allowance for Housing (BAH) than any other county in Colorado. With five major military installations generating tens of thousands of active-duty personnel and their families, BAH rates function as an effective market floor for rental pricing in the Colorado Springs area. Military tenants receive BAH at the E-5 with dependents rate or higher, typically providing $1,500–$2,200+/month in housing allowance depending on rank and dependency status. This creates consistent, government-funded rental demand that is largely recession-resistant. PCS (Permanent Change of Station) moves generate a continuous cycle of move-in and move-out activity — typically May–August — producing predictable seasonal demand spikes. Landlords who understand the PCS cycle, market to military families, accept LES (Leave and Earnings Statements) as income verification, and offer lease terms flexible enough to accommodate PCS orders will access one of Colorado’s most reliable tenant populations.
SCRA — Servicemembers Civil Relief Act
Federal law — the Servicemembers Civil Relief Act (SCRA) — grants active-duty military tenants special lease termination rights that override Colorado state law and any lease provisions to the contrary. A military tenant who receives PCS orders or deployment orders for 90+ days may terminate a lease by providing written notice and a copy of their orders, with the termination effective 30 days after the next rent due date. Landlords cannot charge early termination fees in these circumstances. El Paso County’s volume of active-duty tenants makes SCRA compliance a near-certainty rather than a rare edge case — every lease here should include a SCRA clause and every landlord should understand these termination rights before renting to military personnel. Note that SCRA termination rights are a federal floor; Colorado law does not reduce these protections.
Just-Cause Eviction (HB 24-1098)
Effective April 19, 2024. Landlords must have cause to evict or non-renew residential tenants who have occupied a unit for 12 or more months. No-fault non-renewals require 90 days’ written notice. Valid causes include: nonpayment of rent, material lease violations, criminal activity, nuisance, landlord/family member occupancy, sale, substantial renovation, or withdrawal from market. Exemptions: owner-occupied SFH/duplex/triplex, sub-12-month tenancies, STRs, employer housing. In the context of the PCS cycle, this law interacts importantly with military leases: a tenant who has been at a property for 12+ months and does not receive PCS orders cannot simply be non-renewed without 90-day notice and a qualifying cause. Plan lease terms carefully to align with typical PCS cycles if turnover predictability is a priority.
Habitability (SB 24-094) & Colorado Climate
Effective May 3, 2024. Landlords must begin remedial action within 72 hours of written notice of uninhabitable conditions, and within 24 hours for life-safety issues. Colorado Springs sits at 6,035 feet elevation with significant temperature swings — summer afternoons can hit 95°F while nights drop to 50°F, and winter temperatures regularly dip below 0°F. Heating system failures are 24-hour life-safety obligations. The county’s frequent severe weather (including hail, which is one of the most costly repair issues for rental properties along the Front Range) means roofing and exterior maintenance require regular inspection. HVAC systems must handle both heating and cooling loads. Military tenants are accustomed to maintenance being addressed promptly — failing to meet SB 24-094 timelines can generate formal complaints and the $20,000-per-violation penalty exposure.
Security Deposits & HB 25-1249
Effective January 1, 2026, HB 25-1249 caps security deposits at one month’s rent and allows tenants to pay deposits in installments over six months. Return within 30 days (60 days if agreed in writing); itemized statement required for any deductions. Triple damages for wrongful withholding. In El Paso County’s market, where a three-bedroom rental near Fort Carson might rent for $2,000–$2,800/month, the one-month cap is a meaningful constraint compared to prior practice. Thorough move-in documentation — written condition report, photographs, video walkthrough — is essential to support any deductions.
Defense/Aerospace Tech Sector Growth
Beyond the direct military installations, El Paso County has developed a significant defense and aerospace technology industry cluster. Companies including Lockheed Martin, Boeing, General Dynamics, L3Harris, and numerous smaller defense contractors have operations in the Colorado Springs area, drawn by the proximity to the Space Force bases and the concentration of cleared personnel. This tech-defense sector brings a professional, high-income civilian tenant population: contractors typically earn $80,000–$150,000+ annually, carry security clearances, and tend toward stable, long-term tenancies in quality housing. The US Olympic & Paralympic Committee (USOPC) and the Olympic Training Center are also headquartered in Colorado Springs, adding another layer of professional employment.
Colorado Springs Rental Licensing
The City of Colorado Springs has explored residential rental licensing in recent years but as of 2026 has not implemented a citywide mandatory rental registration program. Landlords should verify current city requirements with the City of Colorado Springs. Unincorporated El Paso County does not require residential rental licensing. STR operators within Colorado Springs should verify current STR licensing and short-term rental regulations with the city, as the regulatory environment has evolved in recent years. Late fees: 7-day grace period; maximum $50 or 5% of past-due rent. One rent increase per 12-month period maximum under Colorado law.
CRS Title 38, Article 12 — statutes, procedures, and landlord rights applicable in El Paso County
⚡ Quick Overview
10
Days Notice (Nonpayment)
10
Days Notice (Violation)
30-50
Avg Total Days
$85
Filing Fee (Approx)
💰 Nonpayment of Rent
Notice Type10-Day Demand for Compliance or Possession
Notice Period10 days
Tenant Can Cure?Yes
Days to Hearing7-14 days
Days to Writ48 hours after judgment days
Total Estimated Timeline30-50 days
Total Estimated Cost$150-$500
⚠️ Watch Out
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.
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.
⚠️ Disclaimer: This page provides general information about Colorado eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Colorado attorney or local legal aid organization.
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Colorado’s most populous county (~752,000). Home to Pikes Peak (14,115 ft), inspiration for America the Beautiful. Five military installations. Fort Carson: $2B+ annual economic impact, 8,000+ civilian jobs. NORAD at Cheyenne Mountain. USAFA trains 4,000+ cadets annually. Colorado Springs founded 1871 by Gen. William Jackson Palmer. The Broadmoor resort opened 1918. Garden of the Gods. US Olympic & Paralympic Committee HQ.
El Paso County
Military Landlord Essentials
Know SCRA before you rent to military: active-duty tenants can terminate a lease on 30 days’ notice with PCS or deployment orders — no penalty, no exceptions. Accept LES (Leave and Earnings Statements) as income verification. Understand BAH rates by rank to price competitively. Offer lease start dates in May–August to align with PCS season. For civilian tenants: defense contractors, USOPC staff, and healthcare workers at UCHealth/Memorial are your most stable long-term profiles.
A Landlord’s Guide to Renting in El Paso County, Colorado
El Paso County is Colorado’s most populous county and the state’s most militarized, and these two facts are not unrelated. The county’s growth from William Jackson Palmer’s 1871 resort community to a metropolitan area of 752,000 residents has been driven largely by the accumulation of military and defense infrastructure that makes Colorado Springs the most significant national security hub between the coasts. For landlords, this military foundation is the single most important fact about the El Paso County rental market — more important than the median income, the vacancy rate, or any policy variable — because it determines the character, stability, and behavior of the dominant tenant population.
The Five Installations and Their Rental Market Impact
Fort Carson, the “Mountain Post” south of Colorado Springs, is the county’s largest single-site employer. Home to the 4th Infantry Division, Fort Carson generates an economic impact exceeding $2 billion annually and employs more than 8,000 civilians in addition to its active-duty soldiers and families. The installation’s housing demand alone — including the on-post family housing that can’t accommodate all personnel — drives significant off-post rental demand in Fountain, Security-Widefield, and the southern Colorado Springs neighborhoods within reasonable commuting distance of the post gates.
The United States Air Force Academy, immediately north of Colorado Springs, trains more than 4,000 cadets annually and houses an extensive faculty and staff community. Peterson Space Force Base, sharing runways with the Colorado Springs Municipal Airport, is home to NORAD, U.S. Northern Command, and the Space Force’s 21st Space Wing — making it a hub for some of the most strategically significant space and aerospace defense operations in the world. Schriever Space Force Base, 10 miles east of Colorado Springs, operates satellite command-and-control for over 170 DoD warning, navigation, and communication satellites. Cheyenne Mountain Space Force Station, carved into the granite of Cheyenne Mountain in the 1960s, hosts NORAD’s operational command center — the facility designed to survive a nuclear strike.
Together, these five installations create a rental market characterized by BAH-funded demand that is largely government-guaranteed. Military tenants don’t lose their housing allowance in recessions. They don’t get laid off. Their income verification is the cleanest and most reliable of any tenant category — the Leave and Earnings Statement (LES) is a comprehensive, verifiable government document. For landlords, building a portfolio that targets military families is one of the most risk-managed approaches available in the Colorado rental market.
Pikes Peak, America the Beautiful, and the Tourism Economy
Pikes Peak — the 14,115-foot summit that Katharine Lee Bates ascended in 1893 and which inspired her poem “America the Beautiful” — is the county’s most iconic landmark and a significant driver of tourism revenue. The Pikes Peak Highway, the Cog Railway, and the summit visitor center attract hundreds of thousands of visitors annually. Garden of the Gods, the 1,300-acre public park of dramatic red sandstone formations within the city of Colorado Springs, is one of the most visited natural attractions in Colorado. The Broadmoor, a Forbes Five-Star resort opened in 1918 on the foothills of Cheyenne Mountain, is the county’s luxury hospitality anchor. Manitou Springs, an artsy incorporated town at the base of the mountain with its own mineral springs, historic district, and Pikes Peak Cog Railway station, represents a distinctly different community character from the rest of the county — bohemian, tourist-oriented, and with its own tight rental market driven by service industry workers and artists.
SCRA: The Most Important Law for El Paso County Landlords
No landlord in El Paso County should rent to an active-duty military tenant without understanding the Servicemembers Civil Relief Act. Federal SCRA law grants military tenants the right to terminate a lease with 30 days’ written notice after receiving qualifying PCS orders or deployment orders for 90 or more days. The landlord cannot charge an early termination fee in these circumstances, cannot retain the security deposit as compensation for early departure, and cannot take adverse action against the tenant for exercising SCRA rights. This is federal law and it supersedes any lease provision or Colorado state law to the contrary. In El Paso County, where tens of thousands of tenants are active-duty military, SCRA terminations are a routine operational reality rather than a rare exception. Landlords should price this into their vacancy planning, understand the process, and draft leases that acknowledge SCRA rights explicitly.
El Paso County landlord-tenant matters are governed by CRS Title 38, Article 12. Just-cause eviction (HB 24-1098): 90-day no-fault non-renewal notice; exemptions for owner-occupied SFH/duplex/triplex, sub-12-month tenancies, STRs, and employer housing. Habitability (SB 24-094): 72-hour begin remedial action; 24-hour for life-safety. Late fees: 7-day grace; max $50 or 5% of past-due rent. Security deposits: HB 25-1249 caps at 1 month’s rent effective January 1, 2026; return within 30 days; triple damages for wrongful withholding. SCRA: federal law grants active-duty military tenants lease termination rights on 30 days’ notice with qualifying orders — no penalty permitted. No statewide rent control. One rent increase per 12-month period maximum. Evictions filed in El Paso County Court. Consult a licensed Colorado attorney before taking legal action. Last updated: April 2026.
Disclaimer: This page provides general information about landlord-tenant law in El Paso County, Colorado and is not legal advice. Laws change frequently, particularly given recent Colorado legislative activity. Always verify current requirements with a licensed Colorado attorney before taking legal action. SCRA rights are governed by federal law and are not subject to modification by state law or lease agreement. Last updated: April 2026.
