Landlord-Tenant Law in Kit Carson County, Colorado
Kit Carson County covers 2,162 square miles of the High Plains in eastern Colorado, bordering Kansas to the east and sitting astride Interstate 70 at the state line. With approximately 7,000 residents, it is the 43rd most populous of Colorado’s 64 counties and one of the state’s most productive agricultural counties, with farming and ranching anchoring an economy supplemented by I-70 corridor commerce, healthcare, education, and oil and gas. The county seat is Burlington (~3,170), a small city where grain elevators, farm equipment dealers, and I-70 travel services form the economic core. Kit Carson County was established in 1889 and named for Christopher “Kit” Carson, the legendary American frontiersman, fur trapper, and Army scout. Burlington sits on the high shortgrass plains at roughly 4,163 feet elevation — flat, wind-swept, and agriculturally rich in the years that the Ogallala Aquifer cooperates.
Burlington’s most remarkable landmark is the Kit Carson County Carousel — a 1905 Philadelphia Toboggan Company masterpiece (PTC #6), originally built for Denver’s Elitch Gardens, purchased by the county in 1928 for $1,200, designated a National Historic Landmark in 1987, and the only antique carousel in America still operating with original paint on both its 46 hand-carved animals and its scenery panels. It still rides for 25 cents. All landlord-tenant matters are governed by CRS Title 38, Article 12. No rent control. Evictions are filed in Kit Carson County Combined Court in Burlington (13th Judicial District).
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
Kit Carson County Combined Court — Burlington (13th Judicial District)
HB 25-1249
Security deposit cap: 1 month’s rent (effective Jan 1, 2026)
Kit Carson County Landlord Rules & Colorado Law
CRS Title 38 provisions applied to Burlington’s I-70 corridor agricultural market — practical considerations for High Plains landlords
Category
Details
Burlington’s Rental Market: I-70 Plains Hub
Burlington sits at the intersection of I-70 and US-385, making it the commercial hub for a wide swath of southeastern Colorado and the primary service center for Kit Carson County’s farming and ranching economy. The rental market, while small (~3,170 city population), is notably healthier than many comparable eastern plains communities: Burlington’s median household income of ~$74,308 is well above the Colorado rural average, driven by a stable mix of agricultural management, county and school district employment, healthcare workers at the local hospital, and I-70 corridor commerce (trucking, logistics, hospitality). Median rent is approximately $1,193/month and the median property value is approximately $222,000 — both reasonable for landlords seeking affordable entry points into the Colorado rental market without the regulatory complexity of the Front Range. Population is essentially flat, suggesting stable rather than contracting demand.
Just-Cause Eviction (HB 24-1098)
Effective April 19, 2024. 90-day written notice required for no-fault non-renewals of tenancies of 12+ months. Valid causes: nonpayment, material lease violations, criminal activity, nuisance, landlord/family occupancy, sale, substantial renovation, or withdrawal from market. Exemptions: owner-occupied SFH/duplex/triplex, sub-12-month tenancies, STRs, employer housing. In Kit Carson County’s small market, where a single agricultural employer or school district may employ a meaningful share of the rental tenant pool, the employer-housing exemption may be relevant for farm operators who provide housing tied to employment. Confirm specific exemption requirements with a Colorado attorney. One rent increase per 12-month period maximum.
High Plains Habitability & Weather (SB 24-094)
Burlington sits on the High Plains at 4,163 feet elevation. The climate is characterized by extreme temperature swings: summer heat regularly exceeds 100°F, while winter cold can drop well below 0°F with strong winds. Heating system failures are life-safety emergencies requiring 24-hour response under SB 24-094. The county has experienced significant tornado activity — Kit Carson County sits in tornado alley on the Colorado-Kansas plains. The High Plains also receives periodic intense hailstorms that can damage roofs and siding rapidly. Landlords should maintain current roof and structural inspection records, carry appropriate hail and wind insurance, and pre-arrange emergency contractor relationships. Burlington is roughly 137 miles from South Aurora (nearest large metro area), meaning contractor response times from Front Range specialists are measured in hours rather than minutes — local contractor relationships are essential.
Agriculture, Aquifer & Long-Term Context
Kit Carson County is one of Colorado’s most agriculturally productive counties, with wheat, corn, sunflowers, and sorghum among the primary crops. The county put an additional 131,000+ acres under cultivation between 1945 and 1982. However, like all High Plains counties, Kit Carson faces the long-term challenge of Ogallala Aquifer depletion — the underground water resource that enables irrigated agriculture in an otherwise semi-arid landscape. As irrigation-dependent farming becomes less viable in portions of the county, some agricultural land may transition to dryland farming or rangeland. For landlords, the long-term question is whether Burlington’s service economy can sustain stable rental demand as the agricultural base evolves over coming decades. The county has not experienced the sharp population decline seen in Kiowa County to the south, suggesting Burlington’s I-70 position provides some economic diversification buffer.
Security Deposits & HB 25-1249
Effective January 1, 2026, HB 25-1249 caps security deposits at one month’s rent. At Burlington’s median rent of ~$1,193/month, the cap is modest and unlikely to be a practical constraint for most properties. Return within 30 days; itemized deductions required; triple damages for wrongful withholding. Late fees: 7-day grace; max $50 or 5% of past-due rent. Burlington’s relatively healthy income profile (7.2% county poverty rate) and stable employment base suggest late payment risk is lower than many comparably sized rural Colorado communities. Standard income verification (3x rent income requirement) is appropriate.
CRS Title 38, Article 12 — statutes, procedures, and landlord rights applicable in Kit Carson 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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Named for Kit Carson — legendary frontiersman, fur trapper, and Army scout. Established 1889. Burlington on I-70 at the Kansas border. Kit Carson County Carousel — built 1905 (Philadelphia Toboggan Company PTC #6) for Elitch Gardens Denver; purchased 1928 for $1,200 (move cost commissioners their jobs); National Historic Landmark 1987; only antique carousel in America with original paint on animals AND scenery panels; still rides for 25¢. Old Town Museum (21 restored historical buildings). Dust Bowl of 1930s dropped county population 20%+ from 1930 high of 9,725. One of Colorado’s most productive agricultural counties. Ogallala Aquifer depletion a long-term concern.
Kit Carson County
High Plains Landlord Essentials
Burlington market: stable ag/healthcare/county employment; median rent ~$1,193/month; moderate demand. Pre-arrange HVAC and roofing contractors before any tenancy (nearest metro 137+ miles). Carry hail/wind/tornado insurance. HB 24-1098: 90-day no-fault notice; employer-housing exemption may apply for farm-tied housing — confirm with CO attorney. HB 25-1249: 1-month deposit cap from Jan 1, 2026. One rent increase per 12 months maximum. Evictions: 13th Judicial District, Burlington.
A Landlord’s Guide to Renting in Kit Carson County, Colorado
Kit Carson County sits at the eastern edge of Colorado, where the High Plains run flat and wide to the Kansas state line and I-70 carries a steady stream of long-haul traffic through Burlington, the county seat. Named for Christopher “Kit” Carson — the legendary frontiersman, mountain man, fur trapper, and U.S. Army scout whose exploits in the West in the mid-19th century made him a household name — the county was established in 1889, when Colorado’s eastern plains were filling with homesteaders who had little idea how unforgiving the High Plains could be in dry years. The county’s approximately 7,000 residents make their living primarily from agriculture, county and school district employment, healthcare, and the I-70 corridor commerce that Burlington’s position generates: fuel, food, lodging, and services for travelers crossing the plains.
The Carousel That Cost Its Owners Their Jobs — and Became a National Historic Landmark
Burlington’s most celebrated landmark is a wooden carousel that nearly didn’t survive its own purchase. The Kit Carson County Carousel — known to carousel historians as PTC #6, the sixth machine manufactured by the Philadelphia Toboggan Company between 1904 and 1933 — was built in 1905 for Denver’s famous Elitch Gardens amusement park. In 1928, Kit Carson County commissioners purchased it for $1,200, a sum their constituents regarded as outrageous extravagance for a Depression-era agricultural county. The purchase cost the commissioners their jobs at the next election. The carousel sat in storage during much of the Depression, which preserved it remarkably well. It was used at various points as a grain storage facility. It narrowly avoided being burned for scrap. A 25-year restoration effort, begun in Colorado’s centennial year of 1976 and completed in 2001, returned the carousel to operating condition. In 1987, the National Park Service designated the Kit Carson County Carousel a National Historic Landmark. Today it remains the only antique carousel in America with original paint on both its 46 hand-carved wooden animals and its scenic panels — 45 individual one-of-a-kind oil paintings at the canopy top. It still operates on the county fairgrounds in Burlington and still rides for 25 cents, the same price charged when it first opened in 1928.
The Dust Bowl and the County’s Agricultural Legacy
Kit Carson County reached its peak population of 9,725 in 1930, just before the converging catastrophes of the Great Depression and the Dust Bowl stripped the eastern plains of both topsoil and hope. The number of farms reporting crop failure more than doubled between 1929 and 1934. By the end of the decade, the county had lost more than 20% of its population to out-migration. FDR’s New Deal provided partial relief — WPA funds built Burlington High School a new gymnasium, and a soil conservation district helped farmers reduce over-farming that had contributed to the dust conditions. In the decades after World War II, agriculture in Kit Carson County expanded dramatically, with an additional 131,000+ acres brought under cultivation between 1945 and 1982. The introduction of sugar beet production in 1957, secured through a contract with the Great Western Sugar Company, added further agricultural diversification. Today the county produces wheat, corn, sunflowers, sorghum, and a range of other crops, though the long-term sustainability of irrigated agriculture depends heavily on the Ogallala Aquifer’s condition — a resource under sustained depletion pressure across the High Plains.
Kit Carson 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 required; employer-housing exemption may apply for farm-tied housing — confirm with a CO attorney. Habitability (SB 24-094): 72-hour begin remedial action; 24-hour for life-safety; pre-arrange contractors before any tenancy (nearest metro 137+ miles). Carry hail, wind, and tornado insurance. Security deposits: HB 25-1249 caps at 1 month’s rent from Jan 1, 2026; return within 30 days. Late fees: 7-day grace; max $50 or 5% past-due rent. No rent control. One rent increase per 12 months maximum. Evictions filed in Kit Carson County Combined Court in Burlington (13th Judicial District). Consult a licensed Colorado attorney before taking legal action. Last updated: April 2026.
Disclaimer: This page provides general information about landlord-tenant law in Kit Carson County, Colorado and is not legal advice. Laws change frequently. Always consult a licensed Colorado attorney before taking legal action. Last updated: April 2026.
