Colorado Eviction Laws: Timeline, Reasons, & Notice Requirements

Eviction Timeline in Colorado

Issue Written Notice

The eviction process in Colorado starts with a written notice served to the tenant. This notice must match the reason for eviction and follow the exact timeline outlined by state law.

For most situations, Colorado landlords must use one of the following notices:

For nonpayment or a correctable issue like property damage or unauthorized occupants, landlords must issue a 10-Day Demand for Compliance or Possession. This gives tenants ten calendar days to fix the problem or leave.

In cases involving illegal activity, landlords can issue a 3-Day Notice for Substantial Violation, which does not offer a chance to correct the issue.

Notices must be delivered in person or posted in a visible spot and mailed to the tenant. Colorado law requires strict adherence to this process, errors in notice type or delivery can delay or invalidate the eviction.

File Court Complaint

If the notice period ends without a resolution, landlords can file a Forcible Entry and Detainer (FED) complaint with the county court. In Colorado, this step formally begins the legal eviction process.

To file, landlords must submit:

The complaint form (JDF 99)
A copy of the lease
The notice served to the tenant
Proof of notice delivery

The landlord must file the case in the county where the rental property is located. Filing fees vary but typically fall between $85–$135.

After the complaint is accepted, the court schedules a return date, usually 7 to 14 days from the filing. This is not the trial itself but the first court appearance, where the tenant may respond and request a hearing.

Colorado requires landlords to notify tenants of the complaint and court date using a court-approved Summons form (JDF 99B). If a tenant does not appear, the court may issue a default judgment, allowing the eviction to proceed.

Even small clerical issues can lead to delays or dismissal. Double-check each document for completeness before filing.

Serve Tenant Documents

Once the complaint is filed, Colorado law requires landlords to serve the Summons and Complaint to the tenant. This must happen at least 7 days before the court appearance date.

Service must be handled by someone neutral:

A sheriff
A professional process server
Any adult not involved in the case

Personal delivery is preferred, but if the server tries diligently and fails, they may use “post and mail” service—posting the documents at the unit and mailing a copy the same day.

Improper service can delay or dismiss the case. Keep proof of delivery ready for court. Tenants who aren’t properly served can claim their rights were violated, which courts take seriously.

Schedule Court Hearing

In most counties, the hearing is scheduled automatically when the Summons is issued. The return date listed on the Summons is typically 7–14 days after filing, giving tenants a chance to respond.

If the tenant appears and contests the eviction, the judge may set a trial for a future date. If the tenant doesn’t appear, the landlord can request a default judgment on the return date.

Landlords must bring:

A copy of the lease
Proof of notice delivery
Rent ledgers or photos (for violations)
Any communication with the tenant

If you’re unfamiliar with presenting evidence or local courtroom procedures, hiring legal support is a smart precaution.

Obtain Writ of Restitution

If the court rules in the landlord’s favor, either at trial or by default, the next step is to request a Writ of Restitution. This is the official court order that allows the sheriff to remove the tenant from the property.

Colorado law permits the writ to be issued 48 hours after judgment. Landlords must file a Motion for Entry of Judgment and Writ (JDF 104), and once approved, the court delivers it to the sheriff’s office.

The sheriff then schedules the physical eviction. Landlords cannot enforce the writ themselves, only law enforcement can carry out the removal. Taking action without the sheriff’s involvement is illegal and may lead to fines or lawsuits.

Remove Tenant Officially

The sheriff typically posts a Notice of Eviction at the rental unit, giving the tenant at least 24 hours to leave. In many cases, they give 48 hours depending on the county.

If the tenant does not move out within that timeframe, the sheriff will arrive to supervise the eviction. Landlords must be present to take possession and handle any personal property left behind.

Colorado law has strict rules on handling abandoned belongings:

Items must be stored for 15 days
The tenant must be notified before disposal
A reasonable storage fee may be charged

Failure to follow these steps could result in legal action by the tenant. Keep photo evidence of the unit's condition and an inventory of any items left behind.

Eviction Reasons in Colorado

Nonpayment of Rent

Nonpayment is the most common cause of eviction across Colorado. Landlords are required to serve a 10-Day Demand for Compliance or Possession before filing in court.

This notice must include:

The full amount owed
Where and how to pay
A clear deadline: 10 calendar days from delivery

This rule applies to both residential and mobile home tenancies. If rent is still unpaid after the deadline, landlords can proceed with filing a court complaint.

It's important to avoid informal eviction tactics, such as shutting off utilities or locking out the tenant, these are illegal under Colorado law.

If partial payments are accepted after the notice is served, it may reset the clock unless the landlord includes a Reservation of Rights clause in writing.

Lease Violations

When tenants breach their lease, for example, by damaging the property or housing unauthorized occupants, landlords must issue a 10-Day Demand for Compliance or Possession.

The notice must:

Describe the violation in detail
Provide a clear path to resolve it
State the 10-day deadline to comply or vacate

If the issue isn’t resolved within that period, landlords can file for eviction. Repeat violations may be treated more seriously, and courts often request evidence of prior warnings or documented complaints.

Severe violations, like threatening behavior or major destruction, may fall under Substantial Violation rules, which allow a 3-Day Notice instead.

Illegal Activities

Colorado law allows landlords to act quickly when illegal activity occurs at a rental property. This includes criminal behavior by tenants, guests, or anyone associated with the unit.

In these cases, landlords may serve a 3-Day Notice for Substantial Violation. This notice does not offer a chance to fix the issue, it demands the tenant vacate within three calendar days.

Qualifying actions include:

Drug use or distribution
Assault or threats
Property destruction
Other conduct that endangers people or property

The notice must describe the activity clearly and cite the tenant’s breach of the rental agreement or state law. Supporting documents like police reports, video evidence, or witness statements can be used in court.

If the tenant remains past the deadline, landlords can immediately file a complaint. Courts often prioritize these cases, especially when safety is involved.

Property Demolition or Conversion

Landlords planning to demolish, substantially renovate, or convert a rental unit for another use—like turning apartments into offices, can terminate tenancies with proper notice.

For tenants with a month-to-month lease,

Colorado law requires at least 21 days’ written notice before the next rent period. However, some localities (such as Denver) may impose longer timelines, so landlords should always check local requirements.

If the tenant does not leave after the notice period, landlords may file for eviction.

To avoid disputes, the notice should include:

The reason for termination (e.g., demolition, conversion)
The expected date of construction
Contact information for further questions

Landlord Family Occupancy

Colorado law allows landlords to end a tenancy if the unit is needed for personal use or for an immediate family member. This applies primarily to month-to-month leases.

In these cases, landlords must provide at least 21 days’ written notice before the end of the current rental period.

The notice must include:

The name of the person moving in
Their relationship to the landlord
The intended move-in date

This type of notice is not for lease violations, it's a no-fault reason. If the tenant doesn’t leave by the deadline, the landlord can proceed with a court filing.

To avoid delays, landlords should prepare proof of their family member’s intent to occupy, such as an affidavit or lease application. Courts often ask for this if the tenant contests the eviction.

Honesty and documentation are key. If the unit is not occupied as stated, tenants may have grounds to sue for damages.

Substantial Renovations Needed

If a rental unit becomes uninhabitable or requires major work, like electrical overhauls or structural changes, landlords can terminate a tenancy by providing a written Notice to Quit.

For month-to-month tenants, the standard notice period is 21 days, but if the unit is covered by local ordinances (e.g., Denver or Boulder), additional rules may apply.

The notice should explain:

The nature of the renovations
Why continued occupancy isn’t possible
The proposed construction timeline

Tenants who do not move out by the deadline can be taken to court. Landlords should be ready with supporting evidence, such as contractor estimates, permits, or engineering reports.

Minor repairs are not valid reasons for eviction under this category. The work must be substantial enough to require the unit be vacant during construction.

Notice Requirements for Landlords in Colorado

Notice to Pay Rent

For unpaid rent, Colorado landlords must serve a 10-Day Demand for Compliance or Possession. This gives tenants ten calendar days to pay the full amount or vacate.

The notice must clearly list:

The exact amount due
How and where to pay
The final date to resolve the issue

If the tenant pays in full within the 10 days, the lease continues. If they don’t, the landlord may file for eviction.

This notice must be delivered in person, posted on the unit, or mailed using first-class mail. Documenting this step is essential in case the tenant challenges it in court.

Notice to Comply

For lease violations unrelated to rent, like unauthorized pets or smoking, landlords must also serve a 10-Day Demand for Compliance or Possession.

This gives the tenant 10 calendar days to fix the issue or move out. The notice must:

Describe the violation in detail
State what must be done to correct it
List the deadline clearly

If the tenant corrects the problem on time, the eviction cannot proceed. If they fail to act, the landlord may begin the court process.

Proof of notice delivery is important. Courts may dismiss a case if the landlord cannot show proper service.

Three-Day Illegal Activity Notice

Colorado law allows landlords to issue a 3-Day Notice for Substantial Violation for illegal activity or serious threats to health or safety.

This notice does not give the tenant a chance to fix the problem, it requires them to vacate within three calendar days.

Situations that justify this notice include:

Drug activity
Threats of violence
Major property damage

The notice must be clear about the violation and how it puts others at risk. Supporting documentation like police reports or eyewitness statements can strengthen a case if the tenant contests it.

Ten-Day Notice to Quit

Some lease violations may fall under general breach of contract rules. In these cases, a 10-Day Notice to Quit may be appropriate, though it’s often used interchangeably with the Demand for Compliance.

This notice requires the tenant to move out within 10 calendar days. It’s commonly used for:

Unauthorized subletting
Chronic late payments
Repeated lease violations

If the tenant doesn’t vacate, the landlord can file for eviction. As with all notices, delivery must follow legal procedures to be valid in court.

Ninety-Day No-Fault Notice

For tenants living in subsidized housing or covered by local rent control rules, a 90-Day No-Fault Notice may be required.

This applies when the landlord ends a lease for reasons unrelated to tenant behavior, such as:

Selling the property
Converting the unit for personal use
Withdrawing the unit from the rental market

Colorado does not mandate 90-day notices statewide, but cities like Boulder and Denver often require it under specific circumstances. Always check local ordinances to determine the correct timeline.

Conclusion

Understanding the eviction process in Colorado helps landlords stay compliant while protecting their rental investments.

While eviction is sometimes unavoidable, it should always be the last resort.

Exploring solutions like payment plans or mediation can prevent conflict and save time. But when formal action is necessary, following Colorado law gives you the legal foundation to recover possession without unnecessary risk.

If you're managing multiple units or feeling unsure about the paperwork, consider speaking with a local attorney or property law expert.

Frequently Asked Questions

What are the grounds for eviction in Colorado?

Landlords in Colorado can evict tenants for reasons such as non-payment of rent, violating lease terms, staying after the lease ends (holdover), or engaging in illegal activities on the property.

How long does it take to evict a tenant in Colorado?

The eviction process in Colorado usually takes 2-6 weeks. This includes providing notice (typically 10 days for non-payment of rent), filing court paperwork, and waiting for a court ruling. Delays can occur if the tenant contests the eviction.

How to evict someone in Colorado without a lease?

If there’s no formal lease, landlords in Colorado must provide a written notice to terminate the tenancy. The notice period is generally 21 days for month-to-month tenants. After the notice expires, landlords can start the formal eviction process through the court.

What is the fastest you can evict a tenant in Colorado?

The fastest legal eviction process in Colorado is for non-payment of rent, which requires a 10-day notice to quit. If the tenant doesn’t comply, the landlord can immediately proceed with filing for eviction in court.

What can a landlord not do in Colorado?

Landlords in Colorado cannot force tenants out by changing locks, shutting off utilities, or removing belongings (self-help eviction). They must also avoid acts of discrimination based on race, gender, religion, or other protected classes.