Colorado Eviction Laws & Process

Landlords in Colorado who need to regain possession of a rental must follow the state’s eviction laws and court process closely. This guide outlines valid eviction grounds, each step in the process, expected timelines, and all applicable Colorado landlord-tenant laws.

What is an eviction in the state of Colorado?

In Colorado, eviction is the legal process that helps a landlord regain control of a rental unit from a tenant. It usually occurs due to unpaid rent, lease breaches, or illegal activity on the premises. The legal process always requires proper notice, formal filings, and appropriate enforcement (no self-help evictions).

Colorado’s eviction laws are located within the Colorado Revised Statutes, Title 13, Article 40, also known as the “Forcible Entry and Detainer” statutes, accessible on the Colorado General Assembly website.

Common Reasons for Eviction in Colorado

Landlords in Colorado have several lawful grounds to remove a tenant, including:

Failure to Pay Rent

In Colorado, landlords are required to provide tenants with a 7-day grace period to pay rent. If tenants do not pay within that timeframe, landlords can serve a 7-day Demand for Compliance or Possession, which requires the tenant to either pay or vacate the property.

Supporting law: C.R.S. § 13-40-104(1)(d)

Breach of the Lease Agreement

A lease agreement sets clear rules and responsibilities for both landlords and tenants. If tenants break those rules, Colorado law permits landlords to file for eviction. Common lease violations include:

• Keeping pets that the lease does not allow
• Causing significant damage beyond normal wear and tear
• Allowing unapproved long-term guests or subtenants
• Taking part in illegal activity on the property

Because leases protect both parties, landlords and tenants need to understand them thoroughly to ensure they fulfill their end of the bargain while adhering to state-specific rules.

Supporting law: C.R.S. § 13-40-104(1)(e)

Illegal Activity on the Premises

In Colorado, landlords can remove tenants who engage in illegal conduct on the property, which may include theft, threatening or assaulting neighbors, or running an unlicensed business in the unit. Any of these actions (and countless other crimes) provides landlords with solid legal grounds to pursue eviction.

Supporting law: C.R.S. §§ 13-40-104(1)(d), 13-40-104(1)(e)

Damage to the Rental Property

Colorado law allows landlords to evict tenants who cause severe damage to a rental property that exceeds ordinary wear and tear. To strengthen their case in court, landlords should collect evidence (photos, videos, repair bills, witness statements, etc.) that links the damage to the tenant.

Supporting law: C.R.S. § 13-40-104(1)(e)

Health & Safety Violations

Colorado law requires tenants to maintain the safety and sanitation of their rental properties. If tenants create hazardous conditions that harm others or damage the property, landlords can proceed with eviction.

Common health and safety violations in Colorado include:

• Letting trash pile up and attracting pests
• Blocking emergency exits with personal belongings
• Disabling smoke or carbon monoxide detectors
• Allowing mold to spread due to neglect or poor upkeep

Landlords should carefully document any violations, notify tenants in writing, and give them a fair opportunity to rectify the problem before initiating the eviction process.

Supporting law: C.R.S. § 13-40-104(1)(h)

The Complete Eviction Process in Colorado

In Colorado, the eviction process starts when a landlord delivers the required notice to the tenant and ends when law enforcement carries out a court-ordered removal. Below are the steps landlords must follow, listed in the order they occur:

1. Landlord Issues Notice to the Tenant

An eviction in Colorado starts when a landlord delivers a notice that cites the tenant’s evictable conduct, such as unpaid rent, lease violations, or unlawful activity. Some violations give the tenant a chance to correct the issue and remain in the rental.

Other serious issues like drug activity, violence, or extensive property damage count as incurable breaches, allowing landlords to issue notice and move forward with eviction right away.

Notice Forms & Timelines

• 7-day Demand for Compliance or Possession: Used for curable violations like unpaid rent or minor lease breaches
• 3-day Notice to Quit: Issued for incurable violations, including criminal acts or significant property damage
• 21-day Notice to Quit: Required to end a month-to-month rental agreement (with just cause)
• 10-day Notice to Comply or Vacate: May apply in specific lease or subsidy situations where additional time is allowed under federal or state rules

Supporting laws: C.R.S. §§ 13-40-104, 13-40-107

2. Landlord Files an Eviction Complaint With the Courts

If a tenant in Colorado fails to comply with an eviction notice, refuses to vacate the premises, or misses the deadline to address a violation, the landlord can file a Forcible Entry and Detainer (FED) complaint with the county or district court.

Once the landlord files the case, they must pay court fees, which typically range from $85 to $135 (depending on the county). After processing the filing, the court clerk will assign a hearing date and time for both landlord and tenant to appear.

Supporting law: C.R.S. § 13-40-110

3. Court Summons Paperwork Served to Tenant

Once the clerk sets the eviction hearing, the landlord must have a sheriff, process server, or another qualified individual deliver the Summons in Forcible Entry and Detainer (JDF-98) and the Complaint in Forcible Entry and Detainer (JDF-99) to the tenant.

After serving the paperwork, that party must complete and file with court the Return of Service (JDF-98A), which confirms that the tenant received the court documents as required.

Supporting law: C.R.S. § 13-40-112

4. Tenant and Landlord Attend an Eviction Hearing

On the scheduled hearing date, the landlord and tenant (or their attorneys) must appear before a judge. Both sides present testimony, evidence, and arguments, and the judge considers the facts to determine whether the eviction can move forward.

During the hearing, the judge may request to review lease agreements, rent ledgers, repair bills, photographs, or other relevant documents. They may call witnesses to testify and may question both parties to expand on their claims. The judge then evaluates all the evidence before reaching a decision.

Supporting law: C.R.S. § 13-40-113

5. Judge Reaches a Ruling

After reviewing all the testimony, documents, and evidence, the judge will examine the facts and come to a decision. In Colorado, judges typically analyze evidence and make a decision on the same day as the hearing, but some may require a few additional business days.

If the judge rules in favor of the tenant, they may remain in the rental unit under the current lease. If the judge rules in favor of the landlord, the court grants a judgment for possession, giving the landlord the right to proceed with the eviction.

If the tenant fails to appear at the hearing, the court will most likely enter a default judgment against them, which will result in an order for possession being entered.

Supporting law: C.R.S. § 13-40-115

6. Judge Issues a Writ or Restitution Authorizing Removal of the Tenant

If the judge grants the eviction, the court issues a Writ of Restitution ordering the tenant to leave the property. This writ gives the tenant one last chance to move out voluntarily before the sheriff enforces a physical removal.

The Writ of Restitution serves as the court’s formal approval to return the rental to the landlord. Tenants typically have 48 hours after receiving the writ to vacate on their own. If they remain past the deadline, law enforcement will carry out the removal on the landlord’s behalf.

Supporting law: C.R.S. § 13-40-122

7. Law Enforcement Removes Tenant from Rental Property

If the tenant stays past the deadline set in the writ, law enforcement in Colorado (usually the county sheriff) will carry out the eviction. The sheriff has the authority to remove the tenant and return possession of the rental to the landlord.

Colorado law also sets rules for handling property left behind after an eviction. Landlords must store abandoned belongings for at least 15 days and provide written notice so tenants can retrieve them. If a tenant’s belongings remain unclaimed after the specified period, landlords may dispose of them, provided they follow the required timelines to avoid liability.

Supporting law: C.R.S. §§ 13-40-122(3), C.R.S. § 13-40-115

Typical Eviction Timelines in Colorado

On average, Colorado’s eviction process moves faster than in most states; however, the exact timeline varies depending on the type of notice in play, the court’s schedule, and the method of enforcement.

Stage	Typical timeframe	Supporting law
Notice to Comply or Quit	7 days	C.R.S. § 13-40-104(1)(d), (e)
Notice to Terminate Tenancy (month-to-month)	21 days	C.R.S. § 13-40-107
Tenant response deadline (after summons)	7 days to file answer	C.R.S. § 13-40-111(1)
Hearing scheduling	Within 7-14 days after filing	C.R.S. § 13-40-113
Writ enforcement (after judgment)	Sheriff may enforce after 48 hours	C.R.S. § 13-40-122

Just Cause for Non-Renewals in Colorado

Colorado law requires landlords to have a legally recognized reason, known as “just cause,” when deciding not to renew a fixed-term or month-to-month lease. This rule protects tenants from unfair or retaliatory actions while still allowing landlords to address real concerns.

Valid grounds for non-renewal in Colorado include:

• Failure to pay rent on time after proper notice
• Ongoing or serious lease violations by the tenant
• Substantial property damage that exceeds normal wear and tear
• The landlord’s plan to complete substantial repairs or renovations that require vacancy
• The landlord or an immediate family member plans to move into the unit

These protections also extend to month-to-month rentals. Landlords cannot end these agreements without a valid reason. State law requires written notice and compliance with the approved grounds, preventing landlords from ending tenancies without proper justification.

Supporting law: C.R.S. § 38-12-203.5

Landlord Retaliation & Harassment During Eviction

Colorado law prohibits landlords from retaliating against or harassing tenants at any point during a lease, including throughout eviction proceedings. Such conduct can expose landlords to legal claims from tenants and may result in a judge dismissing the case in court.

Examples of landlord retaliation include:

• Raising rent after a tenant reports health or safety violations
• Cutting back services because a tenant joins a tenant association
• Serving eviction papers after a tenant files a lawful complaint

Examples of landlord harassment include:

• Entering the property without giving proper notice or consent
• Turning off utilities to force a tenant out
• Using threats or intimidation during the eviction process

When landlords engage in retaliation or harassment, tenants should keep detailed records, seek legal advice, and may be able to raise these actions as a defense in the eviction proceeding.

Supporting law: C.R.S. §§ 38-12-509, 38-12-501

Tips for Tenants Attempting to Avoid Eviction

Eviction can put Colorado tenants under intense stress, but acting quickly helps protect their interests. The tips below can help steady the situation and improve the likelihood of remaining in the rental instead of getting evicted.

Build a strong relationship with your landlord: Clear communication, honesty, and responsible upkeep create trust, making landlords more open to working with you to solve problems when they arise.

Understand your rights and obligations: Review Colorado’s landlord-tenant laws and tenant protections so you know what landlords can and cannot do during the process. Review your lease closely to stay on top of rent deadlines, rules, and responsibilities.

Respond promptly to problems: If you miss rent or breach a lease term, take action immediately. Contact your landlord and work toward a solution before the situation spirals into an unwanted court case.

Explore alternative agreements: Landlords may accept partial payments, a payment plan, or even an extended move-out date, rather than proceeding with eviction. Thoughtful solutions like these can alleviate financial strain and buy tenants extra time.

Get legal support when needed: If an eviction case reaches court and you want to challenge it, speak with a Colorado landlord-tenant attorney. Legal professionals can defend your case, negotiate on your behalf, and protect your tenant rights.

For affordable support, visit Colorado Legal Services, a nonprofit that assists tenants facing eviction across the state.

Tips for Landlords Seeking to Evict Tenants

Eviction is a serious legal process, and Colorado landlords must adhere closely to state law at every step. To stay compliant and protect their rights, landlords should keep these best practices in mind:

Avoid self-help eviction: Changing locks, cutting off utilities, or removing belongings without a court order is illegal in Colorado and can lead to legal penalties.

Understand Colorado eviction laws: Review the Forcible Entry and Detainer statutes to learn the notice requirements, timelines, and protections that apply before starting a case.

Use cash-for-keys when appropriate: Offering tenants money to move out voluntarily can be a cost-effective way to regain possession and avoid the eviction process altogether.

Keep thorough documentation: Save leases, rent ledgers, photos, and written communications in an organized and secure digital platform. Substantial evidence is critical for proving your case in court.

Serve the correct notice: Colorado law requires landlords to provide notices that fit the type of violation. For late rent or minor lease issues, tenants typically have a specified timeframe to correct the problem. For more serious violations, landlords may issue a notice requiring the tenant to vacate without providing an opportunity to rectify the issue.

Digital Tools to Prepare for the Colorado Eviction Process

Evictions in Colorado can be stressful. Thankfully, TurboTenant can help protect your rentals from subpar tenants by simplifying operations. Over 850,000 landlords use our property management software to create compliant leases, store tenant records, track rent, and more.

Create a free account today to streamline your rental business and prepare for evictions with confidence.

Colorado Eviction Laws FAQs