General information, not legal advice. Landlord-tenant rules change, and cities and counties can add their own. Check the current statute and local ordinances, and talk to a licensed attorney before you act.
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The short version
- A landlord may not end a residential tenancy or refuse to renew it without a cause listed in the statute, such as nonpayment, a material violation or nuisance, or a qualifying no fault reason like owner move in, sale or major renovation. Many no fault reasons require at least 90 days of written notice.
- Eviction cases are filed as forcible entry and detainer actions in the county court for the county where the property is located.
- Generally, for unpaid rent, the landlord serves a written demand giving the tenant 10 days to pay or move out before filing.
- Most lease violations need a written notice giving 10 days to fix the problem, while substantial violations such as serious criminal activity allow a 3 day notice to quit.
- The summons sets a return date, generally one to two weeks after it is issued, by which the tenant must file an answer or appear.
Colorado evictions are filed in county court as forcible entry and detainer cases. Since April 2024 a landlord needs a listed cause to end most residential tenancies, and a nonpayment case starts with a 10 day written demand.
Colorado eviction process at a glance
| Rule | Colorado | Law |
|---|---|---|
| Notice for unpaid rent | Generally, for unpaid rent, the landlord serves a written demand giving the tenant 10 days to pay or move out before filing. | Colorado Revised Statutes, title 13, article 40 (forcible entry and detainer) |
| Notice for a lease violation | Most lease violations need a written notice giving 10 days to fix the problem, while substantial violations such as serious criminal activity allow a 3 day notice to quit. | Colorado Revised Statutes, title 13, article 40 (forcible entry and detainer) |
| Ending a tenancy without cause | A landlord may not end a residential tenancy or refuse to renew it without a cause listed in the statute, such as nonpayment, a material violation or nuisance, or a qualifying no fault reason like owner move in, sale or major renovation. Many no fault reasons require at least 90 days of written notice. | C.R.S. section 38-12-1303 (HB 24-1098) |
| Where the case is filed | Eviction cases are filed as forcible entry and detainer actions in the county court for the county where the property is located. | Colorado Revised Statutes, title 13, article 40 |
| Tenant response time | The summons sets a return date, generally one to two weeks after it is issued, by which the tenant must file an answer or appear. | Colorado Revised Statutes, title 13, article 40 |
| Removal after judgment | If the landlord wins, the court can issue a writ of restitution after a waiting period, and the sheriff carries out the removal. | Colorado Revised Statutes, title 13, article 40 |
| Typical overall timeline | An uncontested case often takes about five to eight weeks from demand to removal. | Court practice (estimate) |
Notices before an eviction in Colorado
The notice is the foundation of the whole case. It has to fit the reason for ending the tenancy, give the full period the law requires and be delivered in a way the court will accept.
Notice for unpaid rent. Generally, for unpaid rent, the landlord serves a written demand giving the tenant 10 days to pay or move out before filing. (Colorado Revised Statutes, title 13, article 40 (forcible entry and detainer))
Notice for a lease violation. Most lease violations need a written notice giving 10 days to fix the problem, while substantial violations such as serious criminal activity allow a 3 day notice to quit. (Colorado Revised Statutes, title 13, article 40 (forcible entry and detainer))
Ending a tenancy without cause. A landlord may not end a residential tenancy or refuse to renew it without a cause listed in the statute, such as nonpayment, a material violation or nuisance, or a qualifying no fault reason like owner move in, sale or major renovation. Many no fault reasons require at least 90 days of written notice. (C.R.S. section 38-12-1303 (HB 24-1098))
Filing the case
If the notice period runs out and the tenant has neither fixed the problem nor moved out, the next step is a court filing. Bring the lease, the notice, proof of how it was delivered and a ledger of what is owed.
Where the case is filed. Eviction cases are filed as forcible entry and detainer actions in the county court for the county where the property is located. (Colorado Revised Statutes, title 13, article 40)
Filing costs. County court filing and service fees vary; check the court's current fee schedule. (Colorado Judicial Branch fee schedules)
The response and the hearing
Courts look closely at the paperwork. Expect to show the notice, the proof of service and the rent ledger, and to answer any defense the tenant raises.
Tenant response time. The summons sets a return date, generally one to two weeks after it is issued, by which the tenant must file an answer or appear. (Colorado Revised Statutes, title 13, article 40)
Judgment and getting possession back
Removal after judgment. If the landlord wins, the court can issue a writ of restitution after a waiting period, and the sheriff carries out the removal. (Colorado Revised Statutes, title 13, article 40)
What a landlord must not do
Until a court orders otherwise, the tenant keeps the right to live in the home, even after the notice runs out.
Self-help eviction. A landlord may not lock a tenant out, remove belongings or cut off utilities to force a move out; the tenant can recover damages and attorney fees. (C.R.S. section 38-12-510)
Recent changes to know about
Recent changes. House Bill 24-1098, effective April 19, 2024, requires a listed cause before a landlord can end most residential tenancies or file for possession. (C.R.S. sections 38-12-1301 to 38-12-1303 (HB 24-1098))
Recent changes. Senate Bill 24-094 rewrote the warranty of habitability in 2024, setting 24 hour and 72 hour deadlines for landlords to begin repairs after notice. (C.R.S. sections 38-12-503 to 38-12-507 (SB 24-094))
Recent changes. House Bill 25-1249, effective January 1, 2026, set a 30 day deposit return deadline, defined bad faith withholding and requires landlords to share supporting documents on request. (C.R.S. section 38-12-103 (HB 25-1249))
Timeline at a glance
| Step | Typical time | Rule |
|---|---|---|
| Notice period for unpaid rent | 10 days | Colorado Revised Statutes, title 13, article 40 (forcible entry and detainer) |
| Notice period for a lease violation | 10 days | Colorado Revised Statutes, title 13, article 40 (forcible entry and detainer) |
| Tenant response after the case is served | Set by the court | Colorado Revised Statutes, title 13, article 40 |
| From judgment to removal | Short waiting period | Colorado Revised Statutes, title 13, article 40 |
| Whole case, uncontested | A few weeks | Court practice (estimate) |
Real cases often take longer: holidays, a contested hearing or an appeal can add weeks.
Mistakes to avoid
- Demanding more than the rent actually owed in a notice for unpaid rent, for example by adding late fees or utilities.
- Counting the notice period wrong and filing a day too early.
- Taking partial rent after serving a notice without knowing how it affects the case.
- Keeping no proof of service. Write down who delivered the notice, how and when, and keep a copy.
- Trying to speed things up with a lockout, a utility shutoff or by moving belongings out.
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General information, not legal advice.
Verify current law
We last checked these Colorado rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Colorado attorney about your situation.
Laws named on this page
- Colorado Revised Statutes, title 13, article 40 (forcible entry and detainer)
- C.R.S. section 38-12-1303 (HB 24-1098)
- Colorado Revised Statutes, title 13, article 40
- C.R.S. section 38-12-510
- C.R.S. sections 38-12-1301 to 38-12-1303 (HB 24-1098)
- C.R.S. sections 38-12-503 to 38-12-507 (SB 24-094)
- C.R.S. section 38-12-103 (HB 25-1249)
Official sources
Colorado forms for this topic
Letters and checklists for this topic
Asked by landlords in this state.
How much notice does a Colorado landlord give for unpaid rent?
Generally, for unpaid rent, the landlord serves a written demand giving the tenant 10 days to pay or move out before filing. Source: Colorado Revised Statutes, title 13, article 40 (forcible entry and detainer).
How long does a tenant in Colorado have to respond to an eviction case?
The summons sets a return date, generally one to two weeks after it is issued, by which the tenant must file an answer or appear. Source: Colorado Revised Statutes, title 13, article 40.
Can a Colorado landlord change the locks instead of going to court?
A landlord may not lock a tenant out, remove belongings or cut off utilities to force a move out; the tenant can recover damages and attorney fees. Source: C.R.S. section 38-12-510.
How long does an eviction take in Colorado?
An uncontested case often takes about five to eight weeks from demand to removal. Source: Court practice (estimate).
Which court hears eviction cases in Colorado?
Eviction cases are filed as forcible entry and detainer actions in the county court for the county where the property is located. Source: Colorado Revised Statutes, title 13, article 40.