Colorado (CO) eviction guide
Quick answer
To evict a tenant in Colorado, serve a written notice (as short as 3 days for illegal activity or 10 business days for nonpayment of rent), then file an eviction complaint in County Court if the tenant does not comply. A hearing is typically set within 7 to 14 days of filing, and the whole process from notice to lockout takes roughly 3 to 8 weeks for an uncontested case.
| Legal grounds | Nonpayment of rent, lease violation, illegal activity, no-fault termination |
|---|---|
| Minimum notice | 3 days (illegal activity or employer housing nonpayment) |
| Where to file | County Court in the county where the property is located |
| Filing fee | $85 to $135 |
| Typical timeframe | 3 to 8 weeks (uncontested); 3 to 5 months (contested) |
Required for most nonpayment of rent cases under a standard residential lease; increased from 3 days by HB 24-1098.
Used for curable lease violations; the notice period scales with tenancy length, from 1 day (week-to-week) up to 91 days (one year or longer).
Served for substantial or illegal activity violations; no opportunity to cure, tenant must simply leave.
Required to end a tenancy without cause; minimum 21 days for month-to-month tenancies and up to 91 days for tenancies of one year or more.
| Step | Timeframe | What happens |
|---|---|---|
| 1. Serve Written Notice | 3 to 91 days | Deliver the correct notice type to the tenant based on the reason for eviction and the length of the tenancy. |
| 2. File Complaint and Summons in County Court | 1 to 3 days | Submit JDF 101 (Complaint) and JDF 102 (Summons) at the County Court where the property is located; filing fees run $85 to $135. |
| 3. Serve the Tenant with Court Documents | Completed at least 7 days before hearing | A Sheriff, process server, or qualified third party must serve the complaint and summons on the tenant. |
| 4. Attend the Court Hearing | 7 to 14 days after filing | Both parties present their case before a judge; the tenant may file a written answer or raise defenses at the hearing. |
| 5. Receive Judgment and Writ of Restitution | 48 hours after judgment | If the landlord wins, the court issues a Writ of Restitution no sooner than 48 hours after the judgment is entered. |
| 6. Sheriff Executes the Lockout | 3 to 7 business days after writ delivery | The landlord delivers the Writ of Restitution to the Sheriff, who physically removes the tenant and restores possession of the property. |
Colorado eviction filing fees start at about $85 to $135 depending on the county, plus Sheriff service fees that typically add $50 to $100 or more per defendant. An attorney, if needed, can push total costs to $1,500 to $5,000 or higher for a contested case.
After winning a judgment, the landlord requests a Writ of Restitution (JDF 109) from the court, which cannot be issued until at least 48 hours after the judgment. The landlord then delivers the writ to the Sheriff's department, which executes the lockout, typically within 3 to 7 business days. Self-help eviction, such as changing locks or shutting off utilities without a court order, is illegal in Colorado and exposes the landlord to damages and attorney fees.
General information, not legal advice. Governing statute: C.R.S. Title 13, Article 40 (Forcible Entry and Detainer). Self-help eviction is illegal everywhere; always follow the court process.
Colorado eviction FAQ
An uncontested eviction typically takes **3 to 8 weeks** from serving notice to the Sheriff executing the lockout. If the tenant contests the case or requests a continuance, the process can stretch to **3 to 5 months** or longer.
Court filing fees run **$85 to $135**, plus Sheriff service fees of roughly $50 to $100. Attorney fees for a contested eviction can add $1,500 to $5,000 or more, making total costs vary widely by situation.
No. Self-help eviction is **illegal** in Colorado. A landlord cannot remove a tenant by changing locks, removing belongings, or cutting utilities. A court judgment and a Sheriff-executed Writ of Restitution are required.
Most residential landlords must give a **10-business-day Notice to Pay or Vacate**. Landlords with 5 or fewer rental units may use a 5-day notice, and employer-provided housing situations allow a 3-day notice.
If the Sheriff forcibly removes the tenant, the tenant has **15 days** to retrieve personal property. If the tenant voluntarily leaves after a writ is issued, the landlord must hold belongings for **30 days** before disposing of or storing them.
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