Colorado Eviction Notice Templates

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Eviction Laws

Colorado law sets specific notice periods based on the reason for eviction and the length of the tenancy.

• Rent Grace Period: As stated in the lease agreement.^[1]
  
• Late Fee Grace Period: Late fees may not be charged until rent is 7 days late, even if allowed by the lease.^[2]
  
• Non-Payment of Rent: 10-day notice.^[3]
  
• Lease Non-Compliance: 10-day notice.^[4]
  

Termination of a Month-to-Month Tenancy:

• 1 year or longer: 91 days.^[5]
  
• 6 months to less than 1 year: 28 days.^[5]
  
• 1 month to less than 6 months: 21 days.^[5]
  
• 1 week to less than 1 month: 3 days.^[5]
  
• Less than 1 week: 1 day.^[5]
  
• Eviction Lawsuit Type: Removal of Unauthorized Persons.^[6]
  

Notices must clearly state the violation, applicable cure rights, and the deadline to vacate or comply.

 

Prohibited Landlord Actions

• Utility Shutoff – Colorado law prohibits landlords from shutting off utilities in response to a tenant’s nonpayment of rent or as a way to force them out.^[7]
• Changing the Locks – A landlord may not remove or alter locks, doors, or windows to exclude a tenant, except when necessary for legitimate maintenance or repair.

Engaging in either action can invalidate an eviction and expose the landlord to liability.

 

How to Evict a Tenant in Colorado (Step-by-Step)

Step 1: Provide Written Notice

The landlord must first serve the appropriate notice. For lease violations or unpaid rent, a 10-Day Notice to Quit is typically used. To end a tenancy, the landlord must provide the correct termination notice based on the tenant’s length of occupancy. If the tenant has lived in the unit for at least 12 months, the notice must state lawful grounds for a no-fault eviction.^[8]

Step 2: File the Complaint and Summons

If the tenant does not comply, the landlord may file:

• Eviction Complaint (JDF-101)
• Summons (JDF-102)
  

The filing fee generally ranges from $85 to $135, depending on the amount claimed.^[9]

Step 3: Serve the Tenant

The tenant must be served by a civil process server at least seven days before the court date. The server provides an Affidavit of Service, which must be filed with the court.

Step 4: Tenant Response or Default

The tenant may file an Answer contesting the eviction. If the tenant does not respond, the landlord may file:

• Motion for Judgment
• Order 
  

Step 5: Court Hearing and Enforcement

Both parties attend the eviction hearing. If the court rules for the landlord and the tenant does not vacate within 48 hours, the landlord may request a Writ of Restitution, allowing law enforcement to remove the tenant.

 

Court Forms & Resources

• Demand for Compliance or Right to Possession Notice (JDF 101) – Used to demand that the tenant correct a lease violation or surrender possession.
• Notice to Quit (JDF-99B) – Informs the tenant that their tenancy will terminate on a specific date.
• Eviction Complaint (JDF-101) – Filed with the court to formally start the eviction case if the tenant does not comply.
• Demand for Compliance (JDF-99A), Notice To Terminate Tenancy (JDF-99B), Notice of No-Fault Eviction (JDF-99C) –  Different notice types depending on the eviction grounds.
• Answer Form – Allows the tenant to respond to the allegations.
• Affidavit of Service – Proves that eviction documents were properly served.
• Motion for Judgment – States whether the landlord seeks possession, money damages, or both.
• Order – Records the court’s decision.
• Writ of Restitution – Authorizes removal of the tenant if they do not vacate after judgment.

Sources

1. Colo. Rev. Stat. § 13-40-104(1)(e)
2. Colo. Rev. Stat. § 38-12-105(1)(a)
3. Colo. Rev. Stat. § 13-40-104(1)(d)
4. Colo. Rev. Stat. § 13-40-104(1)(e)
5. Colo. Rev. Stat. § 13-40-107(1)
6. Colo. Rev. Stat. § 13-40.1-101(2)
7. Colo. Rev. Stat. § 38-12-510(1)
8. C.R.S. § 38-12-1303
9. JDF 1 – Court Filing Fees and Costs