Colorado Eviction Process Timeline: Notices, Court Filings, and What Landlords Must Know

Colorado evictions do not follow a single timeline. The path from a lease violation to a court judgment depends on which notice type applies, whether the tenant cures within the statutory window, and whether you have a valid legal basis for eviction under HB24-1098 — a 2024 law that restructured eviction rights in the state.

Here is how the process works from start to finish, and where landlords most commonly run into delays or liability.

Before You File: The Cause Requirement Under HB24-1098

Since April 19, 2024, Colorado landlords cannot terminate a tenancy or refuse to renew a lease without a statutory cause or qualifying no-fault ground. This applies to both eviction during a lease term and non-renewal at the end of one.

The law defines cause as:

• Non-payment of rent — the tenant has failed to pay rent owed under the lease
• Material lease violation — the tenant has breached a significant covenant of the lease agreement
• Nuisance or damage — the tenant's behavior interferes with neighbors' quiet enjoyment or causes negligent property damage

No-fault non-renewal is permitted only in narrow circumstances: the landlord intends to demolish or convert the property to a non-residential use, plans substantial repairs requiring the tenant to vacate for at least 30 days, plans to occupy it as their primary residence, or is withdrawing it from the rental market for sale. Each of these grounds carries specific notice requirements, and failure to meet them triggers a relocation assistance obligation of two months' rent (three months if the tenant is elderly, disabled, or low-income).

If you are attempting an eviction under no-fault grounds and the paperwork is not precise, the penalty is significant before you ever reach a courtroom.

Step 1: Serve the Correct Notice

Colorado uses formal statutory notices under the Forcible Entry and Detainer (FED) statutes. There are three primary notice types, each with a specific period:

10-Day Pay or Quit Notice: Required for non-payment of rent under C.R.S. § 13-40-104(1)(d). The tenant has 10 days to pay the outstanding balance in full. If they pay within that window, the eviction cannot proceed. If they do not, you can file the FED action in the county court where the property is located.

10-Day Notice to Cure or Quit: Required for non-monetary lease violations — unauthorized pets, property damage, lease covenant breaches. The tenant has 10 days to correct the violation. If the violation is cured, the tenancy continues.

3-Day Unconditional Notice to Quit: Available when the tenant commits a violent crime or an extremely hazardous act. There is no right to cure. The tenancy terminates on Day 3 and you can file immediately.

The notice must be correctly served — personal delivery, posting on the door, or first-class mail depending on county procedure. An improperly served notice is one of the most common reasons an eviction case is dismissed at the first hearing.

Step 2: File the Forcible Entry and Detainer (FED) Complaint

If the notice period expires without the tenant curing or vacating, you file a Forcible Entry and Detainer complaint at the county court where the property is located. Colorado requires this to be filed in county court for residential evictions.

You will need:

• A copy of the lease agreement
• Proof of notice service (dated affidavit or declaration of service)
• Any documentation supporting the cause (unpaid rent ledger, photos of damage, lease violation records)
• The current county-court filing fee

The court sets a hearing date; timing depends on court scheduling and service. The tenant is served a summons.

Step 3: The First Hearing

At the first hearing, a judge reviews whether the procedural requirements were met and hears both parties' initial positions. Many cases resolve here — the tenant may agree to vacate by a set date, or a payment plan may be negotiated.

If the case is contested, the judge may:

• Rule in your favor immediately if the tenant has no defense
• Schedule a full trial; timing depends on the court schedule

Total elapsed time at this stage: Timing from notice issuance to the first hearing varies with service and court scheduling.

Step 4: Writ of Restitution

If you obtain a judgment for possession, the court issues a Writ of Restitution. The sheriff serves this on the tenant, who has the period specified by the court to vacate voluntarily.

If the tenant does not leave, the sheriff returns to physically remove them and their belongings. Landlords cannot do this themselves — self-help eviction (changing locks, removing belongings, cutting utilities) is illegal in Colorado and exposes you to civil liability.

Total elapsed time from notice to physical removal: Timing varies materially with service, court scheduling, and whether the case is contested.

The Property Tax and Carrying Cost Reality During Evictions

A prolonged vacancy during an eviction is a real carrying cost. On a $450,000 Colorado Springs property with a typical mortgage and metro district taxes, that vacancy can cost $4,000–$6,000 in lost gross rent plus any legal fees.

This is why Colorado investors who understand the legal framework underwrite their deals differently than those who assume standard national timelines. Compliance upfront — correct disclosures, properly executed leases, documented move-in conditions — reduces the likelihood of contested hearings and dramatically shortens the resolution window.

For a full breakdown of Colorado's landlord-tenant legal obligations, including the security deposit rules, radon disclosure requirements, and the relocation assistance penalties under HB24-1098, the Colorado Investment Property Guide covers each element with specific statutory references and a practical compliance checklist.

Timeline Summary

Colorado's eviction framework is functional for landlords who follow the procedure correctly. The risk comes from using no-cause logic that no longer exists post-HB24-1098, or from notice service errors that require you to start the clock again.

See more Colorado guides →