Colorado Eviction Timeline: Step-by-Step Renter's Guide

If you're renting in Colorado and facing the possibility of eviction, understanding the official process and your rights is essential. The eviction process in Colorado involves specific steps, important timelines, and protections for tenants. This guide explains each stage, the official forms involved, and where to seek help under Colorado state law—always using clear, supportive language for renters.

Understanding Eviction in Colorado

An eviction in Colorado is called a “Forcible Entry and Detainer” action. Landlords must follow legal procedures before removing a tenant, ensuring you have time to respond and address any issues. The official state tribunal overseeing eviction matters is the Colorado County Court system (part of Colorado Judicial Branch).

Colorado Eviction Timeline: Each Step Explained

1. Eviction Notice from Landlord

The first step is the landlord giving you a formal written notice. The type and length of notice depend on the reason for eviction, such as nonpayment of rent or lease violations.

• 10-Day Notice to Cure or Quit: Used for most violations, including nonpayment of rent. Gives you 10 days to resolve the issue or move out.
  - Form: Notice to Quit (no official form number, but landlords must keep a copy).
  - Example: If you missed a rent payment, your landlord gives you this notice. If you pay within 10 days, the process stops.
• Notice to Quit (Unconditional): Used for severe violations, such as repeated lease breaches or certain criminal activity.

The notice must be delivered in person or posted at the property and sent by mail. Make sure you receive and save a copy.

2. Waiting Period

After receiving the notice, you have until the stated deadline (usually 10 days) to correct the issue or move out. If you resolve the problem within the notice period, the landlord cannot proceed with eviction. If you do not, the process moves forward.

3. Filing an Eviction Lawsuit (Forcible Entry & Detainer Action)

If you remain after the notice period, the landlord can file a formal eviction case in county court.

• Form JDF 99: Complaint in Forcible Entry and Detainer
  - Use: Landlord files this to begin official court process.
  - See Eviction Forms by Colorado Judicial Branch
• An official court summons and complaint will be served to you, usually by a sheriff or process server.

Important: Respond quickly if you are served court paperwork. Missing the deadline can result in the landlord winning automatically ("default judgment").

4. Attending Court

A hearing will be set, usually 7-14 days after the lawsuit is filed. You have the right to attend, explain your situation, and present any defenses. If you did not break the lease or the landlord did not follow proper procedures, the judge may dismiss the case.

• Form JDF 98: Answer Under Simplified Civil Procedure
  - Use: You may file this form to provide your defense in writing before the hearing.
  - Download Answer Form (JDF 98)
  - Example: Use this to explain if you have paid rent or believe there was a mistake.

5. Judgment and Order of Possession

If the court rules in favor of the landlord, a judgment for possession is entered. Typically, you will have at least 48 hours after judgment before a sheriff can physically remove you.

• Form JDF 104: Writ of Restitution
  - Use: Requested by landlord and issued by court to authorize sheriff’s removal.
  - View Official Writ of Restitution (JDF 104)

In summary, you must receive written notice, have time to respond, and can tell your side in court before a judge issues an eviction order.

Your Rights and Protections as a Colorado Renter

• All eviction steps must follow the Colorado Revised Statutes Title 13, Article 40 (C.R.S. 13-40).
• Landlords must provide accurate, timely notice and use correct legal forms.
• Certain renters have extra protections, including for active military or in government-subsidized housing.
• You can stay in your home until a court orders otherwise – landlords cannot lock you out or remove belongings without a writ from the court.

Knowing the eviction timeline helps you make informed choices and access help if needed.

FAQ: Colorado Eviction Process for Renters

1. How much notice must a landlord give before eviction in Colorado?
   Usually, a written 10-Day Notice to Cure or Quit is required for most lease violations or late rent. This gives you 10 days to resolve the issue or move.
2. What should I do if I receive an eviction notice?
   Read the notice carefully. If possible, fix the issue (pay rent, correct the violation) within the notice period. If you have questions or concerns, contact legal aid or the court right away.
3. Can a landlord evict me without going to court in Colorado?
   No. Landlords must file a formal eviction lawsuit with the court. Only a judge can order your removal with a writ; "self-help" evictions are illegal.
4. How long does an eviction take in Colorado?
   The entire process—from notice to removal—can take as little as 3-6 weeks, depending on how quickly each step is completed and if you respond on time.
5. Where can I find official forms and more information?
   Official Colorado eviction forms, timelines, and resources are available on the Colorado Judicial Branch Housing Forms page.

Conclusion: Key Takeaways for Colorado Renters

• The eviction process has strict legal steps; knowing each stage protects your rights.
• Always respond quickly to notices or court documents to avoid default judgments.
• Seek legal help or call the court if you have questions or need support—free and low-cost resources are available to renters.

Staying informed can help you manage eviction risks and find safe housing solutions.

Need Help? Resources for Renters

• Colorado Judicial Branch – Housing Eviction Forms & Guides
• Colorado Legal Services – Free Legal Help for Renters
• HUD Colorado Tenant Resource Directory
• Colorado Department of Local Affairs – Landlord/Tenant Rights

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1. Colorado Revised Statutes Title 13, Article 40 (Evictions & Forcible Entry & Detainer)
2. Official Eviction Forms – Colorado Judicial Branch
3. Colorado Department of Local Affairs – Landlord-Tenant Law

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