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The Property Buyers:

Colorado Eviction Laws Explained: What Landlords Can Do When Tenants Won’t Pay Rent

Dealing with a problem tenant can be stressful, costly, and time-consuming. In Colorado, landlords can’t just change the locks or shut off utilities — every eviction must go through the court system. If you’re a landlord struggling with non-paying tenants, lease violations, or renters refusing to move out, it’s important to understand the eviction process and know your options.

At The Property Buyers, we work with Colorado landlords every day who are tired of chasing rent checks and dealing with tenant headaches. Since 2008, we’ve been a trusted Colorado home buyer, helping landlords & Property Managers sell their rental properties quickly for cash.

What Is an Eviction in Colorado?

An eviction is the legal process a landlord must follow to remove a tenant and their belongings from a property. Common reasons landlords file for eviction include:

Non-payment of rent
Lease or rental agreement violations
Tenants staying past the lease term

Because Colorado has strict tenant protection laws, landlords must carefully follow the rules. If you miss a step, the court may dismiss your case — meaning your problem tenant stays even longer.

Colorado Eviction Laws Overview

Colorado’s eviction laws are outlined in the Colorado Revised Statutes (C.R.S. Title 13 & Title 38). Under these laws, a landlord can evict a tenant either:

1) For cause – such as unpaid rent or lease violations.

2) For “just cause” (no-fault reasons) – like if you plan to sell the property, move in, or make major renovations.

Eviction for Nonpayment of Rent

If a tenant fails to pay rent, Colorado landlords must serve a 10-day notice to pay rent or quit. Some small landlords (with 5 or fewer rentals) may issue a 5-day notice if their lease specifies it.

If the tenant doesn’t pay within the deadline, the landlord can file an unlawful detainer lawsuit. However, tenants can stop the eviction anytime before judgment by paying the rent in full — which can delay the process even further.

Eviction for Lease Violations

If a tenant breaks the lease (such as causing property damage or engaging in illegal activity), landlords can serve a notice to comply or vacate. If the tenant doesn’t correct the violation, you may move forward with an eviction lawsuit.

Just Cause Evictions (No-Fault)

Since April 2024, Colorado has just cause eviction rules for tenants who have lived in a property for 12 months or more. That means you can’t simply refuse to renew a lease without a legally valid reason.

Selling the property and withdrawing it from the rental market
Moving in yourself (or a family member)
Major renovations or demolishing the property
Tenants refusing to sign a new reasonable lease
Repeated late rent payments

Most no-fault evictions require 90 days’ written notice.

The Eviction Process in Colorado

Here’s what typically happens if you pursue eviction:

Landlord serves notice (5-day, 10-day, 21-day, or 90-day depending on the situation).
If unresolved, the landlord files an eviction lawsuit.
Court hearing is scheduled — the tenant can raise defenses.
Judgment is entered. If the landlord wins, the court issues a Writ of Restitution.
Sheriff carries out eviction — only law enforcement can remove a tenant.

Colorado law strictly prohibits “self-help” evictions. Landlords cannot legally change locks, remove belongings, or shut off utilities to force a tenant out.

The Property Buyers will Buy you Rental with Bad Tenants

If you’re a landlord in Colorado dealing with tenants who won’t pay, won’t leave, or won’t take care of your property, the eviction process can feel overwhelming. Court filings, attorney fees, and lost rental income add up quickly.

We buy rentals with bad tenants, no real estate commissions or closing costs
We work with Landlords and Property Managers
We provide fair offers and close quickly, ensuring the heirs feel respected & treated fairly.
We approach every situation with empathy, knowing this is more than just a transaction.
Save Thousands of dollars in real estate commissions and closing fees.

We’ve helped many Colorado Landlords & Property Managers who are tired of dealing with bad tenants and want to sell the property quickly. We’ll make you a fair cash offer, and you can decide if it’s the right fit for you.