Colorado Eviction Laws

Colorado rules on eviction for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.

Short answer: 10-day written demand to pay rent or deliver possession. Exempt residential agreements get 5 days; employer-provided housing gets 3 days. C.R.S. §§ 13-40-104(1)(d), 13-40-106, 13-40-115(4); 38-12-1502 (added by HB 25-1240)

The rules in Colorado

Notice for unpaid rent	10-day written demand to pay rent or deliver possession. Exempt residential agreements get 5 days; employer-provided housing gets 3 days. The tenant may pay the full amount in the notice, plus any rent that has since come due, at any time until the judge enters a judgment for possession. Payment can go to the landlord or the court, and the case is then dismissed. For a "covered dwelling" under the federal CARES Act (for example, housing with a federal subsidy or a federally backed mortgage), the landlord must also follow the notice rule in 15 U.S.C. § 9058(c) as enacted on March 27, 2020 (a 30-day notice to vacate), even if federal law later changes (C.R.S. § 38-12-1502, since May 29, 2025). The notice must be in English, Spanish, or the tenant's known primary language. It must also tell tenants who receive SSI, SSDI, or Colorado Works cash assistance that they have a right to mediation before filing (§ 13-40-106). A tenant cannot be evicted for unpaid late fees (§ 38-12-105(1)(d)). § 38-12-1502 text: HB 25-1240 (2025 Sess. Laws ch. 291, signed and effective May 29, 2025), https://leg.colorado.gov/bill_files/84209/download (bill page https://leg.colorado.gov/bills/hb25-1240). Source: C.R.S. §§ 13-40-104(1)(d), 13-40-106, 13-40-115(4); 38-12-1502 (added by HB 25-1240)
Notice for lease violations	10-day written notice to comply with the violated condition or covenant, or deliver possession (5 days for exempt residential agreements, 3 days for employer-provided housing). A repeat violation of the same covenant after a prior notice allows termination 10 days after written notice, with no cure. Substantial violations, such as certain violent or drug-related criminal acts, are handled under § 13-40-107.5. Source: C.R.S. §§ 13-40-104(1)(e), (1)(e.5), 13-40-107.5
Lockouts & utility shutoffs	Unlawful for a landlord to remove or exclude a tenant without court process, including by willfully cutting utilities or removing doors, windows, or locks. Exceptions are abandonment, mutual consent, and meth-lab cleanup rules. The tenant is awarded statutory damages equal to actual damages plus the higher of three times monthly rent or $5,000, plus attorney fees and costs, and the court may restore possession. The damages amount was increased by SB 24-094, effective for actions filed on or after May 3, 2024. Source: C.R.S. § 38-12-510

How an eviction case works in Colorado

Eviction cases are heard in: County court (district courts also have jurisdiction) in the county where the property is located.

Landlord serves a written demand or notice: 10 days for nonpayment or curable violations, 90 days for no-fault grounds, or as otherwise required. Cause is required for covered tenancies.
Landlord files a forcible entry and detainer complaint; records are automatically suppressed unless and until possession is granted
Summons commands the tenant to appear 7 to 14 days after the summons is issued; the tenant files a written answer at or before the appearance date
Tenant may pay the full amount owed until judgment for possession, and the case is then dismissed
Trial and judgment for possession, rent, and damages
Writ of restitution issues no sooner than 48 hours after judgment and expires after 49 days
Sheriff executes the writ in daytime, no sooner than 10 days after judgment (30 days for tenants receiving SSI, SSDI, or Colorado Works, with exceptions)

Landlords: how to evict a tenant in Colorado — steps, costs, timeline and forms.

Eviction court and fees by county

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Notice Deadline Calculator — Enter the date a notice was delivered and see the date it runs out under your state's law.

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Colorado Eviction Notice (Pay or Quit) — requirements and free draft

Colorado vs. neighboring states

Eviction: Colorado vs. neighboring states
State	Notice for unpaid rent	Notice for lease violations	Lockouts & utility shutoffs
Colorado	10-day written demand to pay rent or deliver possession. Exempt residential agreements get 5 days; employer-provided housing gets 3 days. The tenant may pay the full amount in the notice, plus any rent that has since come due, at any time until the judge enters a judgment for possession. Payment can go to the landlord or the court, and the case is then dismissed. For a "covered dwelling" under the federal CARES Act (for example, housing with a federal subsidy or a federally backed mortgage), the landlord must also follow the notice rule in 15 U.S.C. § 9058(c) as enacted on March 27, 2020 (a 30-day notice to vacate), even if federal law later changes (C.R.S. § 38-12-1502, since May 29, 2025). C.R.S. §§ 13-40-104(1)(d), 13-40-106, 13-40-115(4); 38-12-1502 (added by HB 25-1240)	10-day written notice to comply with the violated condition or covenant, or deliver possession (5 days for exempt residential agreements, 3 days for employer-provided housing). A repeat violation of the same covenant after a prior notice allows termination 10 days after written notice, with no cure. Substantial violations, such as certain violent or drug-related criminal acts, are handled under § 13-40-107.5. C.R.S. §§ 13-40-104(1)(e), (1)(e.5), 13-40-107.5	Unlawful for a landlord to remove or exclude a tenant without court process, including by willfully cutting utilities or removing doors, windows, or locks. Exceptions are abandonment, mutual consent, and meth-lab cleanup rules. The tenant is awarded statutory damages equal to actual damages plus the higher of three times monthly rent or $5,000, plus attorney fees and costs, and the court may restore possession. C.R.S. § 38-12-510
Arizona	5-day written notice of nonpayment stating that the landlord will terminate the rental agreement if rent is not paid within that time. Before an eviction is filed, paying all past-due rent plus a reasonable late fee set in a written lease reinstates the agreement. After filing, reinstatement also requires paying attorney fees and court costs. After judgment, reinstatement is at the landlord's discretion. A.R.S. § 33-1368(B)	10-day notice to cure a material noncompliance with the rental agreement. 5-day notice to cure a noncompliance with § 33-1341 that materially affects health and safety. A repeat of the same or similar violation allows a special detainer action 10 days after written notice. A material and irreparable breach on the premises (for example, illegal weapon discharge, assault, threatening, drug dealing, or serious property damage) allows a notice of immediate termination. A.R.S. § 33-1368(A)	If the landlord unlawfully removes or excludes the tenant, or willfully interrupts electric, gas, water, or other essential service, the tenant may recover possession or terminate the lease. In either case the tenant recovers the greater of up to two months' periodic rent or twice actual damages. A.R.S. §§ 33-1367, 33-1364(C)-(D)
Kansas	3 days' written notice to pay or the lease terminates (three consecutive 24-hour periods from delivery or posting; add 2 days if mailed). Before filing, a 3-day notice to leave the premises is also required; it may be combined with the RLTA notice. K.S.A. 58-2564(b); K.S.A. 61-3803	Written notice that the lease will terminate on a date at least 30 days after receipt unless the breach is remedied within 14 days. If the same or a similar breach recurs after the 14-day period, the landlord may give a 30-day termination notice with no opportunity to cure. K.S.A. 58-2564(a)	If the landlord unlawfully removes or excludes the tenant or willfully interrupts electric, gas, water or other essential services, the tenant may recover possession or terminate the lease and recover the greater of 1.5 months' rent or actual damages. K.S.A. 58-2563
Nebraska	7 calendar days' written notice of nonpayment and intent to terminate; landlord may terminate if rent is not paid within that time. Neb. Rev. Stat. § 76-1431(2)	Written notice of a material breach or breach affecting health and safety: tenant has 14 days to remedy, and the agreement terminates on a date at least 30 days after receipt of notice if not remedied. Repeat of substantially the same breach within 6 months: termination on at least 14 days' written notice (no cure). Violent criminal activity, illegal drug sales, or other activity threatening health/safety: 5 days' written notice, no right to cure. Neb. Rev. Stat. § 76-1431(1), (4)	Prohibited. If a landlord unlawfully removes or excludes the tenant, or willfully interrupts electric, gas, water, or other essential service, the tenant may recover possession or terminate, and recover an amount equal to three months' periodic rent as liquidated damages plus a reasonable attorney's fee. Neb. Rev. Stat. § 76-1430
New Mexico	3-day written notice of nonpayment and intent to terminate. Tender of the full amount due, in the manner stated in the notice, before the 3 days expire bars an action for nonpayment. NMSA 1978, § 47-8-33(D)	First material noncompliance: 7-day written notice to cure (tenancy ends in not less than 7 days if not remedied). Second material noncompliance within 6 months: 7-day notice to terminate with no right to cure. Substantial violation (serious criminal-type conduct): 3-day notice to terminate with no cure. NMSA 1978, § 47-8-33(A)-(C), (I)	Without a court order, an owner may not exclude or remove a resident by fraud, changing/plugging locks, blocking entrances, interfering with utilities or services, removing belongings, disabling appliances, or making the unit inaccessible/uninhabitable. Resident may abate 100% of rent for each affected day, recover a civil penalty of 2x monthly rent, recover possession or terminate, and get damages. NMSA 1978, §§ 47-8-36, 47-8-48(C)
Oklahoma	5 days' written notice demanding payment. If rent is not paid within 5 days after the notice, the landlord may terminate the rental agreement. The demand counts as a demand for possession; no further notice to quit is required. 41 O.S. § 131	Material noncompliance: written notice stating a termination date at least 15 days after receipt; tenant has 10 days to remedy, otherwise the lease ends on the stated date. A repeat breach allows immediate termination on written notice. Imminent, irremediable harm or criminal / drug-related activity allows immediate termination by filing forcible entry and detainer. 41 O.S. § 132(B)-(D)	Self-help eviction prohibited in effect: if a landlord wrongfully removes or excludes the tenant, the tenant may recover possession or terminate, and recover the greater of twice the average monthly rent or twice actual damages. If the landlord willfully or negligently cuts essential services, tenant may terminate, buy substitute services and deduct, recover diminished rental value damages, or obtain substitute housing excused from rent. 41 O.S. § 123; 41 O.S. § 121(C)
Utah	3 business days' written notice to pay rent and other amounts due or surrender the premises. Utah Code 78B-6-802(1)(c)	3 calendar days' written notice to perform the lease condition or surrender (cure allowed). 3 calendar days' notice to quit (no cure) for unauthorized assignment/subletting, waste, unlawful business, nuisance, or a criminal act on the premises. Utah Code 78B-6-802(1)(d)-(h)	Unlawful for an owner to willfully exclude a tenant from the premises in any manner except by judicial process (abandoned premises excepted). Utah Courts guidance: without a court order a landlord cannot change the locks, turn off utilities, or take the tenant's belongings. Utah Code 78B-6-814
Wyoming	3-day notice to quit. FED is allowed after rent is 3 days past due, and the written notice to leave must be served at least 3 days before the action is filed. W.S. 1-21-1002(a)(i), 1-21-1003	3-day notice to quit, with no statutory right to cure. FED is available against renters who violate the duties in W.S. 1-21-1204 or the prohibitions in 1-21-1205 (damage, interfering with others' peaceful enjoyment, unreasonably denying access). W.S. 1-21-1002(a)(vi), 1-21-1003, 1-21-1204, 1-21-1205	No statute — Wyoming has no law that expressly bans landlord lockouts or utility shutoffs. The statutes provide a court process instead: a landlord who wants a tenant out files a forcible entry and detainer (FED) case, and after judgment an officer executes the writ of restitution; only then may the sheriff remove the renter's belongings and prevent reentry. W.S. 1-21-1001 to 1-21-1017, 1-21-1211(a) (Title 1, Ch. 21, Arts. 10 and 12 checked)

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Colorado Eviction Laws FAQ

How much notice does a landlord have to give before evicting for unpaid rent in Colorado?

10-day written demand to pay rent or deliver possession. Exempt residential agreements get 5 days; employer-provided housing gets 3 days. The tenant may pay the full amount in the notice, plus any rent that has since come due, at any time until the judge enters a judgment for possession. Payment can go to the landlord or the court, and the case is then dismissed. For a "covered dwelling" under the federal CARES Act (for example, housing with a federal subsidy or a federally backed mortgage), the landlord must also follow the notice rule in 15 U.S.C. § 9058(c) as enacted on March 27, 2020 (a 30-day notice to vacate), even if federal law later changes (C.R.S. § 38-12-1502, since May 29, 2025). (C.R.S. §§ 13-40-104(1)(d), 13-40-106, 13-40-115(4); 38-12-1502 (added by HB 25-1240))

How much notice is required to evict for a lease violation in Colorado?

10-day written notice to comply with the violated condition or covenant, or deliver possession (5 days for exempt residential agreements, 3 days for employer-provided housing). A repeat violation of the same covenant after a prior notice allows termination 10 days after written notice, with no cure. Substantial violations, such as certain violent or drug-related criminal acts, are handled under § 13-40-107.5. (C.R.S. §§ 13-40-104(1)(e), (1)(e.5), 13-40-107.5)

Can a landlord change the locks or shut off utilities in Colorado?

Unlawful for a landlord to remove or exclude a tenant without court process, including by willfully cutting utilities or removing doors, windows, or locks. Exceptions are abandonment, mutual consent, and meth-lab cleanup rules. The tenant is awarded statutory damages equal to actual damages plus the higher of three times monthly rent or $5,000, plus attorney fees and costs, and the court may restore possession. (C.R.S. § 38-12-510)

General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.