Do you find yourself needing to evict a tenant, but you’re not sure about the legal process in Colorado?
We can help. As local property managers in Colorado Springs and throughout nearby communities, we spend a lot of time staying up to date on the laws that govern rental properties here. We know that eviction is disruptive and emotional, and we do everything we possibly can to avoid it.
But sometimes, it’s the only way to get your property back and preserve your investment.
Here is our 2026 guide to the Colorado eviction process. We’ll outline the necessary steps, the important timelines, and all the legal requirements involved in this complex process.
Quick Summary:
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Just Cause Requirements for Colorado Evictions
In Colorado, just cause evictions limit when a landlord can legally require a tenant to move out. These rules are designed to protect tenants from being displaced without a valid reason.
Common just causes for eviction include nonpayment of rent, repeated or substantial lease violations, criminal activity, refusal to allow lawful access, or failure to move out after the lease expires and the landlord has a legitimate reason not to renew. In some cases, a landlord may also have just cause if they plan to substantially renovate the property, take it off the rental market, or move into the unit themselves, though additional notice and documentation may be required.
What if you want to sell the property or move back into it yourself? In this case, you would need a no-fault eviction, which occurs when the tenant has done nothing wrong. Sometimes, no-fault evictions are restricted, allowed only under specific circumstances, or require longer notice periods and, in some cases, relocation assistance.
The key difference between for-cause and no-fault evictions is tenant responsibility. For-cause evictions are based on tenant actions or failures to comply with the lease, while no-fault evictions are driven by the landlord’s circumstances or plans for the property.
Before you begin the eviction process, make sure you have cause.
Step One in an Eviction: Deliver a Notice to Tenants
In Colorado, the type of eviction notice you must give depends on both the reason for ending the tenancy and the tenant’s situation. Each notice serves a different purpose and comes with its own timeline. Understanding which one applies is critical, because using the wrong notice can delay the eviction or invalidate it altogether.
- Demand for Compliance
This notice is used when the problem can be fixed and the landlord is giving the tenant a chance to stay. A Demand for Compliance applies to curable issues such as unpaid rent, significant lease violations, or disruptive behavior. The notice requires the tenant to correct the issue. For example, pay past-due rent or stop the violating conduct within a 10-day cure period. If the tenant comes into compliance within that timeframe, the tenancy continues.
- Notice to Terminate Tenancy
This notice is focused on ending the tenancy rather than fixing the problem. It is commonly used when a landlord is not renewing a month-to-month or at-will tenancy, when a tenant has committed a serious violation such as a drug- or violence-related felony, or when the tenant has repeatedly violated the lease. The required notice period varies depending on the circumstances and can range from 3 days to as long as 91 days.
- Notice of No-Fault Eviction
A no-fault eviction applies when the tenant has done nothing wrong, but the landlord is choosing not to continue the rental. Common examples include the landlord or a family member moving into the property as a primary residence or the owner removing the property from the rental market to sell it. In these situations, Colorado requires a 90-day notice before the tenancy can end.
Filing the Eviction in Court
Maybe the tenant has not paid the past due rent in the 10 days your notice has provided.
If this is the case, you are entitled to file for an eviction in court. You’ll pay a filing fee and complete a Summons and Complaint for the repossession of the property. In Colorado courts, this is called a Forcible Entry and Detainer. In addition to the court paperwork, you’ll need to provide a copy of the lease agreement and a copy of the notice that you lawfully served before moving to this step.
The notice needs to be served in person or it can be posted at the property with a copy mailed. We recommend having the tenant personally served with the Complaint, Summons, and blank Answer form at least 7 days before the scheduled court hearing. As the landlord, you cannot be the person who serves this paperwork. Hire a process server. It’s a good idea to mail a copy of this correspondence as well.
Once your case is filed in the courts and the tenants have been served, your tenant has approximately 14 days to respond by filing an answer or appearing in court for a brief hearing. If the tenant doesn’t show up or respond, you may request a default judgment, which can fast-track property possession. If the tenant does respond, the case will proceed with a more formal court hearing.
Eviction Hearing and Court Judgment
Mediation may be ordered before the hearing in order to come to an agreement. At this point, you and your tenant may agree to a move-out date or perhaps a payment arrangement will be put into place, allowing a tenant who has not paid rent to stay in the home and catch up with whatever amount is overdue.
Something that’s important to remember: if anyone does not show up for the hearing, the other party will win automatically. Make sure you’re there. If you’re not there, make sure your attorney or property manager is there to argue your case.
At the hearing, each side will make their case to the judge. If your tenant responds, they may argue procedural errors or make habitability claims in order to avoid the eviction and buy themselves some time.
There are two typical outcomes:
- When the judge rules in favor of the landlord, the tenant must move out within 48 hours, unless the court orders otherwise. If the tenant fails to move out in that time, the Court may issue a Writ of Restitution, directing the Sheriff to remove the tenant(s) from the property.
- If the tenant wins the judge’s ruling, they get to stay.
Taking Back Your Property After an Eviction
In a Colorado eviction case, the final lockout and repossession only occur after the court has entered a judgment in favor of the landlord. Winning the case does not mean the tenant is immediately removed. Instead, the landlord must take an additional step by requesting a Writ of Restitution from the court. This writ authorizes the county sheriff to physically return possession of the property to the landlord.
Colorado law requires a short waiting period after judgment before the writ can be issued, giving the tenant a final window to move out voluntarily. Once the Writ of Restitution is issued, it is delivered to the sheriff’s office, which is responsible for carrying out the lockout. Only the sheriff, and not the landlord or property manager, can legally remove a tenant or change the locks.
Timing is one of the most misunderstood parts of this process. Sheriff lockouts are handled on a first-come, first-served basis, and scheduling depends heavily on the sheriff department’s workload. In busy jurisdictions, especially in larger metro areas, it can take several weeks for a lockout to be scheduled. In some cases, enforcement of a writ may take up to seven weeks from the time it is issued.
Until the lockout occurs, the tenant technically remains in possession, and landlords must avoid any self-help actions that could create legal liability.
Timelines to a Colorado Eviction
How long will it take to evict a tenant and get your property back?
It’s hard to say. That’s going to depend on the workload of the courts, on the eviction type, and on the response provided by tenants to your eviction complaint. The timelines you need to be most concerned with include:
- The notice period. You cannot file an eviction until you’ve served a notice.
- The Summons service. It will be at least a week or two before your hearing.
- The Writ of Restitution will take at least 48 hours after you’ve won an eviction.
Navigating the Colorado eviction process in 2026 requires patience, precision, and a clear understanding of the law. From proper notice and filing requirements to court hearings and final lockouts, each step must be handled correctly to avoid costly delays or legal missteps.
When questions arise, working with experienced legal or property management professionals can help protect your investment and ensure the process is completed lawfully and efficiently. Contact us at Muldoon Associates, and we’ll partner with you to both avoid and manage evictions.
