🟡 Standard protections

Eviction notice rules in Colorado

Nonpayment notice

10 days to pay or quit (C.R.S. §13-40-104(1)(d)); 5 days for exempt small landlords (5 or fewer units).

Lease-violation notice

10-day demand for compliance or possession for material lease violations (C.R.S. §13-40-104(1)(e)); 5 days for exempt small landlords. Repeat of the same violation within 6 months → 10-day quit with NO cure (§13-40-104(1)(e.5)).

Unconditional quit (no second chance)

3-day quit, no cure, for substantial violations — drug felonies, conduct endangering others, criminal acts carrying 180+ days (C.R.S. §13-40-107.5).

No-cause / end-of-tenancy notice

Just-cause law (HB24-1098): after 12 months, most landlords need statutory cause to end a lease. No-fault terminations need 90 days with a stated legal/factual basis + mediation advisement (C.R.S. §§13-40-107, 38-12-1303). Exempt small landlords: 91 days (1yr+), 28 days (6-12mo), 21 days (<6mo).

How the notice must be served

Personal delivery, leaving with a person 15 or older at the unit, or posting in a visible spot (cross-check only — verify against statute). Defective service = dismissal.

Your right to fix it (cure)

Nonpayment (10 days to pay — 5 for exempt); curable violations (10 days — 5 for exempt). No cure for repeat violations within 6 months (10-day quit) or substantial violations (3-day quit).

How days are counted

Day-counting rules (weekends/holidays) <em>reported — confirm with a licensed attorney</em>.

After the notice expires

Landlord must file a forcible entry and detainer complaint in county court. The tenant does NOT have to leave when the notice expires — only a court judgment and sheriff-enforced writ of restitution can remove the tenant.

Court timeline

Complaint and summons served at least 7 days before the return date; hearing follows; sheriff enforces the writ of restitution. Full timeline <em>reported — confirm with a licensed attorney</em>.

Retaliation & defenses

Retaliation barred and a defense to eviction, including against non-renewal and retaliatory rent increases (C.R.S. §38-12-509); discrimination defenses under state and federal fair housing law.

The one thing to remember: in Colorado, as in every state, a notice is not an eviction. Your landlord must file a case, serve you properly, and win before a judge. Only a court order can remove you.

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