Important: Homzora is a housing research publisher, not a law firm, and nothing on this page is legal advice. This article is general information about the law as published by government and court sources at the time of writing, and it may not reflect later changes or the facts of your situation. Reading it does not create an attorney and client relationship. For advice about your situation, contact a licensed attorney or a legal aid organization in your state.
In the city of Denver, about 171,900 of 335,400 occupied homes, or 51.2 percent, are rented, according to the U.S. Census Bureau’s 2020 to 2024 American Community Survey (Homzora Denver dataset, Table B25003). The median gross rent is $1,831 a month (Homzora Denver dataset, Table B25064). For the many renters here, knowing how an eviction works under Colorado law can make the difference between losing a home on a missed deadline and keeping it.
This guide walks through each stage of a residential eviction in Denver: the notice, the court case, chances to pay and stay, appeals, and removal. It also explains why a landlord cannot lock you out on its own, and where to get free help. Deadlines in eviction cases are short, so if you have received a notice or court papers, contact a lawyer or legal aid office now.
Quick answers
- Nonpayment notice: 10 days in most cases (C.R.S. § 13-40-104).
- Pay to stay: the landlord must accept full payment until a judgment for possession (C.R.S. § 13-40-115).
- Removal: not before 10 days after judgment (C.R.S. § 13-40-122).
- Lockout penalty: at least the greater of 3 months’ rent or $5,000 (C.R.S. § 38-12-510).
The eviction timeline in Denver
| Stage | Timing | Source |
|---|---|---|
| Demand for compliance or possession | 10 days in most cases | C.R.S. § 13-40-104 |
| Summons | Appearance 7 to 14 days after issuance | C.R.S. § 13-40-111 |
| Answer | At or before the appearance date | C.R.S. § 13-40-113 |
| Writ | Not before 48 hours after judgment | C.R.S. § 13-40-122 |
| Removal | Not before 10 days after judgment, or 30 days for some tenants | C.R.S. § 13-40-122 |
These are minimum periods in the law. Court schedules, continuances, and appeals often make the real process longer, and a case can move faster if a tenant misses a deadline.
The notice
For unpaid rent, a Colorado landlord must give 10 days’ written notice demanding rent or possession, and the lease cannot waive it. The period is 5 days for an exempt agreement, meaning a landlord with 5 or fewer single family rentals who says so in the lease (C.R.S. § 13-40-104). The state court notice form also lists a 30 day period for CARES Act properties and notes that tenants receiving SSI, SSDI, or Colorado Works may have a right to free mediation before filing (Colorado Judicial Branch, JDF 99A Demand for Compliance). For a material lease violation, the notice gives 10 days to comply or leave (Colorado Session Laws 2024, Chapter 113 (HB24-1098)).
Since April 2024, Colorado has required cause for most evictions, and no fault grounds such as an owner move in need at least 90 days’ written notice, with exemptions including owner occupied homes and tenants with less than 12 months’ tenancy (Colorado Session Laws 2024, Chapter 113 (HB24-1098)). Colorado amends its landlord and tenant law often, so confirm current requirements with the court or a lawyer.
The court case
The landlord files in county court, and the summons sets an appearance date 7 to 14 days after it is issued (C.R.S. § 13-40-111). You must file a written answer at or before that date (C.R.S. § 13-40-113). If you answer, trial is set 7 to 10 days later (C.R.S. § 13-40-113).
Paying to stay
The landlord must accept full payment of the amount in the notice, plus rent that has come due since, at any time until a judge issues a judgment for possession. You can pay the landlord or the court, and the case is then dismissed. This right cannot be waived (C.R.S. § 13-40-115).
After judgment
No writ issues until 48 hours after judgment, and the officer may not remove you until at least 10 days after judgment, or 30 days if you receive SSI, SSDI, or Colorado Works. Removal must happen between sunrise and sunset (C.R.S. § 13-40-122). A writ expires 49 days after it issues (C.R.S. § 13-40-115). County court judgments are appealed to district court (C.R.S. § 13-40-117); the general civil rule sets 14 days to appeal (Colo. R. Civ. P. 411), and a tenant appealing a nonpayment judgment must deposit the rent found due plus rent as it accrues (C.R.S. § 13-40-118).
Lockouts and utility shutoffs
Removing a tenant without court process, shutting off utilities, or removing doors, windows, or locks is unlawful. A tenant can recover actual damages plus the greater of three times the monthly rent or $5,000, plus attorney’s fees (C.R.S. § 38-12-510).
Help in Denver
Denver pays for lawyers in eviction cases for households at or below 80 percent of area median income, runs a free eviction clinic in Room 163 of the City and County Building at 1437 Bannock Street, and lists Colorado Housing Connects at 1.844.926.6632 (City and County of Denver, Eviction Help). Colorado Legal Services provides free civil legal aid, including on evictions (Colorado Legal Services).
Free help in Denver
Colorado Legal Services provides free civil legal aid, including on evictions, at 303.837.1313 (Colorado Legal Services). For rental assistance, call 211 (211.org).
Fair housing
The federal Fair Housing Act prohibits discrimination in rental terms because of race, color, religion, sex, familial status, national origin, or disability (42 U.S.C. § 3604). HUD accepts complaints (HUD, File a Complaint).
What to do the day you get a notice
- Read the notice and write down the deadline, the amount claimed, and the reason given.
- Check the amount against your own records, and gather receipts or bank statements for every payment.
- Contact a legal aid office or tenant hotline right away, before the deadline passes.
- If you can pay, pay in a way that creates a record, and ask for a written receipt.
- If you need rental assistance, call 211 and ask about emergency rent programs.
- Do not move out or stop paying future rent without advice; either can hurt your case.
Preparing for your hearing
- Arrive early or log in early, and bring photo identification.
- Bring your lease, the notice, your payment records, and photos of any repair problems.
- Bring copies of every message with your landlord, organized by date.
- Write a short timeline of what happened so you can explain it clearly.
- Ask the court about mediation, interpreters, or a self help center if you need them.
Missing a hearing usually leads to a default judgment, so contact the court in advance if you have an emergency.
Talking with your landlord
Many evictions end in an agreement rather than a judgment. If you can catch up on rent over time, propose a specific payment plan in writing. If you plan to move, ask for a written agreement that sets a move out date, says how the deposit will be handled, and says whether the landlord will dismiss the case. Never rely on a verbal promise, and read any court agreement carefully before you sign it.
Common mistakes to avoid
- Ignoring court papers. The case keeps moving whether or not you respond.
- Missing the response deadline. Deadlines in eviction cases are short and strict.
- Paying in cash without a receipt. You may need to prove every payment.
- Leaving belongings behind. Ask how long you have to collect them.
- Assuming a lockout is legal. A landlord generally needs a court process to remove a tenant; see the lockout section above.
Rental assistance
Emergency rental assistance programs come and go, and many have limited funds. Call 211 or visit 211.org to ask what is available where you live (211.org). Ask whether the program will send a written commitment to your landlord, and tell the court if an application is pending.
Frequently asked questions
How long does an eviction take in Denver?
A 10 day notice, an appearance 7 to 14 days after the summons, and at least 10 days after judgment before removal (C.R.S. § 13-40-104; C.R.S. § 13-40-111; C.R.S. § 13-40-122).
Can I stop the eviction by paying?
Yes. The landlord must accept full payment until a judgment for possession (C.R.S. § 13-40-115).
Can I get a free lawyer in Denver?
Households at or below 80 percent of area median income can get free legal representation (City and County of Denver, Eviction Help).
Legal notice
Homzora is not a law firm and does not provide legal advice. Laws, court rules, and local programs change, and how they apply depends on your facts. Before you act on anything in this article, confirm the current rules with the court, a licensed attorney, or a legal aid organization.
Sources
- Homzora Denver dataset, Table B25003
- Homzora Denver dataset, Table B25064
- C.R.S. § 13-40-104
- C.R.S. § 13-40-115
- C.R.S. § 13-40-122
- C.R.S. § 38-12-510
- C.R.S. § 13-40-111
- C.R.S. § 13-40-113
- Colorado Judicial Branch, JDF 99A Demand for Compliance
- Colorado Session Laws 2024, Chapter 113 (HB24-1098)
- C.R.S. § 13-40-117
- Colo. R. Civ. P. 411
- C.R.S. § 13-40-118
- City and County of Denver, Eviction Help
- Colorado Legal Services
- 211.org
- 42 U.S.C. § 3604
- HUD, File a Complaint