Colorado eviction laws

The landlord serves a written 10-day demand for payment or possession (5 days for an 'exempt residential agreement': a single-family home leased by a landlord who owns 5 or fewer single-family rentals and gave the required notice in the lease). If the tenant pays all rent due within the period, the landlord may not file.

• For tenants whose rent is subsidized by a housing program, HB25-1240 requires a notice giving at least 30 days for nonpayment (similar to the federal CARES Act rule). VERIFY which properties are covered.
• Accepting partial payment after the demand can waive it unless the landlord follows the statute's rules on partial payments.

For a material lease violation, the landlord serves a 10-day demand for compliance or possession (5 days for an exempt residential agreement). If the tenant fixes the violation in time, the landlord may not file. A second violation after a prior notice may be ended with a 10-day notice to quit that does not allow cure.

For tenancies covered by HB24-1098 (tenant has lived there 12 months or more, not exempt), the end of the lease is not by itself a reason to evict: the landlord must offer renewal unless a listed for-cause or no-fault reason applies, and a no-fault non-renewal requires at least 90 days' written notice on the no-fault notice form. For exempt tenancies, the landlord gives a notice to quit based on the length of the tenancy.

• The 13-40-107 notice periods apply only to tenancies exempt from HB24-1098. For covered tenancies, use the 90-day no-fault notice (JDF 99C) and only for a listed no-fault reason.
• Double-check with the court: Whether the tenancy is covered (12-month occupancy and exemptions) before choosing the notice.

For covered tenancies, a landlord may end a tenancy without tenant fault only for a listed reason: demolition or conversion to non-residential use, substantial repairs or renovation, landlord or a family member moving in, withdrawal of a single-family home or condo from the rental market for sale, the tenant's refusal to sign a new agreement with reasonable terms, or a history of late payment (more than two late payments). At least 90 days' written notice is required (45 days in some active-military situations). For exempt tenancies, the 13-40-107 notice periods apply.

• For tenancies exempt from HB24-1098 (e.g., tenant there less than 12 months), use JDF 99B with the 13-40-107 periods instead (month-to-month: 21 days).
• Double-check with the court: Local ordinances (e.g., Denver, Boulder) may add relocation or registration requirements.

For a 'substantial violation' (for example, certain violent or drug-related crimes on or near the premises, or acts that seriously endanger others or cause substantial property damage), the landlord may serve a 3-day notice to quit with no chance to cure.

• Victims of domestic violence or unlawful sexual behavior have special protections; only the aggressor may be evicted for a substantial violation in a shared lease (HB25-1168).