Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from constituent census tracts, pop-weighted from real underlying ACS data.
Tenant beats landlord
39.1%
/ 100 outcomes
In court-decided eviction outcomes for North Washington, CO, tenants prevail in roughly 39.1% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
96d
filing → judgment
From the moment an unlawful-detainer notice is filed in North Washington, CO until a money judgment is entered, a contested eviction takes about 96 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$5.2–11.0k
legal + lost rent
A typical eviction in North Washington, CO costs landlords $5,172 to $11,002 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,219
67% stretched on rent
Average gross rent in North Washington, CO is $1,219 per month per the U.S. Census American Community Survey (5-year 2023). 67% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
37.0%
of households
37.0% of occupied housing units in North Washington, CO are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
29.8%
6.4% unemp.
29.8% of North Washington, CO residents live below the federal poverty line, and unemployment runs at 6.4%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +9.0% (2024)
8.3
Regional political climate
County-weighted neighbor mix
8.3
State political climate
Colorado legislature & governorship
4.7
Economic stress
29.8% poverty · 6.4% unemp.
8.3
Supply constraint
$1,219 average · 37.0% renters
6.8
Rent Control risk
67.2% of income on rent
9.6
Eviction process difficulty
96 days filing → judgment
4.2
Tenant organizing strength
37.0% renters
8.0
Housing court bias
County bench composition
9.3
Geographic context
Risk heat across North Washington and the region
Click any city to see its score
How North Washington compares
Risk score vs. peers, county, state, and the U.S.
Rank in Adams County
Very High
#2of 17 cities
#2 of 17 cities in Adams County for landlord eviction risk.
Rank in Colorado
Very High
#40of 479 cities
#40 of 479 cities in Colorado for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
4.8
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 4.8/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+2.8 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
96d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,219/mo. A contested eviction takes 96 days and costs $5,172–$11,002 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
37.0%
Renters
The renters
Who you'll be renting to.
Out of 294 residents, 37.0% rent. 67% are spending 30%+ income on rent, 29.8% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
8.3
Local + regional
The politics
Strong-tenant coastal market.
Local & regional political climate score 8.3 and 8.3 (Dem margin +9.0% (2024)). State climate at 4.7, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
4.7
State politics
The process
Moderate calendar, moderate friction.
State political climate 4.7/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 4.2, housing court bias 9.3, rent-control risk 9.6. Standard process speed for the state.
50-yr trendProcess difficulty +-0.8 since '00
197620012026
Court-clerk data lands in the next release.
8.3
Economic stress
The stress
Economic pressure is the real risk.
Economic stress: 8.3. Supply constraint: 6.8. The numbers behind those: 29.8% poverty, 6.4% unemployment, 67% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
North Washington sits in the slow & expensive quadrant
Bubble size = population · color = risk score
North Washington · 96d · ~$8.1k all-in ($84/day) · score 4.8National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in North Washington, Colorado, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 4.8/10 (MODERATE tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
North Washington is a city of 294 residents where 37.0% of occupied units are renter-occupied, and the typical renter spends 67.2% of income on rent. At an average rent of $1,219/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How North Washington eviction process actually works
Eviction process difficulty here reads 4.2/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in North Washington closes 96 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of North Washington's timeline is usually the calendar, not the motion practice. Housing court bias scores 9.3/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in North Washington runs $5,172 to $11,002 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 96 days of typical timeline and $1,219/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 8/10 in North Washington, and the city sits at the top of the rent control risk spectrum (9.6/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Colorado, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in North Washington: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a MODERATE tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Colorado's statutory language. Fix those four, and most cases settle or default. Skip them, and a $11,002 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in North Washington
Trap · CRS 13-40 + HB23-1115
Compare North Washington to nearby cities in Denver County via the related-cities grid below. Each municipality scores separately on the same nine sub-factors. State context: CRS 13-40 + HB23-1115.
05FAQ
Frequently asked questions
Q1
What if my tenant claims they'll pay "next week" after I serve a 10-day notice?
Do not accept partial payment or agree to extend the notice period verbally. If you accept any money, even a small amount, after serving the 10-day notice, you generally void that notice, and you'll have to start the 10-day process all over again. Stick to the notice. They either pay in full or move out. If they pay in full, the eviction process stops.
Q2
Can I evict a tenant in North Washington for minor lease violations?
Yes, but it depends on the violation. For non-monetary lease violations, you'll generally need to issue a notice to cure or quit, giving the tenant a chance to fix the problem. The specific notice period depends on the type of violation and the lease terms. If they don't cure, then you can proceed with an FED action. For serious violations that cannot be cured, like illegal activity, the notice period can be shorter. Always consult your lease and possibly an attorney.
Q3
How long does it really take to get a tenant out once I file in court?
After you file the FED action, it typically takes several weeks for the court hearing. If you win, the court will issue an order for possession, but the tenant still usually gets a few days to move out. If they don't, you then schedule the sheriff to perform the physical lockout. The entire court process, from filing to lockout, can easily add 4-8 weeks to your initial 10-day notice period, pushing the total to the typical 96 days.
Q4
Is it worth hiring an attorney for an eviction in North Washington?
Yes, almost always. Given the high eviction risk score (7.3/10), the 9.3/10 housing-court-bias, and the potential for procedural errors that can restart the entire 96-day process, an attorney is a wise investment. They ensure proper notices, court filings, and representation, which saves you time and money in the long run by preventing costly mistakes. The cost of an attorney is usually less than the lost rent from a botched eviction.
Q5
What are the biggest mistakes landlords make in North Washington evictions?
The top mistakes are: 1) Not serving notices correctly, 2) Accepting partial payments after a non-payment notice, 3) Failing to keep meticulous records, 4) Not following the 30-day security deposit return deadline, and 5) Trying to "self-help" evict (e.g., changing locks, turning off utilities), which is illegal and can lead to severe penalties. Play by the rules, no matter how frustrating.
A 4.8/10 places North Washington in the 95th percentile of Colorado cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to North Washington (4.8/10)
Same risk band nationally · click any city for its full breakdown.
