In court-decided eviction outcomes for Welby, CO, tenants prevail in roughly 31.3% 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
95d
filing → judgment
From the moment an unlawful-detainer notice is filed in Welby, CO until a money judgment is entered, a contested eviction takes about 95 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$3.8–10.2k
legal + lost rent
A typical eviction in Welby, CO costs landlords $3,838 to $10,216 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,656
42% stretched on rent
Average gross rent in Welby, CO is $1,656 per month per the U.S. Census American Community Survey (5-year 2023). 42% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
27.5%
of households
27.5% of occupied housing units in Welby, 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
9.4%
5.2% unemp.
9.4% of Welby, CO residents live below the federal poverty line, and unemployment runs at 5.2%. 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
9.4% poverty · 5.2% unemp.
5.9
Supply constraint
$1,656 average · 27.5% renters
7.2
Rent Control risk
42.3% of income on rent
8.8
Eviction process difficulty
95 days filing → judgment
4.1
Tenant organizing strength
27.5% renters
5.8
Housing court bias
County bench composition
6.9
Geographic context
Risk heat across Welby and the region
Click any city to see its score
How Welby compares
Risk score vs. peers, county, state, and the U.S.
Rank in Adams County
High
#5of 17 cities
#5 of 17 cities in Adams County for landlord eviction risk.
Rank in Colorado
High
#79of 479 cities
#79 of 479 cities in Colorado for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
4.7
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 4.7/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+2.7 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
95d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,656/mo. A contested eviction takes 95 days and costs $3,838–$10,216 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
27.5%
Renters
The renters
Who you'll be renting to.
Out of 16,197 residents, 27.5% rent. 42% are spending 30%+ income on rent, 9.4% 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 4.1, housing court bias 6.9, rent-control risk 8.8. Standard process speed for the state.
50-yr trendProcess difficulty +-0.9 since '00
197620012026
Court-clerk data lands in the next release.
5.9
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 5.9. Supply constraint: 7.2. The numbers behind those: 9.4% poverty, 5.2% unemployment, 42% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Welby sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Welby · 95d · ~$7.0k all-in ($74/day) · score 4.7National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Welby, Colorado, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 4.7/10 (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.
Welby is a city of 16,197 residents where 27.5% of occupied units are renter-occupied, and the typical renter spends 42.3% of income on rent. At an average rent of $1,656/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 Welby eviction process actually works
Eviction process difficulty here reads 4.1/10, 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 Welby closes 95 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 Welby's timeline is usually the calendar, not the motion practice. Housing court bias scores 6.9/10 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 Welby runs $3,838 to $10,216 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 95 days of typical timeline and $1,656/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 5.8/10 in Welby, and the city sits at the top of the rent control risk spectrum (8.8/10). 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 Welby: 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 $10,216 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Welby
Trap · PRACTICAL TRAP
Cost-versus-timeline trade-off: at 95 days and roughly $10,216 on the high end, cash-for-keys at $4,086 to $6,129 typically beats the legal route for non-aggravated cases. Default judgment frequency is high under CRS 13-40 + HB23-1115.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Welby for any reason?
No, not for "any reason." While Colorado doesn't have a statewide "just-cause" eviction requirement for standard residential rentals, you still need a legal reason. This typically means non-payment of rent, a lease violation, or the expiration of a lease term with proper notice (91-day notice for month-to-month). You can't just decide you want them out without cause and proper notice.
Q2
What if my tenant pays part of the rent after I give them a 10-day notice?
If you accept any partial payment after issuing a 10-day pay-or-quit notice, you generally waive your right to proceed with that specific notice. You'd have to issue a new notice for the remaining balance. It's usually best to refuse partial payments if you intend to proceed with eviction, unless you have a clear, written agreement with the tenant that accepting partial payment does not waive your right to evict for the remaining balance. Consult your attorney.
Q3
How long does a tenant have to move out after a judge rules for eviction in Welby?
Once the judge issues an order for possession, the tenant typically has a short period, often 48 hours or a few days, before the sheriff can execute the writ of restitution and physically remove them. The exact timing depends on the court's order and the sheriff's schedule in Denver County.
Q4
Is rent control an issue for Welby landlords?
Currently, there is no statewide rent control in Colorado. However, Welby's sub-score for rent-control-risk is 8.8/10, which is very high. This indicates a significant risk of future rent control legislation being enacted at either the state or local level. Landlords should stay informed about legislative changes. Our Colorado rent control rules page tracks developments.
Q5
Can I charge a late fee if rent is overdue in Welby?
Yes, you can charge late fees in Welby, provided they are clearly stated in your lease agreement and are reasonable. Colorado law dictates that a late fee cannot exceed $50 or 5% of the past due rent, whichever is greater. You also cannot charge a late fee until rent is at least seven days late.
A 4.7/10 places Welby in the 90th 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 Welby (4.7/10)
Same risk band nationally · click any city for its full breakdown.
