In court-decided eviction outcomes for Idaho Springs, CO, tenants prevail in roughly 41.9% 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
98d
filing → judgment
From the moment an unlawful-detainer notice is filed in Idaho Springs, CO until a money judgment is entered, a contested eviction takes about 98 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$3.9–11.6k
legal + lost rent
A typical eviction in Idaho Springs, CO costs landlords $3,851 to $11,589 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,548
19% stretched on rent
Average gross rent in Idaho Springs, CO is $1,548 per month per the U.S. Census American Community Survey (5-year 2023). 19% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
25.8%
of households
25.8% of occupied housing units in Idaho Springs, 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
11.1%
3.1% unemp.
11.1% of Idaho Springs, CO residents live below the federal poverty line, and unemployment runs at 3.1%. 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 +16.6% (2024)
5.9
Regional political climate
County-weighted neighbor mix
5.9
State political climate
Colorado legislature & governorship
4.7
Economic stress
11.1% poverty · 3.1% unemp.
5.3
Supply constraint
$1,548 average · 25.8% renters
6.9
Rent Control risk
18.9% of income on rent
6.2
Eviction process difficulty
98 days filing → judgment
4.8
Tenant organizing strength
25.8% renters
6.7
Housing court bias
County bench composition
5.9
Geographic context
Risk heat across Idaho Springs and the region
Click any city to see its score
How Idaho Springs compares
Risk score vs. peers, county, state, and the U.S.
Rank in Clear Creek County
Low
#6of 9 cities
#6 of 9 cities in Clear Creek County for landlord eviction risk.
Rank in Colorado
Moderate
#245of 479 cities
#245 of 479 cities in Colorado for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
4.3
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 4.3/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+2.6 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
98d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,548/mo. A contested eviction takes 98 days and costs $3,851–$11,589 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
25.8%
Renters
The renters
Who you'll be renting to.
Out of 1,986 residents, 25.8% rent. 19% are spending 30%+ income on rent, 11.1% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.9
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.9 and 5.9 (Dem margin +16.6% (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 4.8, housing court bias 5.9, rent-control risk 6.2. Standard process speed for the state.
50-yr trendProcess difficulty +-0.2 since '00
197620012026
Court-clerk data lands in the next release.
5.3
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 5.3. Supply constraint: 6.9. The numbers behind those: 11.1% poverty, 3.1% unemployment, 19% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Idaho Springs sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Idaho Springs · 98d · ~$7.7k all-in ($79/day) · score 4.3National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Idaho Springs, Colorado, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 4.3/10 (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.
Idaho Springs is a city of 1,986 residents where 25.8% of occupied units are renter-occupied, and the typical renter spends 18.9% of income on rent. At an average rent of $1,548/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 Idaho Springs eviction process actually works
Eviction process difficulty here reads 4.8/10, 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 Idaho Springs closes 98 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 Idaho Springs's timeline is usually the calendar, not the motion practice. Housing court bias scores 5.9/10 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 Idaho Springs runs $3,851 to $11,589 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 98 days of typical timeline and $1,548/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 6.7/10 in Idaho Springs, and the city carries meaningful rent control exposure (6.2/10). 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 Idaho Springs: 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 $11,589 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Idaho Springs
Trap · PRACTICAL TRAP
Compare Idaho Springs to neighboring cities in Gilpin County via the grid below. The 5.5/10 score is computed from nine sub-factors plus a state-law multiplier under CRS 13-40 + HB23-1115. Gilpin County 2020 presidential margin: D+9.3. Cross-reference the state overview link in the guides section for Colorado statutory detail.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Idaho Springs for no reason?
No, not exactly "no reason." If you have a month-to-month lease and want to terminate it without cause, you must provide a 91-day notice. For a fixed-term lease, you generally cannot terminate it without cause before the lease ends unless the tenant violates a lease term. Colorado does not have a statewide just-cause eviction requirement, but you still need to follow proper notice procedures.
Q2
How long does a tenant have to pay rent after it's due in Idaho Springs?
Your lease agreement should specify the rent due date and any grace period. If rent isn't paid, you can serve a 10-day pay-or-quit notice. This means the tenant has 10 days from receiving the notice to pay the full amount due or move out before you can file for eviction.
Q3
What if my tenant refuses to leave after the eviction is granted?
Once the court grants you a judgment for possession, you must obtain a Writ of Restitution. This document is then given to the local sheriff's department, who will schedule and execute the physical lockout. You, as the landlord, cannot physically remove the tenant yourself. Only the sheriff can enforce the eviction order.
Q4
Can I keep the security deposit for normal wear and tear in Idaho Springs?
No. You can only deduct from a security deposit for damages beyond normal wear and tear, unpaid rent, cleaning costs if the tenant didn't leave the unit reasonably clean, or abandonment of the premises. Normal wear and tear, like faded paint or minor scuffs, is expected and cannot be charged to the tenant.
Q5
Is it legal to offer "cash for keys" in Idaho Springs?
Yes, offering "cash for keys" is legal and often a smart business decision. It's a voluntary agreement where you pay the tenant a sum of money in exchange for them vacating the property by a certain date, leaving it clean, and surrendering the keys. It can save you significant time and money compared to a lengthy eviction process.
A 4.3/10 places Idaho Springs in the 54th 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 Idaho Springs (4.3/10)
Same risk band nationally · click any city for its full breakdown.
