How Much Does an Eviction Cost in Colorado? (2026)
Filing fees, sheriff costs, attorney fees, and lost rent, under C.R.S. § 38-12 (Tenants and Landlords)
Filing fees, sheriff costs, attorney fees, and lost rent, under C.R.S. § 38-12 (Tenants and Landlords)
A Colorado eviction typically runs $1,488–$4,114 uncontested and $4,358–$13,305 contested, under C.R.S. § 38-12 (Tenants and Landlords). Lost rent is almost always the largest line item.
Evicting a tenant in Colorado is a process governed by specific state law, primarily C.R.S. § 38-12 (Tenants and Landlords). This statute outlines the procedures, notice periods, and legal grounds a landlord must adhere to. Understanding these costs and timelines is critical for any landlord operating within Colorado, especially those with 1-20 units, where unexpected expenses can significantly impact your bottom line.
Unlike some states, Colorado does not have statewide "just-cause" eviction requirements. This means that while you must still follow proper notice procedures, you generally aren't restricted to specific reasons like lease violations or non-payment to terminate a tenancy (though a lease itself can impose such restrictions). However, this absence of statewide just-cause does not mean eviction is simple or inexpensive. It means the procedural requirements for notice and court filings become even more important.
The key regulators for eviction in Colorado are the state courts, specifically the county courts where the property is located. While there isn't a single overarching state agency directly overseeing every eviction proceeding, these courts interpret and enforce C.R.S. § 38-12. Local municipalities can also have their own specific landlord-tenant ordinances, adding layers of complexity. Always check local city and county rules in addition to state law.
For a landlord with a small portfolio, eviction costs in Colorado can quickly escalate. We are talking about far more than just court filing fees. You need to account for lost rent, attorney fees, court costs, potential property damage, and the time commitment involved. A single eviction can easily cost you upwards of $5,000 to $10,000 when all factors are considered, even if it proceeds relatively smoothly. This is a significant sum that directly impacts your profit margins.
Lost rent is often the largest component of eviction costs. If a tenant stops paying, you are losing income every day the process drags on. Colorado law requires a 10-day notice for non-payment of rent. This is just the start. If the tenant doesn't pay or vacate, you then proceed to court, which can take weeks or even months. During this period, you are unlikely to receive rent. For a property renting at $1,800 per month, two months of lost rent alone is $3,600.
Attorney fees are another major expense. While you can represent yourself in Colorado county court, it is generally not advisable for an eviction. The procedural requirements are strict, and a mistake can lead to delays or even dismissal, forcing you to start over. Expect attorney fees to range from $1,500 to $3,500 or more for a contested eviction. These fees cover drafting notices, filing court documents, attending hearings, and obtaining a Writ of Restitution.
Court costs include filing fees for the summons and complaint, which are typically a few hundred dollars. There are also service fees for the sheriff or a private process server to officially deliver the court documents to the tenant. These usually run from $50 to $150 per attempt. If the tenant evades service, these costs can increase.
Don't engage in self-help eviction. This is a critical point in Colorado. Do not change locks, turn off utilities, remove a tenant's belongings, or try to physically remove a tenant yourself. These actions are illegal and can result in significant penalties, including financial damages awarded to the tenant. Always follow the legal process, even if it feels slow or frustrating.
Do serve proper notice, every time. One concrete example of a common landlord mistake is improper notice. For instance, a landlord might serve a 3-day notice for non-payment when Colorado law specifically requires a 10-day notice for non-payment. If the notice is incorrect or not served properly (e.g., not delivering it in a way permitted by statute or lease), the court will likely dismiss your case, and you'll have to restart the entire process, incurring more lost rent and legal fees. Pay close attention to the specific notice periods: 10 days for non-payment, and a much longer 91-day notice for no-cause termination of a month-to-month tenancy (if the lease allows it and local ordinances don't restrict it further).
Another area where landlords often stumble is security deposits. Colorado has a 2.00 months security deposit cap. Any amount collected above this cap is illegal. strict rules govern how and when a security deposit must be returned or accounted for. Improper handling of a security deposit can result in the landlord owing the tenant three times the amount wrongfully withheld, plus attorney fees. This can turn a simple move-out into a costly lawsuit against you.
As of recent legislative sessions, Colorado has seen increased attention to tenant protections, which can impact eviction procedures and costs. While there isn't statewide just-cause eviction, some municipalities have adopted their own versions, and state legislators frequently introduce bills to expand tenant rights. For instance, recent legislative discussions have included proposals to lengthen notice periods for certain types of evictions, cap late fees, and provide additional legal aid resources for tenants. These changes, if enacted, can extend the eviction timeline, increasing lost rent, and add new procedural hurdles that require careful legal review. Staying informed about these legislative shifts is not optional; it's essential for compliance and cost management.
In summary, while Colorado does not impose statewide just-cause eviction, the state's landlord-tenant laws, particularly C.R.S. § 38-12, dictate a precise and often lengthy eviction process. For landlords with 1-20 units, the financial and time costs are substantial. Proper notice, strict adherence to legal procedures, and avoiding self-help measures are non-negotiable. Understanding these elements from the outset will mitigate your risks and help you manage the inevitable costs associated with evicting a tenant in Colorado.
| Cost Line | Uncontested | Contested |
|---|---|---|
| Notice prep & service | $75–$200 | $150–$350 |
| Court filing fee | $105–$200 (C.R.S. § 38-12 (Tenants and Landlords)) | |
| Process server | $75–$200 | |
| Attorney fees | $750–$3,500 | |
| Sheriff / constable lockout | $50–$200 | |
| Lost rent during process | $1,033–$2,214 (21–45 days @ $1,476/mo) | $2,953–$5,905 (60–120 days) |
| Cleaning, repairs, re-leasing | $800–$2,200 | $1,100–$5,200 |
| Total scenario | $1,488–$4,114 | $4,358–$13,305 |
Colorado eviction costs involve more than just filing fees. Understanding the local quirks, recent legislative changes, and county-specific rules saves landlords significant time and money. This section focuses on Colorado-specific issues for landlords with 1-20 units.
The primary statute governing landlord-tenant relations in Colorado is C.R.S. § 38-12 (Tenants and Landlords). Know it. Your eviction process starts with proper notice. For non-payment of rent, Colorado requires a 10-day notice to quit. For no-cause evictions, you must provide a 91-day notice. These are minimums. Do not shortchange these periods. Even one day off can restart the entire process.
While the state statute provides the framework, county courts handle the specifics. Filing fees vary by county and are subject to change. As of early 2024, expect a forcible entry and detainer (FED) complaint filing fee to be around $85 in most Colorado counties. Service of process adds another $40-$70 per tenant, depending on the process server. Some counties, like Denver, have specific programs or resources for tenants that can impact the speed and complexity of your case. Always check the specific county court website for current fee schedules and local rules.
Colorado caps security deposits at 2.00 months' rent. This is a hard cap. Do not exceed it. Returning security deposits also has strict timelines. You must return the deposit or provide a written itemized statement of deductions within 30 days of lease termination or tenant vacating, whichever is later. The lease can extend this to 60 days, but no longer. Fail this, and you risk treble damages (three times the amount wrongfully withheld) plus attorney fees. A common landlord mistake here: deducting for normal wear and tear. You cannot do it. Deductions are for damages beyond normal wear and tear, or for unpaid rent. Keep meticulous records and photos of property condition before and after tenancy.
Colorado does not have a statewide just-cause eviction requirement. This means for month-to-month leases or after a fixed-term lease expires, you can generally terminate with proper notice (e.g., the 91-day no-cause notice). However, this is an area of ongoing legislative interest. Some municipalities are considering or have enacted their own just-cause ordinances. Boulder, for instance, has stricter tenant protections. Always verify if your specific municipality has additional requirements beyond state law. Don't assume statewide rules are the only rules.
As of recent legislative sessions, Colorado lawmakers have shown increased interest in tenant protections. One significant change involves the implementation of a rental registry in some areas, and discussions around rent control or rent stabilization measures. While statewide rent control is currently prohibited, local jurisdictions are exploring options. Another area of focus has been the "warranty of habitability," requiring landlords to maintain premises in a fit and habitable condition. Failure to comply can lead to tenants withholding rent or terminating the lease without penalty, and can be a defense in an eviction case. Landlords need to stay current with these legislative shifts. They often add new procedural steps or defenses for tenants, increasing eviction complexity and cost.
A common error is miscalculating notice periods. For example, a landlord serves a 10-day non-payment notice on the 1st of the month, expecting the tenant out by the 11th. However, Colorado law typically counts the first day after service, and the last day is included. If the notice is served on Monday, day one is Tuesday. If the 10th day falls on a weekend or holiday, the deadline often extends to the next business day. This can push your court filing back by several days. Always factor in weekends and holidays when calculating notice periods. When in doubt, add a day or two. Better safe than having your case dismissed on a technicality.
After the notice period expires, you file a Forcible Entry and Detainer (FED) complaint. The court will set a return date, usually 7-14 days out. At the return date, the tenant can answer or request a continuance. If the tenant answers, a trial date is set, typically within another 7-14 days. If you win, you get an Order for Possession. This is not immediate removal. The tenant typically has 48 hours to vacate. If they don't, you must get a Writ of Restitution from the court and schedule a sheriff lockout. Sheriff fees for lockouts can range from $75-$150. This entire process, from notice to lockout, can easily take 3-6 weeks, even in an uncontested case. Contested cases take longer. Each delay costs you lost rent and additional legal fees.
Every dollar spent on tenant screening saves roughly $15–$25 in eviction and turnover costs. A rigorous screening protocol, verified income, rent-to-income ratio, prior landlord references, and a documented rubric, is the single highest-ROI move a Colorado landlord can make.
See our tenant screening guide for Colorado for the 5-point protocol used by NextGen Properties.
Denver metro market-rate: $7,500 to $18,900 all-in on a typical $1,800 unit. Direct legal $400 to $1,200. Lost rent during the 60 to 150-day case $3,500 to $9,000. Turn $2,000 to $5,500. Vacancy $1,300 to $2,700. Boulder runs higher ($9,000 to $22,000 on $2,200 units); Colorado Springs and Pueblo run lower ($4,500 to $10,000). The all-in is mid-pack nationally, closer to Washington than to Texas.
Denver County Court: $85. Most other Colorado counties: $85 to $135. Defendant (tenant) answer filing fee: $0 after HB 24-1099 (eliminated 2024). Sheriff service: $35 to $80 per defendant. Writ of restitution and sheriff execution: $50 to $100 combined. The fees are recoverable in the judgment.
Uncontested: 60 to 90 days from filing to lockout. Contested with represented tenant: 90 to 150 days. The 10-day pay-or-quit notice (extended from 3 days in 2019), the 7 to 14-day FED hearing scheduling, the HB 21-1121 mandatory 10-day delay between judgment and writ of restitution, and the 7 to 21-day sheriff lockout queue together produce the timeline. The HB 21-1121 delay lengthened every Colorado case by at least 10 days starting in 2021.
Five major statutes since 2020. HB 21-1121: capped rent increases at one per 12 months; mandatory 10-day delay between judgment and writ. SB 23-184: capped security deposits at 2 months; limited screening criteria. HB 23-1115: repealed local-rent-control preemption (effective August 2024); locals may now enact rent control. HB 24-1098: added just-cause requirements for certain property types. HB 24-1099: eliminated tenant filing fees for answers. The cumulative effect is to lengthen case timelines, increase tenant procedural protections, and shift Colorado from a landlord-friendly Mountain West state toward a Pacific Northwest profile.
Usually yes for higher-rent units. Denver and Boulder cash-for-keys offers run $1,500 to $5,000 plus return of deposit. Compare to $7,500 to $22,000 all-in for a contested Colorado case. For Colorado Springs or Pueblo units under $1,200/month, the direct legal cost is so low ($400 to $700) that running the eviction may be cheaper than cash-for-keys. The crossover point is around $1,300 to $1,500 monthly rent for most Colorado markets.
Informational only, not legal advice. Consult a licensed Colorado attorney. Source attribution in the Sources band below.