Uncontested: 21–45 days ·
Contested: 60–120 days · Under C.R.S. § 38-12 (Tenants and Landlords)
The Colorado eviction process requires a court-ordered judgment before a landlord can remove a tenant. Timeline figures below begin after the pre-filing notice period expires and the landlord files the complaint with the court. Add 3–60+ days for the applicable pre-filing notice period (pay-or-quit, cure-or-quit, or no-fault) depending on the eviction reason.
Pre-filing notice: End of fixed-term lease for legitimate business reason
0 days
C.R.S. 13-40-104 (HB24-1098)
Court filing fee
$105–$200
C.R.S. § 38-12 (Tenants and Landlords)
Step-by-step Colorado eviction process
Day-by-day, every stage.
Each row's day-label is the cumulative start of that stage on the worst-case clock.
Pre-filingNoticeFileCourtLockout
3–90d
1
Stage 1 · Gate
Confirm cause and serve demand
Day 1
10-day demand for nonpayment or curable breach; 3-day for substantial violation; 90-day for no-fault under HB24-1098. Check just-cause coverage before serving.
1–3d
2
Stage 2 · Serve
File unlawful detainer in County Court
Day 91
County Court for the county. Filing fee $97-$135. Attach lease, demand, proof of service.
7–14d
3
Stage 3 · File
Service and 7-14 day return date
Day 94
Sheriff or process server delivers summons. Return date 7-14 days after filing.
0–14d
4
Stage 4 · Court
Hearing and judgment
Day 108
Bench hearing. Common defenses: improper notice, habitability, retaliation. Same-day judgment in uncontested cases.
3–14d
5
Stage 5 · Lockout
Writ of restitution and sheriff lockout
Day 122
No statutory post-judgment grace period. Sheriff executes within 10 days typically; Denver and Adams stretch to 14.
Day 136
✓
Possession recovered
Worst case · Day 136
Timelines begin at court filing, not notice service.
The Colorado timelines above start when the landlord files the eviction complaint with the court.
Add pre-filing notice periods (3–60 days depending on eviction reason) to get the full end-to-end timeline.
Self-help eviction, changing locks, removing belongings, or shutting off utilities, is illegal in Colorado and exposes the landlord to significant damages.
About this page. Researched and written by the NextGen Properties research team — the underwriters, asset managers, and acquisitions staff who have priced, bought, and operated rental property for more than two decades. Reviewed before publication by the NextGen Properties editorial desk. How we work: editorial guidelines · scoring methodology.
