Colorado Eviction Notice Template (C.R.S. § 13-40-104)
Before a landlord can file an eviction case, most states require a written notice that tells the tenant what is wrong and how long they have to fix it or move out. Answer the questions below to create a clear, professional notice — then check it against your state and local rules before you serve it.
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Free to preview[Landlord or property manager name]
[Your address and phone for the tenant to reach you]
October 15, 2026
To: [Tenant name(s)]
and all other occupants of
[Rental property address]
Re: [Type of notice] — [Rental property address]
Dear [Tenant name(s)],
This letter is formal written notice to you as the tenant of the property at [Rental property address]. Type of notice: [Type of notice].
The reason for this notice is as follows:
[Reason for this notice]
Within [Notice period in days] days after this notice is delivered to you, you must [What the tenant must do within that time]. If this notice is delivered to you on October 15, 2026, that period ends on October 15, 2026.
This notice is given under Colorado Revised Statutes § 13-40-104, which requires written notice to the tenant before a landlord may file an eviction case.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
[Landlord or property manager name]
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
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How eviction notices work in Colorado
Colorado's forcible entry and detainer law, C.R.S. § 13-40-104, requires a written 10-day demand before filing for unpaid rent; the tenant can stay by paying in full within that time. A material lease violation also calls for a 10-day notice to comply, while a substantial violation, such as certain violent or drug-related crimes on or near the premises, allows a three-day notice to quit. A five-day period applies instead under an exempt residential agreement, which is a lease of a single-family home from a landlord with five or fewer such rentals that says so in the lease.
Since April 2024, Colorado's for-cause eviction law, House Bill 24-1098, requires most residential landlords to have a listed reason to end a tenancy once the tenant has lived there 12 months. No-fault reasons, such as the owner moving in or major renovation, generally require 90 days' written notice, so month-to-month notice periods depend on the tenancy. Every demand must describe the premises and the violation, give the date and time to move out, and be signed by the landlord or an agent.
If the tenant does not pay, cure or move out, the landlord files an eviction case in county or district court. Colorado prohibits self-help: under C.R.S. § 38-12-510, a landlord may not remove or exclude a tenant without court process, including by shutting off utilities or removing doors, windows or locks. A tenant who is unlawfully removed can recover actual damages plus the greater of three months' rent or $5,000. Only a writ of restitution, carried out by the sheriff, can remove a tenant.
What to do, step by step
Check your state and local rules first
Look up the notice period, required wording and delivery method for your state, county and city. Many places set different periods for unpaid rent, lease violations and ending a tenancy, and some cities add their own just-cause rules.
Fill in the notice
Answer the questions above. Name every adult tenant on the lease, state the facts plainly and enter the exact number of days your rules require.
Serve it the way your state requires
States specify how a notice must be delivered — commonly hand delivery, leaving it with an adult at the home, posting and mailing, or certified mail. A notice served the wrong way may have to be redone.
Record how and when you served it
Write down the date, time, method and who delivered it, and keep a copy of the notice. Courts often ask for this proof of service.
Wait out the full notice period
Don't change the locks, remove belongings or shut off utilities. If the tenant fixes the problem, accept it as your rules require; if not, the next step is filing an eviction case in court.
What if the tenant doesn't respond to the notice?
An eviction notice is not an eviction. It is the written warning most states require before you can go to court. If the notice period ends and the tenant hasn't paid, fixed the violation or moved out, the next step is to file an eviction case — often called an unlawful detainer or summary possession case — with your local court.
Until a judge rules in your favor and a court officer such as a sheriff or marshal carries out the order, the tenant has the right to stay. Changing the locks, removing the tenant's belongings, cutting off utilities or otherwise forcing them out is a so-called self-help eviction, which is illegal in nearly every state and can expose you to damages.
Courts look closely at the notice itself. If the period was too short, the wording missed something your state requires or it was delivered the wrong way, the case can be dismissed and you may have to start over. Your local court's self-help center or a landlord association can tell you what your court expects.
Example Colorado eviction notice
A filled-in sample with made-up details, so you can see the finished result.
Greenway Rentals LLC
PO Box 2210, Lakeview, MN 55401 · (555) 201-4478
October 5, 2026
To: Taylor Brooks and Jamie Brooks
and all other occupants of
56 Willow St, Unit 3, Lakeview, MN 55402
Re: Notice to pay rent or quit — 56 Willow St, Unit 3, Lakeview, MN 55402
Dear Taylor Brooks and Jamie Brooks,
This letter is formal written notice to you as the tenant of the property at 56 Willow St, Unit 3, Lakeview, MN 55402. Type of notice: Notice to pay rent or quit.
The reason for this notice is as follows:
Rent of $1,450 for the month of September 2026, due on September 1, 2026, has not been paid, despite a reminder sent by email on September 10.
The total amount of rent now due is $1,450.00.
Within 14 days after this notice is delivered to you, you must pay the full amount of rent owed or move out of the property. If this notice is delivered to you on October 5, 2026, that period ends on October 19, 2026.
This notice is given under Colorado Revised Statutes § 13-40-104, which requires written notice to the tenant before a landlord may file an eviction case.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
Greenway Rentals LLC
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
Frequently asked questions
How long does a Colorado tenant have to pay after a demand?
Ten days after the written demand is served, for most residential tenancies. If the tenant pays all rent owed within that time, the tenancy continues. Under an exempt residential agreement the period is five days, and employer-provided housing uses three days. The lease cannot waive this notice.
Can a Colorado landlord end a tenancy without a reason?
For most residential tenants who have been in place for at least 12 months, no. Colorado's 2024 for-cause eviction law limits termination to listed reasons, such as nonpayment or lease violations, or certain no-fault reasons with 90 days' notice. Some housing, like certain owner-occupied homes and duplexes, is exempt.
What notice is needed for a lease violation in Colorado?
Usually a 10-day notice to comply or quit, which lets the tenant fix the violation. A repeat violation of the same term allows a 10-day notice to terminate without another chance to cure. Substantial violations, such as serious criminal acts on or near the property, allow a three-day notice.
Can I shut off utilities to get a Colorado tenant to leave?
No. Colorado law treats willfully cutting off utilities or removing doors, windows or locks as an unlawful removal. Regaining possession requires a court judgment and a writ of restitution, which cannot issue until 48 hours after judgment. Self-help can cost actual damages plus the greater of three months' rent or $5,000.
How much notice do I have to give a tenant?
It depends on your state, sometimes your city, the type of notice and the lease. Periods for unpaid rent can be as short as a few days or as long as a month, and notices ending a month-to-month tenancy are often 30 days or more. Check your state's landlord-tenant law and any local ordinance before serving.
Is an eviction notice the same as being evicted?
No. A notice only starts the process. If the tenant doesn't comply, the landlord must file a case in court and win a judgment. Only a court order, carried out by a sheriff, marshal or similar officer, can legally remove a tenant from the property.
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