How much notice does a Colorado landlord have to give before evicting for nonpayment?

Colo. Rev. Stat. sec. 13-40-104(1)(d) requires a 10-day notice to pay rent or quit. The 10 days run as calendar days. Colorado courts require precise demand language; overstated amounts or missing required disclosures void the notice.

Can I include late fees in the amount demanded?

No. The demand must be for past-due rent only. Including late fees, utilities, repair charges, or other non-rent items in the demand is a defect that can void the notice. If the lease has a separate late-fee provision, those amounts are pursued separately.

What happens if I accept partial payment after serving the 10-day notice?

Accepting partial rent after serving the 10-day notice may waive the notice and require a fresh notice for the remaining balance. Colorado courts have repeatedly voided unlawful detainer actions where the landlord accepted any portion of the rent demanded after the notice was served. Best practice: do not accept any payment during the notice period unless it is the full amount.

How is the 10-day notice served?

Colorado authorizes service by personal delivery to the tenant, leaving a copy with a person older than fifteen who resides on or is in charge of the premises, or, if no one is on the premises after attempts at personal service on two separate days, posting it in a conspicuous place on the premises (C.R.S. 13-40-108). No mailed copy is required. Email, text, and social media are generally not statutory service methods.

Can the tenant pay after the 10-day period expires but before I file the unlawful detainer?

Yes. The landlord may accept full payment any time before filing the unlawful detainer, and the late payment cures the default. Once the unlawful detainer is filed, the tenant generally has the right to redeem (pay the full judgment amount including court costs) up until judgment is entered. After judgment, the right to redeem ends.

What if the rental property is in a city with rent control?

Local rent control or just-cause jurisdictions often impose additional procedural requirements on top of the state 10-day notice. They may require a separate notice-of-eviction filing with the local rent board, additional disclosure language in the notice, or longer cure periods. Verify with the local rent board before relying solely on state law.

How long is the full eviction process if the tenant does not pay?

After the 10-day notice expires, the unlawful detainer is filed. The tenant has 5-21 days to respond depending on Colorado rules. If the tenant defaults, judgment can issue within 1-3 weeks. If contested, trial is set within 20-60 days. After judgment, the sheriff posts a notice to vacate before lockout. Total timeline: 30-90 days uncontested, 60-180 days contested.

⚖ Colorado Eviction Forms: 10-Day Pay-or-Quit Notice Late Rent Notice Rent Increase Notice All Colorado Forms

Free Colorado 10-Day Notice to Pay Rent or Quit

The statutorily-required 10-day notice a Colorado landlord must serve before filing eviction for nonpayment of rent. 10 calendar days under Colo. Rev. Stat. sec. 13-40-104(1)(d). Built for Colorado landlords.

Colorado 10-Day Notice Colo. Rev. Stat. sec. 13-40-104(1)(d) Free PDF 2026 Edition

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