Free Colorado 10-Day Notice to Comply or Quit (Lease Violation)
Colorado lease violation notice under C.R.S. §13-40-104(1)(e). Tenant has 10 days to cure a substantial violation (curable) or vacate. Incurable violations under §13-40-107.5 require a separate 3-day notice to quit. HB 24-1098 just-cause framework may apply.
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Colorado 10-Day Notice to Comply or Quit — Step-by-Step Guide
Covers C.R.S. §13-40-104(1)(e), HB 24-1098 just-cause framework, and curable vs. incurable violations
A Colorado 10-Day Notice to Comply or Quit (Lease Violation) is the statutory pre-eviction notice for substantial lease violations under C.R.S. §13-40-104(1)(e). The notice gives the tenant 10 days to cure curable violations or vacate. Incurable violations require a separate 3-day notice to quit under §13-40-107.5. For tenancies of 12+ months, HB 24-1098‘s statewide just-cause framework adds an additional procedural overlay.
Complete the 10-Day Notice to Comply or Quit (Lease Violation)
Complete the form below to generate a Colorado 10-Day Notice to Comply or Quit (Lease Violation). The notice must specifically identify the violation, the lease provision violated, the deadline to cure (or notice of incurable violation), and proper service. Vague or improperly served notices can be dismissed by the court and force you to start over — a leading cause of failed evictions in Colorado.
⚠ Curable vs. Incurable Violations
Most lease violations are CURABLE — the tenant gets a deadline to fix the problem. Some are INCURABLE under state law (drug activity, violence against other tenants, repeated material violations within a specific period). In Colorado, most lease violations are CURABLE (10-day cure period). INCURABLE violations under C.R.S. §13-40-107.5 typically include: drug-related criminal activity on premises, violent crime, deliberate property destruction (substantial dollar value), and repeated material violations within 12 months. For incurable violations, use a 3-day Notice to Quit (separate form) instead of this 10-day cure notice. Using the wrong type of notice can dismiss your eviction case.
1. Tenant Information
2. Rental Property
3. Lease Violation
4. Cure Required (or Notice of Incurable Violation)
Colorado requires 10 days. 10 days counted from the day after proper service. Service must comply with C.R.S. §13-40-108. The deadline extends to the next business day if it falls on a weekend or court holiday (C.R.C.P. 6).
5. Method of Service
6. Landlord / Agent Signature
🏛 Colorado Just-Cause Framework — HB 24-1098 (For-Cause Eviction Law)
✓ For-Cause Eviction Law (HB 24-1098, effective April 19, 2024) — CRS §§38-12-1301 to 1307
Colorado enacted HB 24-1098 (“Cause Required for Eviction of Residential Tenant”), effective April 19, 2024. The law applies to tenancies of 12+ months continuous occupancy in non-exempt residential premises. For covered tenancies, the landlord must follow a specific procedural sequence:
The Just-Cause Sequence:
- Cure notice FIRST: Serve this 10-Day Notice to Comply or Quit and give the tenant a meaningful opportunity to cure.
- Quit notice SECOND (if applicable): Only if the tenant fails to cure may the landlord then serve a notice to quit / vacate.
- FED action THIRD: If the tenant fails to vacate after the quit notice, the landlord may file the Forcible Entry and Detainer action.
Skipping the cure step for a covered tenancy is one of the most common procedural errors in Colorado and routinely results in dismissal of the eviction action.
Exemptions from HB 24-1098 include: short-term rentals (under 30 days), owner-occupied or owner-adjacent rental properties, employer-provided housing, tenancies under 12 months, and certain other narrow categories. Verify exempt status in writing where exemption is claimed.
Colorado joins California, New Jersey, Oregon, Washington, and New Hampshire as one of only six U.S. states with statewide just-cause requirements. For background on Colorado’s broader eviction framework, see the comprehensive Colorado eviction notice laws guide. For information on the related rent default process, see the Colorado 5-Day Notice to Pay Rent or Quit.
About the Colorado 10-Day Notice to Comply or Quit (Lease Violation)
Colorado’s lease-violation eviction process is governed by C.R.S. §13-40-104(1)(e), which requires the landlord to serve a 10-day notice for any ‘substantial violation’ of the lease that is not nonpayment of rent. The notice must specifically identify the violation, the lease provision violated, and give the tenant 10 days to cure (where the violation is curable) or vacate. Most lease violations are curable: unauthorized pets, noise, occupancy violations, smoking, parking, etc. Certain violations are typically INCURABLE under C.R.S. §13-40-107.5: drug-related criminal activity, violent crime against other tenants or staff, deliberate destruction, and repeated material violations within 12 months. For incurable violations, the landlord must use a 3-day unconditional quit notice (separate form) rather than this 10-day cure notice. Just-cause eviction protections under HB 24-1098 may add additional restrictions for tenancies of 12+ months.
Colorado Notice Framework
- Statute: C.R.S. §13-40-104(1)(e) (substantial lease violation)
- Notice period: 10 days to cure or quit
- Curable violations: unauthorized pets, noise, occupancy, smoking, parking, minor damage, unauthorized alterations
- Incurable (use 3-day notice instead): drugs, violence, deliberate destruction (substantial dollar value), repeated material violations within 12 months
- Service: per C.R.S. §13-40-108 (personal, substituted, or posted+mailed)
- Just-cause overlay: HB 24-1098 / CRS §§38-12-1301 to 1307 for tenancies of 12+ months
- Court: Colorado County Court (or District Court for higher-value cases)
- Filing form: FED Complaint (Colorado JDF 99)
Common Mistakes That Get Lease-Violation Notices Dismissed
- Using this 10-day notice for INCURABLE violations (drugs, violence) — use 3-day notice to quit instead
- Vague description of the violation — must be specific (what, when, where, who)
- Not citing the specific lease provision violated
- Improper service method (not following C.R.S. §13-40-108)
- Filing FED action before the 10-day period expires
- Treating minor/technical breaches as ‘substantial’ (subject to court challenge)
- Skipping the cure step for a tenancy covered by HB 24-1098 just-cause requirements
- Counting service day as day 1 (should count from the day AFTER service)
Curable vs. Incurable Violations
In Colorado, most lease violations are CURABLE — the tenant has the 10-day period to fix the problem. Examples: remove the unauthorized pet, stop the excessive noise, remove the unauthorized occupant, repair the damage, stop smoking. Certain violations are INCURABLE under C.R.S. §13-40-107.5: drug-related criminal activity on the premises, violent crime against other tenants or staff, deliberate destruction of property causing substantial damage, and repeated material violations within 12 months. For incurable violations, the landlord MUST use a 3-day notice to quit (no cure right) rather than this 10-day cure notice. Using the wrong notice type can dismiss the eviction.
Service Requirements
Under C.R.S. §13-40-108, the notice must be served by: (1) personal delivery to the tenant; (2) leaving the notice with an adult occupant at the premises AND mailing a copy; or (3) posting the notice in a conspicuous place on the premises AND mailing a copy (only when personal/substituted service is not reasonably possible). Document the service method, date, and any witnesses — this proof is required at the FED hearing.
What Happens If Tenant Cures Within the Deadline
If the tenant fully cures the violation within 10 days of proper service, the lease continues and the landlord cannot proceed with eviction on this notice. The cure must be COMPLETE — partial cure (removing one of two unauthorized pets) does not suffice. After the 10-day period expires without cure, the landlord may proceed to FED action. For repeat violations within 12 months, the violation may become incurable under §13-40-107.5. Proper tenant screening at move-in dramatically reduces the likelihood of recurring lease violations.
What Happens If Tenant Does Not Cure or Vacate
If the tenant does not cure or vacate within 10 days, the landlord may file a FED (Forcible Entry and Detainer) lawsuit in the county court. The court will set a hearing within 7-14 days. The landlord must prove: (1) the violation is substantial, (2) the notice was properly served, and (3) the tenant did not cure within the period. If the landlord prevails, the court issues a writ of restitution authorizing the sheriff to remove the tenant. The landlord may also seek money damages for unpaid rent through the cure period and attorney fees as permitted by lease and statute.
Local Colorado Jurisdictions
Local ordinances may impose additional requirements beyond C.R.S. §13-40-104(1)(e):
- Denver — Tenant Right to Counsel + Source of Income Protections. Denver’s Department of Housing Stability administers eviction-related programs.
- Boulder — Tenant Right to Counsel + additional procedural protections.
- Fort Collins — Limited additional tenant ordinances.
- Aurora — Limited additional tenant ordinances.
Verify local ordinance compliance before serving the notice. Colorado state law generally preempts local rent control but allows additional tenant procedural protections.
Related Colorado Forms & Resources
Prevent future violations — screen tenants properly
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⚖ Legal Disclaimer
This form is provided for general informational purposes only and does not constitute legal advice. Eviction is a complex legal proceeding with strict procedural requirements; improper notice or service can dismiss your case. For Colorado tenant resources, visit Colorado Division of Housing and review C.R.S. §13-40-104 and HB 24-1098 (CRS §§38-12-1301 to 1307). Consult a qualified Colorado landlord-tenant attorney before serving an eviction notice.
