Colorado 21-Day Notice to Terminate
Month-to-Month Tenancy Termination – C.R.S. § 13-40-107
As of January 1, 2025, Colorado’s HB 24-1098 requires landlords to have “just cause” to terminate or non-renew tenancies where the tenant has resided for 12 months or longer. This notice includes the required just cause documentation. For tenancies under 12 months, just cause is not required but landlords must still offer a renewal before non-renewal.
📊 Tenancy Duration (Determines Requirements)
📅 Notice Information
Notice Timing: The 21-day notice must be given before the END of the rental period. If rent is due on the 1st, notice should be served by the 10th of the prior month to end the tenancy on the 1st of the following month.
👤 Tenant Information
🏠 Rental Property
⚖️ Just Cause Reason (HB 24-1098)
Required for 12+ Month Tenancies: Select the valid just cause reason for this termination. Without a valid reason, the termination may be challenged and you could face penalties.
Select the reason for termination:
📋 Lease Renewal Offer (HB 24-1098 Requirement)
New Requirement: Under HB 24-1098, landlords must offer tenants a renewal before non-renewal, except in cases of lease violations or other just cause.
📜 Legal Notice
NOTICE OF TERMINATION OF MONTH-TO-MONTH TENANCY
Pursuant to Colorado Revised Statutes § 13-40-107 and in compliance with HB 24-1098, you are hereby notified that your month-to-month tenancy at the above-referenced premises will be terminated.
EFFECTIVE DATE OF TERMINATION: [Date will appear here]
REASON FOR TERMINATION: [Reason will appear here]
You are required to surrender possession of the premises and vacate on or before the termination date. Please return all keys to the landlord and leave the premises in clean condition.
If you fail to vacate by the termination date, the landlord may initiate legal proceedings to recover possession of the premises.
🚚 Move-Out Information
Security Deposit: Under C.R.S. § 38-12-103, the landlord must return the security deposit (less lawful deductions) within 30 days after termination, or 60 days if specified in the lease.
👔 Landlord/Agent Information
Landlord/Agent Signature
📬 Certificate of Service
Server’s Certification
Colorado 21-Day Notice to Terminate Month-to-Month Tenancy
When either a landlord or tenant wishes to end a month-to-month rental agreement in Colorado, they must provide at least 21 days’ written notice under C.R.S. § 13-40-107. However, significant changes under HB 24-1098 (effective January 1, 2025) now require landlords to have “just cause” for terminating tenancies of 12 months or longer.
HB 24-1098: Colorado’s Just Cause Eviction Law
Colorado House Bill 24-1098 introduced major changes to landlord-tenant law, including:
- Just Cause Required: Landlords must have a valid reason to terminate or non-renew tenancies of 12+ months
- Renewal Offer Required: Landlords must offer a renewal before non-renewal (with some exceptions)
- Documentation: The reason for termination must be stated in the notice
- Penalties: Improper terminations can result in damages and attorney fees
Valid “Just Cause” Reasons Under HB 24-1098
| Reason | Description |
|---|---|
| Non-Payment of Rent | Tenant failed to pay rent after proper notice |
| Material Lease Violation | Substantial breach of lease terms |
| Nuisance/Criminal Activity | Conduct that disturbs others or violates law |
| Owner/Family Move-In | Landlord or immediate family needs to occupy |
| Withdrawal from Market | Permanently removing property from rental market |
| Demolition/Major Renovation | Work requiring extended vacancy |
| Government Order | Compliance with code enforcement or other orders |
| Tenant Refused Renewal | Tenant declined a comparable lease offer |
Notice Timing Requirements
The 21-day notice period works as follows:
- Notice must be given at least 21 days before the end of a rental period
- The termination date should coincide with the end of a rental period (typically the last day of the month)
- If rent is due on the 1st, notice served on January 10 would terminate the tenancy on February 28 (not February 1)
What Tenants Can Do
Tenants who receive this notice have several options:
- Vacate by the termination date
- Challenge the notice if they believe it lacks valid just cause (for 12+ month tenancies)
- Negotiate with the landlord for additional time
- Seek legal assistance if they believe the termination is retaliatory or discriminatory
⚠️ Legal Disclaimer
HB 24-1098 significantly changed Colorado landlord-tenant law in 2024-2025. The just cause requirements and renewal obligations are new and may be subject to interpretation. Landlords should consult with a Colorado attorney to ensure compliance with these new requirements before terminating any long-term tenancy.
