Colorado 3-Day Unconditional Quit Notice

Substantial Violation – No Opportunity to Cure – C.R.S. § 13-40-107.5

🚫 NO CURE ALLOWED – MUST VACATE
🚫 SERIOUS VIOLATION – NO OPPORTUNITY TO CURE:

This notice is ONLY for substantial violations under C.R.S. § 13-40-107.5 where the tenant has NO opportunity to fix the problem. This includes: illegal drug activity, violent felonies, conduct endangering safety, substantial property damage, or repeated violations after prior notice. The tenant must vacate within 3 days with no option to cure. Using this notice improperly can result in dismissal of your eviction case.

📅 Notice Information

🚫 TENANT MUST VACATE BY:
Enter notice date above

👤 Tenant Information

🏠 Rental Property

🚫 Type of Substantial Violation (C.R.S. § 13-40-107.5)

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Important: The 3-day unconditional quit notice can ONLY be used for the specific violations listed below. If your situation doesn’t fit these categories, you must use the 10-day notice to comply instead.

Select the applicable violation (check all that apply):

📝 Violation Details

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Documentation: Keep copies of police reports, photographs, video evidence, witness statements, and any prior notices. You will need this evidence if the eviction is contested in court.

📋 Prior Notice Information (For Repeat Violations)

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If this is a repeat violation, you must have served a prior Demand for Compliance (10-day notice) for the same or substantially similar violation. Keep a copy of the prior notice and proof of service.

📜 Legal Notice

NOTICE TO QUIT – SUBSTANTIAL VIOLATION

NO OPPORTUNITY TO CURE

Pursuant to Colorado Revised Statutes § 13-40-107.5 and § 13-40-104(1)(e.5), you are hereby notified that you have committed a substantial violation of your lease agreement and/or Colorado law.

NATURE OF VIOLATION: [Violation type]

YOU ARE REQUIRED TO:

Surrender possession of the premises and VACATE within THREE (3) DAYS from the date this notice is served upon you.

THIS VIOLATION CANNOT BE CURED. You have no right to remedy this violation and remain on the premises.

If you fail to vacate within 3 days, the landlord will file a Forcible Entry and Detainer (eviction) action in County Court to recover possession, damages, court costs, and attorney fees as permitted by law.

👔 Landlord/Agent Information

Landlord/Agent Signature

Signature of Landlord or Authorized Agent

📬 Certificate of Service

Server’s Certification

Server’s Signature

Colorado 3-Day Unconditional Quit Notice

The 3-Day Unconditional Quit Notice is the most serious type of eviction notice in Colorado. Unlike the 10-day notice to comply, this notice gives the tenant no opportunity to cure the violation – they must simply vacate within 3 days. This notice is reserved for the most serious lease violations under C.R.S. § 13-40-107.5.

When Can This Notice Be Used?

Colorado law strictly limits when a 3-day unconditional quit notice can be used. The “substantial violations” that justify this notice include:

Violation Type Description
Drug Activity Manufacturing, selling, distributing, or possessing with intent to sell controlled substances
Violent Felony Commission of a violent crime or felony on or near the premises
Endangering Safety Conduct posing imminent threat to health/safety of others
Substantial Damage Causing or permitting major property damage
Repeat Violation Same violation after receiving prior 10-day notice
Public Nuisance Operating a public nuisance as defined by law
Critical Warning: Using the 3-day unconditional quit notice improperly (when the violation doesn’t qualify) will likely result in your eviction case being dismissed. When in doubt, use the 10-day notice to comply instead.

Repeat Violations – Special Rules

One of the most common uses of the 3-day quit notice is for repeat violations. This applies when:

  • You previously served a 10-day Demand for Compliance for a specific violation
  • The tenant cured the violation within the 10-day period
  • The tenant then commits the same or substantially similar violation again

In this case, you can skip the 10-day cure period and go directly to the 3-day quit notice because the tenant already had one chance to cure.

Evidence You Should Have

Before serving a 3-day unconditional quit notice, gather evidence to support your case:

  • Police reports – Essential for drug or violence-related violations
  • Photographs/video – Document property damage or conditions
  • Witness statements – Written statements from neighbors or staff
  • Prior notices – Copies of any previous notices served
  • Incident logs – Dated records of complaints or incidents

What Happens After Service?

  1. Day 1-3: Tenant has 3 days to vacate (no cure option)
  2. Day 4+: If tenant hasn’t vacated, landlord can file FED complaint in County Court
  3. Court Hearing: Typically scheduled within 7-14 days
  4. Judgment: If landlord wins, court issues Writ of Restitution
  5. Enforcement: Sheriff enforces writ, tenant has 48 hours to leave

Tenant Defenses

Tenants may contest a 3-day quit notice by arguing:

  • The violation doesn’t qualify as “substantial” under C.R.S. § 13-40-107.5
  • The landlord lacks sufficient evidence
  • The notice wasn’t properly served
  • Retaliation for exercising legal rights
  • Discrimination based on protected class

⚠️ Legal Disclaimer

This is the most serious eviction notice in Colorado and should only be used for genuine substantial violations. Misuse can result in case dismissal, counterclaims, and potential liability. Given the serious nature of these violations (often involving criminal activity), strongly consider consulting with a Colorado attorney before serving this notice. If there is any criminal activity involved, contact law enforcement as well.