Free Colorado 10-Day Notice to Pay Rent or Quit
Colorado pay-or-quit eviction notice under C.R.S. §13-40-104(1)(d). Current law requires 10 days to pay or vacate (extended from 3 days by HB23-1095, August 2023). Notice must be properly served before filing an FED action.
Free Colorado 10-Day Notice to Pay Rent or Quit — overview
⚠ Recent statutory change — page URL retains historic name
This page URL references “5-day” notice, but Colorado HB23-1095 (effective August 2023) extended the pay-or-quit period to 10 DAYS. The form below generates the current 10-day notice required by C.R.S. §13-40-104(1)(d). Serving a 3-day or 5-day notice today is procedurally defective and can dismiss your eviction case.
A Colorado 10-Day Notice to Pay Rent or Quit is a statutory pre-eviction notice required under C.R.S. §13-40-104(1)(d). The landlord must serve this notice properly and wait the full 10-day cure period before filing an FED (forcible entry and detainer) action in court.
Complete the 10-Day Notice to Pay Rent or Quit
Complete the form below to generate a comprehensive Colorado 10-Day Notice to Pay Rent or Quit. The notice must include the tenant’s full name, complete property address, exact amount owed, statutory deadline, and proper service. Improper notices can be dismissed by the court and force you to start over.
⚠ Procedural strict-compliance required
Courts strictly enforce notice requirements. Missing the statutory day-count, wrong amount, improper service, or omitting required language can result in dismissal of your eviction case. If you have any doubt, consult a Colorado landlord-tenant attorney before serving this notice.
1. Tenant Information
2. Rental Property
3. Amount of Rent Due
4. Deadline to Cure (Pay) or Quit (Vacate)
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 cannot fall on a weekend or court holiday (extends to next business day under C.R.C.P. 6).
5. Where and How Tenant Can Pay
6. Method of Service
7. Landlord / Agent Signature
About the Colorado 10-Day Notice to Pay Rent or Quit
Colorado’s pay-or-quit notice requirements were significantly changed by HB23-1095 in August 2023. The notice period was extended from 3 days to 10 days. The notice must state the exact amount of rent owed, the deadline to cure, and the consequences of failing to pay or vacate. Service must comply with C.R.S. §13-40-108. If the tenant pays the full amount owed within 10 days, the lease continues; if not, the landlord may file an FED action under C.R.S. §13-40-104. Just-cause eviction protections under HB24-1098 may apply to non-exempt tenancies of 12+ months.
Colorado Notice Framework
- Statute: C.R.S. §13-40-104(1)(d) (amended by HB23-1095, August 2023)
- Notice period: 10 days (was 3 days pre-2023)
- Service: per C.R.S. §13-40-108 (personal, substituted, or posted+mailed)
- Court venue: county court (FED action) under C.R.S. §13-40-104
- Just-cause eviction protections: HB24-1098 (12+ month tenancies, exemptions apply)
Common Mistakes That Get Eviction Notices Dismissed
- Using the OLD 3-day or 5-day form (now legally insufficient under HB23-1095)
- Miscalculating the deadline — must be 10 days from proper service
- Demanding amounts not authorized by lease or state law (especially late fees)
- Improper service method (not following C.R.S. §13-40-108)
- Filing FED action before the 10-day period expires
- Omitting required language about the tenant’s right to cure
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 (when other methods fail). Document the service method, date, and any witnesses — this proof is required at the FED hearing.
What Happens If Tenant Pays Within the Deadline
If the tenant pays the full amount demanded (rent + permitted late fees + other authorized charges) within 10 days of proper service, the lease continues and the landlord cannot proceed with eviction. The landlord must accept payment if offered within the cure period. After the 10-day period expires, the landlord may refuse partial payment to preserve the right to evict.
What Happens If Tenant Does Not Pay or Vacate
If the tenant does not pay the full amount or vacate within 10 days, the landlord may file an FED (forcible entry and detainer) lawsuit in the county court. The court will set a hearing within 7-14 days. If the landlord prevails, the court issues a writ of restitution authorizing the sheriff to physically remove the tenant. The landlord may also obtain a money judgment for back rent, damages, court costs, and attorney fees as permitted by the lease and Colorado law.
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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 assistance, visit Colorado Division of Housing and review C.R.S. §13-40-104. Consult a qualified Colorado landlord-tenant attorney before serving an eviction notice.
