Mile High Home Group – Welcome to Denver

How Do Evictions Work in Colorado?

In Colorado, evictions follow a strict legal process starting with a 10-day notice for non-payment or lease violations, escalating to court filing, a hearing within 7-14 days, and a writ of restitution if ruled against the tenant—landlords can’t self-help like changing locks, facing penalties for illegal actions in Denver real estate rentals.

The Eviction Process Step-by-Step

After 15+ years in Denver real estate and thousands of transactions, I guide clients through Colorado’s eviction timeline: serve a 10-day pay-or-quit for rent (or 3-day cure for violations), file “forcible entry and detainer” in county court ($40-$100 fee), attend hearing (tenant defenses common), get judgment, then sheriff executes writ (3-5 days post-judgment). Full cycle runs 3-6 weeks; appeals add 30+ days. Costs tally $500-$2,000 including attorney fees—recoverable if tenant loses. No cash-for-keys mandates, but negotiate to avoid court.

Document everything digitally.

Denver-Specific Eviction Nuances

Highlands Ranch real estate evictions align with Douglas County courts, where HOA rules amplify violations like noise near Mountain Vista schools—faster hearings but stricter sheriff scheduling. Littleton leverages Jefferson County flexibility for bungalows, fewer urban delays. Core Denver’s city ordinances add just-cause protections in rent-controlled zones, extending notices to 14 days for no-fault. Market cycles matter: winter slowdowns drag writs; balanced springs clear dockets quicker. Compared to Littleton ease, Highlands Ranch HOAs demand violation alignment pre-notice.

Local judges favor documented cases.

Practical Advice for Buyers and Sellers

Step	Timeline	Landlord Cost Est
Notice Serve	10 days	$50 service
Court Hearing	7-14 days	$500 total
Sheriff Writ	3-5 days	+$300

Landlords, use certified mail/e-service—retain attorneys for repeats; screen tenants rigorously upfront.

Sellers to rentals, disclose prior evictions—offer rent reserves for buyer peace.

My hands-on, concierge-level service navigates eviction pitfalls block-by-block, weighs school/HOA fits through market cycles, builds pricing from local sales, and negotiates relentlessly for smooth tenancies. Clients are long-term relationships and friends, not transactions—integrity, honesty, transparency, and relentless work ethic minimize disruptions.

If evictions factor into your Denver real estate rentals—Littleton, Highlands Ranch processes—reach out anytime. I’m here for a no-pressure conversation and honest guidance tailored to the Colorado housing market.