Actionable Guide · Updated 2026

Denver Landlord Eviction Checklist 2026

Every step from serving notice through cleanout and re-listing. Check each box as you go — nothing missed, nothing forgotten.

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Quick Answer

This checklist covers every action item from the moment you decide to evict through getting the unit re-rented. Bookmark this page and check off each step as you complete it. For legal details behind each step, see our Colorado Eviction Law Guide. For timeframes, see the Denver Eviction Timeline.

Phase 1: Before Filing

Document the lease violation or nonpayment

Screenshot or print rent ledger showing missed payments. Save any written communication about violations. Date everything.

Prepare the appropriate notice

10-day demand for nonpayment, 10-day notice to cure for lease violation, 3-day for substantial violation, 21-day for month-to-month termination. Use the correct form for your situation.

Serve the notice properly

Personal service, posting on door + mailing, or per your lease terms. Keep proof of service — certified mail receipt, process server affidavit, or witness statement. Improper service = case dismissed.

Wait for the full notice period to expire

Do not file early. Count calendar days from the day after service. Filing before the notice period expires = case dismissed.

Decide: self-represent or hire an attorney

Simple nonpayment cases can be self-represented. Contested cases, lease violation disputes, or anything involving retaliatory eviction claims — hire an attorney ($500-$3,000).

Phase 2: Court Process

File FED complaint with county court

Denver County Court for Denver properties. Filing fee: $85. Bring your lease, notice, proof of service, and rent ledger.

Serve tenant with summons and complaint

Use a process server ($50-$100). Must be served before the court date. Keep the affidavit of service.

Attend court hearing

Bring all documentation: lease, notice, proof of service, rent ledger, photos of any damage. Dress professionally. Be factual, not emotional.

Obtain judgment for possession

If the judge rules in your favor, get a copy of the judgment. 48-hour appeal period begins now.

Wait 48 hours for appeal period

Do not request the writ until the appeal period expires. If the tenant appeals, consult your attorney.

Request writ of restitution

File the request with the court clerk. The writ goes to the sheriff's department for scheduling.

Phase 3: Eviction Day Prep

Call JSD to schedule cleanout crew — (303) 324-6014

Call as soon as you have the writ execution date. Book the full Eviction Day Bundle or just the cleanout. Same-day dispatch available if you call before noon.

Arrange locksmith for eviction day

Our locksmith partner coordinates with the sheriff. $75 first door, $19/lock rekey. Or book through the Eviction Day Bundle — we handle it.

Confirm writ execution date with sheriff

Call the sheriff's department to confirm the date and approximate time. Share this with JSD so the crew is staged and ready.

Have your camera ready

Take your own photos of the unit condition immediately after the sheriff removes the tenant. Our crew documents everything too, but your own photos are additional protection.

Phase 4: Post-Eviction

Unit cleared and documented by JSD

Before/after photos, itemized removal log, condition notes. PDF documentation package delivered within 24 hours.

Locks rekeyed on all doors

Keep the new keys secure. Provide one set to your property manager if applicable.

Deep clean scheduled or completed

Post-eviction deep clean — carpets, kitchen, bathrooms, walls. Unit goes from cleared to showing-ready.

Address any water damage or mold found

If crew discovered water damage, ensure restoration is underway. Don't re-rent until moisture readings are normal.

Complete any necessary repairs

Patch holes, touch up paint, replace damaged flooring, fix any broken fixtures. Get the unit to showing condition.

Process security deposit deductions

Prepare itemized deduction statement within 60 days (or 30 days per your lease). Include cleanout invoice, cleaning invoice, repair costs, and unpaid rent. Send via certified mail.

Re-list the property

Take listing photos, post on rental platforms, start accepting applications. Every day empty costs you ~$60 in lost rent.

Ready for the Cleanout Step?

One call handles locksmith, cleanout, towing, cleaning, and water damage. Same-day dispatch.

Call (303) 324-6014 Eviction Day Coordinator

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