Colorado Eviction Law Guide 2026
The statutes, notice periods, court procedures, and property handling rules that every Denver landlord needs to understand — written in plain English, not legalese.
Need Cleanout Help? (303) 324-6014This guide is for informational purposes only and does not constitute legal advice. Eviction law is complex and fact-specific. Consult a Colorado landlord-tenant attorney for advice on your specific situation. Junk Same Day provides eviction cleanout services — we are not a law firm.
Colorado eviction law is governed by CRS 13-40 (Forcible Entry and Detainer) and CRS 38-12 (Landlord-Tenant). The process requires a valid notice, court filing, hearing, judgment, and sheriff-executed writ of restitution. Self-help eviction (changing locks, shutting off utilities) is illegal under CRS 38-12-510. The full process takes 3-8 weeks minimum. See our Denver Eviction Timeline for exact timeframes.
The Key Statutes
Colorado eviction law spans several statute sections. Here are the ones that matter most for Denver landlords:
The core eviction statute. Defines the grounds for eviction, notice requirements, court procedures, and the writ of restitution process. This is the statute your attorney files under.
Governs security deposit handling, allowable deductions, and the timeline for returning deposits after a tenancy ends. Critical for post-eviction cleanout cost recovery.
The property handling statute. Defines what landlords must do with tenant belongings left behind after eviction. This is the statute that creates liability if you handle the cleanout wrong. See our deep dive on CRS 38-12-126.
Makes it illegal for a landlord to evict a tenant without going through the court process. Changing locks, removing doors, shutting off utilities, or removing belongings before the sheriff executes the writ = illegal. Penalties include actual damages, attorney fees, and up to $5,000 in statutory damages.
Effective September 1, 2025. Establishes procedures for handling a deceased tenant's property — notice to estate, retrieval timelines, and documentation requirements. See our Tenant Death Cleanup page.
Expanded receivership authority for distressed properties. Courts can appoint receivers who need fast, documented property clearance. See our Receivership Cleanout page.
Governs the removal of abandoned vehicles from private property. Requires a licensed tow operator and law enforcement notification within 30 minutes. See our abandoned vehicle towing page.
Related Resources
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