Nonpayment: 10-day demand to pay or vacate. Lease violation: 10-day notice to cure. Substantial violation/criminal: 3-day notice, no right to cure. End of lease: 21-day notice for month-to-month. Notice must be properly served — personal delivery, posting on the door + mailing, or as specified in your lease.

The tenant has the full notice period to pay, cure the violation, or vacate. If they pay or cure within the notice period, the eviction stops. If they do nothing, you can file with the court on the day after the notice expires. Do not take any action during this period — just wait.

File a Forcible Entry and Detainer (FED) complaint with the county court. Denver County Court for Denver properties. Filing fee: $85. Tenant must be served with the summons and complaint — typically by process server ($50-$100). Court sets a hearing date, usually 7-14 days out.

Both parties appear before a judge or magistrate. If the tenant doesn't show, you get a default judgment. If they contest, the judge hears both sides and rules. Most nonpayment cases are straightforward — the rent is either paid or it isn't. If the judge rules in your favor, a judgment for possession is entered.

After judgment, the tenant has 48 hours to file an appeal. If they appeal, the process is delayed significantly — potentially weeks to months. If no appeal is filed, you can request the writ of restitution from the court.

The court issues the writ of restitution to the sheriff's department. This is the legal order that authorizes the sheriff to physically remove the tenant. The sheriff's department schedules the execution — their queue determines the wait time.

The sheriff arrives at the property, removes the tenant (if still present), and gives you possession. This is the day you need a locksmith and a cleanout crew. Call JSD before the writ date so we're staged and ready. Sheriff-present cleanouts start at $2,500. See our sheriff-present cleanout page.

Unit cleared same-day. Locks rekeyed. Deep clean next day. Move-in ready within 48 hours. Start showing to prospective tenants immediately. The faster you get through this step, the less rent you lose. Our Eviction Day Coordinator handles everything through one call.