Denver Junk Removal · For Landlords & Property Managers
Squatter Cleanout: A Denver Landlord’s Guide
Getting a squatter out is one problem; the mess they leave behind is another. Here’s how removal actually works in Colorado — and how to clear and reset the property fast once it’s yours again.
Squatters are a different animal than a tenant you’re evicting: no lease, no deposit, and often a property left trashed, damaged, or worse. The removal process depends entirely on whether the person has any claim to be there — and once they’re gone, you’re usually left with a heavy, sometimes hazardous cleanout. Here’s the playbook.
Squatter situations are fact-specific and the law changes — this is general information, not legal advice. Before you act, talk to local law enforcement and a landlord-tenant attorney about your specific case.
Step 1: figure out what you’re dealing with
The right removal path hinges on one question: does this person have any colorable claim to be there?
- A true trespasser — broke in, no lease, never had permission — is a criminal matter, not a tenancy.
- Someone with a claim — a former tenant who overstayed, a guest you let in, or someone waving a (even fake) lease — is generally treated as a tenancy dispute and must go through the courts.
Step 2a: true trespasser? Use the police route
Colorado gives property owners a faster option for genuine squatters. Under a 2018 law (SB 18-015), if the person has no right to be on the property and no valid claim of possession, you can sign a document affirming that to law enforcement, and the police can remove them — without you having to file a full eviction. It’s dramatically quicker than court. Colorado also tightened adverse-possession rules in 2024, making it even harder for a squatter to claim any legal right to stay.
Step 2b: any tenancy claim? You must use eviction
If the occupant has any arguable claim to a tenancy, you generally can’t use the police shortcut — you have to file a formal eviction (a forcible entry and detainer, or FED, action) in court, just like any other eviction, and let the sheriff execute the writ. It’s slower, but skipping it here is what gets landlords into legal trouble.
Step 3: never remove them yourself
Whichever path applies, do not change the locks, cut utilities, or haul their things out to force them off the property on your own. Even with a squatter, self-help removal can expose you to liability. Let the police or the sheriff do the removal — then the property is legally yours to clear.
Squatters out — now clear the mess, same day.
Step 4: the cleanout (the part we handle)
Once the property is legally back in your hands, the reality sets in: squatters rarely leave a place broom-clean. Expect abandoned furniture and belongings, piles of trash, sometimes hoarding-level clutter, and occasionally biohazard conditions — spoiled food, human or pet waste, drug paraphernalia, or needles. Before you clear anything, photograph the whole property for your records, insurance, and any damage claim. Then it all has to come out so you can repair, clean, and re-rent.
That’s exactly what we do for Denver-metro landlords and property managers: a full, documented property cleanout in one visit — furniture, trash, appliances, and heavy debris — including hoarding-level and rough cleanouts most crews won’t touch. For the rules on what you can legally dispose of, see our guide to what landlords can throw out in Colorado.
Squatter cleanout FAQs
Can the police remove a squatter in Colorado?
For a genuine trespasser with no lease or valid claim, yes — under a 2018 law (SB 18-015) you can affirm to law enforcement that the person has no right to be there, and the police can remove them without a full eviction. If the person has any tenancy claim, you must use the court eviction process instead.
Do I have to formally evict a squatter?
It depends. A true trespasser can often be removed by police. But if the occupant has any colorable claim to a tenancy — an old lease, an overstayed guest — you generally have to file a formal eviction (FED) in court. When in doubt, ask police and an attorney.
Can I just throw a squatter’s belongings out?
No — don’t remove them or their property yourself to force them off. That’s self-help and can expose you to liability. Let police or the sheriff handle removal; once the property is legally yours, you can clear what’s left.
What condition do squatters usually leave a property in?
Often rough — abandoned furniture and trash, hoarding-level clutter, damage, and sometimes biohazards like spoiled food, waste, or needles. Photograph everything first, then have it professionally cleared before repairs.
Do you handle biohazard or hoarding-level squatter cleanouts?
Yes — full property cleanouts, hoarding situations, and heavy debris are routine for us across the Denver metro. We document the load and quote a flat price up front, so you can get the unit repaired and re-rented fast.
Reclaim the property — we’ll clear it
Same-day squatter, eviction, and hoarding cleanouts across the Denver metro — documented, flat-priced, and broom-clean so you can repair and re-rent. Free quote up front.