COLORADO NOTICE TO VACATE / DEMAND FOR COMPLIANCE
(Select the applicable notice type - each corresponds to a different ground under Colorado law)
Part 1 - Parties and Premises
To Tenant(s): [[Tenant Full Legal Name(s)]]
Rental Unit Address: [[Full Civic Address, Unit Number, City, Colorado, ZIP Code]]
From Landlord: [[Landlord Full Legal Name or Company Name]]
Landlord Notice Address: [[Landlord Address]]
Landlord Phone / Email: [[Phone]] / [[Email]]
Date of This Notice: [[Notice Date]]
Part 2 - Notice Type (Select One)
☐ Option A: 10-Day Demand for Payment of Rent or Possession
(C.R.S. § 13-40-104(1)(d); applicable to non-payment of rent)
Rental Period(s) for Which Rent is Owed:
| Rental Period | Rent Owed | Credits / Payments | Balance |
|--------------|-----------|-------------------|---------|
| [[Month / Year]] | $[[Amount]] | $[[Credits]] | $[[Balance]] |
| [[Month / Year]] | $[[Amount]] | $[[Credits]] | $[[Balance]] |
| Total Past-Due Rent: | | | $[[Total Arrears]] |
DEMAND: You are hereby demanded to pay the above past-due rent of $[[Total Arrears]] in full within 10 days of the date of this notice, or vacate and deliver up possession of the above-described premises.
The 10-day period begins on the day after service (not counting the service date) per Colorado case law and local court practice.
Important:
- Only past-due rent may be included in a 10-day pay-or-quit demand; late fees, utilities separately charged, or other charges are NOT included in this demand and may NOT be listed as "rent" in an unlawful detainer (eviction) action (C.R.S. § 13-40-104).
- Colorado does NOT currently have statewide just-cause eviction requirements for non-payment (though local ordinances may apply - check current Denver/Boulder/other local ordinances).
- If Tenant pays all arrears within 10 days, this notice is satisfied and the tenancy continues.
- If Tenant does not pay and does not vacate, the Landlord may file a Forcible Entry and Detainer (FED) complaint in the county court where the property is located.
☐ Option B: 10-Day Notice to Comply or Vacate (Breach of Lease - Non-Monetary)
(C.R.S. § 13-40-104(1)(e); applicable to breach of lease terms other than non-payment)
Description of Breach:
[[Describe the specific lease provision violated, the conduct at issue, and the dates of the breach - e.g., unauthorized pet, damage to property, unauthorized occupant, nuisance, lease violation]]
Applicable Lease Provision(s) Violated: [[Section/Paragraph of Lease Agreement]]
DEMAND: You are hereby required to correct the above violation and come into full compliance with the terms of your tenancy within 10 days of the date of this notice, or vacate and deliver up possession of the premises.
If you cure the violation within 10 days, this notice is satisfied. If you do not cure or vacate, the Landlord may file a Forcible Entry and Detainer (FED) action.
☐ Option C: 21-Day Notice to Quit (Holdover Tenancy - Month-to-Month or No Cause)
(C.R.S. § 13-40-107; termination of month-to-month tenancy with cause or holdover)
Grounds for Termination (if applicable):
- [ ] The tenancy is month-to-month and the Landlord has elected to terminate.
- [ ] The Tenant is holding over after expiration of the lease term.
- [ ] Other cause: [[Describe]]
DEMAND: You are hereby notified that your tenancy of the above-described premises shall terminate 21 days from the date of service of this notice. You are directed to vacate and deliver up possession of the premises no later than:
Vacate-By Date: [[Date - 21 days after service date]]
Note: For a month-to-month tenancy created or renewed on or after January 1, 2024, Colorado law (C.R.S. § 38-12-1303, as added by HB23-1120) may require cause for termination if the jurisdiction or the lease requires it - verify current law and any applicable local ordinance at the time of service.
☐ Option D: 3-Month Notice to Quit (No-Fault Termination - Year-to-Year or Longer Tenancy)
(C.R.S. § 13-40-107(1)(f); applicable to tenancies of one year or longer)
DEMAND: You are hereby notified that your tenancy shall terminate 3 months from the date of service of this notice. You are directed to vacate and deliver up possession of the premises no later than:
Vacate-By Date: [[Date - 3 months after service date, at end of rental period]]
☐ Option E: Immediate Demand (Substantial Violation / Criminal Activity)
(C.R.S. § 13-40-107.5 or lease provision; applicable to material lease violations involving drugs, weapons, or violence)
Grounds:
[[Describe the substantial violation - e.g., controlled substance activity, criminal conduct, threat of violence, material and irreparable breach]]
DEMAND: Due to the above-described substantial violation, you are hereby notified that the Landlord considers your tenancy immediately terminated. You must vacate and deliver up possession immediately (or within any period required by applicable law).
Part 3 - Service of Notice
Colorado law requires proper service for an eviction notice to be valid for court purposes. This notice may be served by:
- [ ] Personal delivery to Tenant (or a person over 15 years old at the premises) - notice is effective on date of service.
- [ ] Posting on the main entry door and mailing by first-class mail - add 3 days to the notice period if served by mail.
- [ ] Left with an adult at the residence and mailed by first-class mail.
Method of Service Used: [[Describe]]
Date and Time of Service: [[Date]] at [[Time]]
Served By: [[Name and title of person serving the notice]]
Part 4 - Tenant's Rights
- Right to Pay (Option A only): Tenant may avoid eviction by paying all past-due rent in full before the notice period expires.
- Right to Cure (Option B only): Tenant may avoid eviction by curing the stated lease violation before the notice period expires.
- Right to Contest: Tenant may contest any eviction in the county court where the property is located. Tenants are encouraged to seek legal assistance. Colorado Legal Services: coloradolegalservices.org / 303-837-1313.
- Residential Eviction Protections: Certain protections may apply depending on local ordinances (e.g., Denver's "just cause" eviction requirement - verify at denvergov.org/evictions). The Landlord shall comply with all applicable local ordinances.
- Security Deposit: The security deposit is governed by C.R.S. § 38-12-103. It must be returned (or an itemized statement of deductions provided) within 60 days after the tenancy ends, the Tenant vacates, and the Tenant provides a mailing address.
Part 5 - Landlord Signature
Landlord (or authorized agent):
_______________________________
[[Landlord Full Legal Name or Agent Name]]
[[Title, if agent or property manager]]
Date: __________
> Template - not legal advice. Colorado eviction procedures are governed by Title 13, Article 40 of the Colorado Revised Statutes (C.R.S.). Recent Colorado legislation (including changes under HB23-1120 and Senate Bills affecting tenant protections) and applicable local ordinances may affect notice requirements and timelines. Verify the current statutory notice periods, local ordinances (Denver, Boulder, etc.), and court filing procedures before serving any notice. This is a sample only; consult a Colorado attorney for advice specific to your situation.
Primary Sources (as of 2026-06):
- C.R.S. § 13-40-104 (unlawful detainer grounds)
- C.R.S. § 13-40-107 (notice requirements - 21-day and 3-month)
- C.R.S. § 13-40-107.5 (immediate termination - substantial violations)
- C.R.S. § 38-12-103 (security deposit return - 60 days; HB25-1249 no wear-and-tear deduction, eff. Jan. 1, 2026)
- Colorado Courts: coloradojudicial.gov/self-help/landlord-tenant
