Eviction Law in Boulder, CO
Renting out property in Boulder can be a rewarding venture—until a tenant stops paying, violates the lease, or damages your property. Suddenly, you’re caught between protecting your investment and navigating a legal process that feels built to slow you down.
But you do not have to go it alone. A Boulder eviction attorney can walk you through your rights, draft compliant notices, and represent your interests in court.
What Is an Eviction?
Eviction is the legal process used to remove a tenant from a rental property, usually after they’ve failed to pay rent or broken the lease agreement.
While it may seem like a straightforward decision, evicting a tenant in Boulder can quickly become complex. Colorado’s landlord-tenant laws offer tenants substantial protections, and local ordinances in Boulder add even more rules that property owners must follow.
It’s important to remember that not every eviction notice results in a court-ordered removal. In many cases, the notice itself acts as a wake-up call. If the tenant pays what’s owed or corrects the issue, the eviction process can end there.
When Can Landlords Send a Termination Notice?
The Tenant Doesn’t Pay the Rent
Consistent late payments or complete failure to pay rent is one of the most common reasons Boulder landlords begin the eviction process. While Colorado law allows for short grace periods—typically 10 days—for rent to be paid before eviction can proceed, chronic lateness is not protected.
Make sure to document every late payment with written warnings or “late rent” notices. Keep copies for your records. If the dispute ends up in court, this paper trail strengthens your case and demonstrates a clear history of noncompliance.
The Tenant Violates the Terms or Conditions of the Lease Agreement
Your lease agreement is a legally binding contract. When a tenant breaks its terms—such as moving in unauthorized roommates, ignoring pet restrictions, or running a business from the unit—you have the right to take action. Lease violations give Boulder landlords a solid foundation to issue a notice demanding that the issue be corrected or the tenant vacate the property.
That said, landlords must also meet their obligations under the lease. If your rental agreement includes specific duties like fixing appliances or maintaining outdoor areas, you’re expected to honor those terms as well. A judge may scrutinize both parties’ conduct, so being in full compliance yourself gives your case greater credibility.
The Tenant Damages the Property
Some wear and tear is expected when renting out a home, but there’s a line between normal use and destructive behavior. Repeated or significant damage—like broken doors, shattered windows, or holes in the wall—can justify starting the eviction process. In Boulder, landlords must be prepared to show that the damage goes beyond ordinary use and affects the habitability or value of the unit.
However, not every scratch or scuff is cause for legal action. If your tenant has made reasonable repairs or the damage is cosmetic, eviction may not be necessary. Before moving forward, take photos and gather estimates for repairs so you can demonstrate the extent of the damage if needed in court.
The Tenant Uses the Property for Illegal Purposes
Using a rental property for illegal activity—whether it’s drug distribution, weapons possession, or operating an unauthorized business—is a serious violation. If you have reason to believe your Boulder tenant is breaking the law on your property, you are within your rights to initiate eviction proceedings.
To succeed in court, you will need supporting evidence. This might include police reports, eyewitness statements, or documentation from neighbors. Without proof, your case may be difficult to win. If you suspect illegal activity, consult law enforcement and speak with a local attorney before taking action.
How to Evict a Tenant in Boulder, Colorado
If you want to evict a tenant for any reason, then you need to understand the eviction process. Here’s how it works.
Step 1. Check Your Local Laws
Eviction procedures are not one-size-fits-all. Every state—and often, every city—has its own set of rules that landlords must follow.
Before you take action against a tenant, make sure you fully understand the local laws in Boulder. You must have a legally valid reason for the eviction, and the notice you provide must meet Colorado’s statutory requirements.
Under the Colorado Residential Landlord-Tenant Act, Boulder property owners must maintain habitable living conditions and provide safe, functional housing. If a landlord fails to meet these obligations, it can weaken their eviction case.
Step 2. Give a Formal Notice of Eviction
If your tenant continues to violate the lease despite repeated warnings, it may be time to take formal action. Serving an eviction notice acts as your final step before legal proceedings. The notice should clearly outline the specific lease violation, what the tenant must do to fix it, and the consequences if they do not comply.
A proper eviction notice should include key details: the total amount of rent due, the deadline for payment or move-out, and a clear explanation of what the tenant must do to avoid eviction.
In Boulder, most evictions begin with a Demand for Compliance or Right to Possession Notice. The type of lease violation dictates the timeline. For example, tenants who are behind on rent typically receive a 10-day notice to pay up or leave. However, for other issues, like unauthorized occupants or lease violations, the length of the notice period can vary depending on the situation.
Step 3. File the Eviction with the Court
Once you have delivered the proper eviction notice and allowed the required time to pass, the next step is filing the case with the court. You will need to submit a formal complaint for eviction, also known as a Forcible Entry and Detainer (FED) action.
For landlords in Boulder, this filing goes through the Boulder County Court, which is part of Colorado’s 20th Judicial District. After you file, the court will issue a summons to notify your tenant of the hearing date.
Step 4. Contact an Experienced Boulder, Colorado Eviction Attorney and Prepare for the Hearing
Before your court date, it is wise to speak with an experienced Boulder eviction attorney. A local lawyer can help you prepare your case, ensure your documents are in order, and represent you during the hearing if needed. At the hearing, you will want to bring clear records that show your tenant violated the lease and received proper notice.
Common documents include:
- A copy of the lease agreement
- Rent payment history and receipts
- Bank records or bounced checks
- Written communication with the tenant (emails, texts, letters)
- A copy of the eviction notice
- Proof that the notice was delivered (certified mail, service confirmation, or posting)
Step 5. Evict the Tenant
If the judge rules in your favor, the court will issue a judgment for possession. Your tenant will receive a short window, typically between 48 hours and 7 days, to vacate voluntarily.
If they do not leave by the deadline, you can request a writ of restitution from the court. This authorizes the Boulder County Sheriff’s Office to physically remove the tenant from the property.
You should not attempt to carry out the eviction yourself. Let law enforcement handle the process to stay in compliance with state and local laws.
Step 6. Collect Past-Due Rent Payments
Winning back possession of your rental is one thing, but collecting past-due rent is another battle. Fortunately, Colorado landlords have several legal options for recovering money owed. You can seek to recover rent through:
- Hiring a professional debt collection agency
- Requesting wage garnishment through the court
- Filing to garnish the tenant’s state or federal tax refund
- Taking the case to small claims court for a money judgment
Work with an Experienced Eviction Attorney in Boulder, Colorado
Tenants facing eviction in Boulder often look for loopholes—claiming improper notice, procedural errors, or uninhabitable conditions. Even a justified eviction can get derailed in court without proper legal guidance.
The tenant will likely try to argue that you did not follow proper procedures for providing an eviction notice. Having a qualified Boulder attorney on your side can take the pressure off your back, and help ensure a victory in court. We can even help you connect with an attorney across Colorado state lines.
Submit a request online or call us today at (866) 345-6784 to get in touch with an experienced lawyer in your area!
About the Author
Aaron is a professional legal writer with a B.S. in English Education from Southern Illinois University – Carbondale. He has written, published, and edited thousands of legal articles for RequestLegalHelp, which has connected over 5 million people to legal help in the United States.
With over five years of experience writing thousands of legal articles for law firms across the U.S. and Canada, Aaron specializes in covering federal, state, and city-level legal issues ranging from auto accidents to wrongful terminations.
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