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Updated June 29, 2022

A Colorado 10-Day Notice to Quit (Non-Payment & Non-Compliance) , otherwise referred to as a written demand, is a real estate document used to serve a tenant in default of either not paying rent on time or some other violation of the lease. The tenant will have ten (10) days to either pay rent owed or move out. Serving this written demand is the landlord’s first step to regaining possession of their property.

It is important that the landlord keeps a copy of the written demand in the event that the tenant fails to comply with the written demand. A copy will be needed if the landlord files an eviction lawsuit in court. If the tenant complies and moves out within ten (10) days but fails to pay the unpaid rent, by law the landlord has the right to use the tenant’s security deposit towards the unpaid rent.

Laws C.R.S.A. § 13-40-104

How to Write

Download: Adobe PDF

Step 1 – Use This Page To Acquire The Colorado Eviction Notice Form JDF 101

Locate the “PDF” button or “Adobe PDF” link in this section. These page items will grant access to the Coloration Eviction Notice otherwise known as Form JDF 101. Save this file then open it when it is time to issue an eviction notice.


Step 2 – Supplement The Title With Relevant Material

Open the obtained eviction notice then complete its title with the full name of the Colorado County where the property this notice concerns ins located. A blank line between the phrase “…For Property Located In” and the word “County” has been set for your entry of this material. 


Step 3 – Directly Address The Erroneous Tenant

The greeting to this notice is introduced by the word “To” and must be completed with an entry of the Tenant’s full name. This must be the name of the Tenant as it is read on the original lease that he or she has violated. 


Step 4 – Define The Time Frame Applying To This Notice

This notice will contain several options to solidify its purpose to the Recipient or Tenant. Naturally, presenting this purpose concisely should be handled at the onset of this paperwork. A list of checkbox choices will allow a selection to achieve this goal nicely. If the Tenant has violated a Residential Agreement, he or she will have ten days from this paperwork’s service date to cure the violation or surrender the premises. Select the “Residential Agreement” checkbox if this is the case. If not, then leave this option unmarked and continue to review these options. If the violation concerns an “Exempt Residential Agreement” then select the second checkbox statement as this will give the Tenant or Recipient five days to remedy the problem or surrender the property to its Owner and/or Landlord.  The third option applies a three-day time limit from this notice’s receipt date to cure the problem or vacate the premises and should be selected if the concerned Tenant violated an “Employer-Provided Housing Agreement.”  Another instance where the Tenant must correct the offending action or debt within three days is when this violates a “Non-Residential Agreement.” If this is the case, then mark the fourth checkbox on this list.  If the Tenant has committed any of the “Substantial Violations” defined in C.R.S. 13-40-107.5 then mark the final checkbox. This will insist the Tenant vacate the premises with three days or comply with the demands of this notice. Generally, this option is used when the Tenant has put the lives of others in danger or has committed a crime on the premises.


Step 5 – Identify The Property To Be Surrendered To Its Owner Or Landlord

Now that a time limit has been successfully imposed on the Tenant, the property at the focus of this paperwork should be identified by location. The box located in the next portion of this notice supplies a staging area for this process beginning with the “Street Address” where the property is located. That is, record the building number, street/road name, and (if applicable) unit number of the concerned property on the first blank line in this area.  The second and third lines in this section, labeled “City” and “County” respectively expect these items reported form the address of the property.  Refer to the legal definition of the property then report its “Subdivision,” “Lot,” and “Block” to the appropriately labeled fields. If you do not have the property’s legal definition (typically found on its deed) handy then it is recommended you contact your County Clerk for instruction on obtaining these definitions.


Step 6 – Report On The Actions Required To Retain Possession Of The Property

In most cases, an action or a payment can be effected by the Tenant to correct the violation and possibly retain possession of the property. If the Tenant can correct the lease violation with payment of past due funds, then mark the first checkbox after the statement that begins with the wording “The Covenant/Condition With Which You Are To Comply…” In addition to marking this checkbox, you must also furnish the owed dollar amount on the blank line attached to the dollar sign. If you have selected the first statement, the date range making up the period when the Tenant was delinquent with rent payments must be included. Report the first calendar month and year of unpaid rent across the two blank lines following the language “…Owed To The Landlord From” then report the last calendar month and year of delinquency across the final two blank lines.  If the Tenant must engage, cease, or repair certain actions to satisfy the requirements of this notice then mark the second checkbox and inform the Tenant of his or her requirements by entering them directly on the blank lines presented in this choice. Note that you may select both of these statements should the Tenant be required to both pay for missed rent and must address or correct behaviors that violate the conditions placed on this rental arrangement by the concerned lease.


Step 7 – Confirm The Lease Amount To Solidify The Applicable Covenant

As mentioned earlier, once a lease agreement has been severely violated, the Landlord, Property Manager, or Property Owner may seek possession of the property through the courts regardless of the Tenant’s efforts to correct the lease violation (i.e. the Tenant was running an illegal gambling business from home but attests that this behavior has ended). Therefore, this notice requires some verification as to the concerned lease and its contents. This identification process can be handled easily by entering the dollar amount expected as rent on the first blank line after the words “The Rental For Said Premises Is…”  Complete this statement with the period of time that one rent payment covers. For instance, if the lease requires rent of $1,000.00 per month then your first entry of “1,000.00” must be followed with the word “Month” on the final line. 

Step 8 – The Landlord/Property Manager Must Execute A Dated Signature

This document shall close with a signature area that proves the intention of the Landlord, Property Manager, or Owner. The signatures provided here must be done on the calendar date that you report on the blank line labeled “Dated.” This material should only be provided upon the date of signing since the Landlord or Property Manager issuing this notice must sign the “Landlord/Property Manager” line immediately after the above date was reported. If and “Agent Or Attorney” is overseeing this paperwork, then he or she should sign the next blank line in this section.


Step 9 – Check The Returned Document For Its Service Date And Location

Once this notice has been served, two copies should be released its Delivery Agent. Several facts will need to be reviewed on one copy that shall be returned after the other has been served to the Tenant. The returned copy must have contain information only the Delivery Agent can produce after he or she has fulfilled the task delivering the above notice to the concerned Tenant. The first item that must be reported on the returned document is the exact calendar date it was delivered to the Tenant and the County where it was received. This report must be presented on the first and second blank lines after the term “I Certify…”


Step 10 – Review The Delivery Method

Two checkbox statements were presented to the Delivery Agent in the “Return Of Service” section. The one the Delivery Agent marks indicates how he or she made sure the Tenant received the above notice. If the Delivery Agent was successful in handing the above notice to the Tenant or someone close enough to the Tenant to believe delivery is successful (i.e. the Tenant’s Spouse or Employer) then the first statement will be marked and the “Full Name” of the notice’s Recipient will be presented on the blank line this statement contains.  If the Delivery Agent has posted the above notice in a clearly visible area that he or she is reasonably sure the Tenant will see, then the second checkbox will have been marked by the Delivery Agent and a description of the area where the above notice was posted will be reported. 


Step 12 – Make Sure The Delivery Agent’s Actions Are Proven

The Delivery Agent must sign this document on the blank line provided at the end of the “Return Of Service” section. His or her delivery of the above notice will not be considered legal notification unless this section is filled out and signed by the Delivery Agent serving the notice above.