What Happens During an Eviction?

February 5, 2019

In the state of Colorado, evictions are sometimes called “forcible entry and detainer”. Being a landlord, we must meticulously read and follow all of the laws, rules, and any procedures set by the state of Colorado during the event an eviction must take place. If you do anything wrong, you can be denied the eviction, or even face fines.


The biggest mistake you can do is a self-eviction – they’re illegal in Colorado.  You can’t change the locks, cut off water or electricity, or take out the tenant’s things. Obviously, you also can’t threaten a tenant.


As a Denver based property management company, that is also full service, we know a lot about this process. Although we’ve never had to conduct our own evictions, we are prepared should the situation come about, with an attorney on our team and the knowledge of what we need to do to take care of the eviction in the best interest of our owners!


In Colorado you must have a legal reason to evict a tenant. If you don’t, you must wait until their lease is over. If the renter doesn’t move out after the lease expires, you can then file an eviction and move forward. This is called a holdover tenant, something you don’t want!


In order to serve an eviction notice, due process must be followed or you risk being fined and your eviction being denied, allowing the tenant to stay at the property until the lease is over, and you may end up paying any court fees on their behalf as well.


In order to serve an eviction properly as your property management company, we will either:

  • Provide the notice to a tenant’s family member who is over the age of 16
  • Deliver the documents to the tenants work place and leave with them or their secretary
  • Leave it in a conspicuous place on the property if the renter isn’t present
  • By delivering it to the renter in person.

You can proceed with the formal eviction procedure if the tenant fails to act on the notice, the different forms we will file out in the Colorado clerk’s office are:

  • Form 3
  • Form 1A
  • JDF 99

Which are the answering forms, under simplified civil procedure, summons in forcible entry and unlawful detainer, or the complaint in forcible entry and detainer.


When it comes to setting up a court date, as your full-service property manager, we’re able to attend court for you on your behalf, making it easy to continue to live your day to day life. Once we file them, the court clerk will give us a court date. Typically, that court date is around 5010 days after an eviction lawsuit has been filed. Next, we’ll serve the lawsuit to the renter. We will either have our attorney or have the sheriff do it. While we wait for the court date, we’ll gather as much evidence against the tenant as we can! We will have a copy of the lease, a copy of the 3- day notice to quit, and proof that the proper procedure was followed.


On the day of the eviction proceeding in court, if the tenant doesn’t show up, we win by default. The judge could also award you any monetary damages as well as award you with a possession judgement, which allows the eviction to move forward. If the tenant does show up, the judge will give each party an opportunity to present their case.


Tenant eviction defenses could include:


  • The eviction is in retaliation
  • The landlord failed to keep the common areas safe
  • The allegations are false
  • The eviction is based on discrimination
  • The landlord failed to keep the property in habitable conditions

With a possession judgement in favor of us, the tenant is to vacate the property in 48 hours. If the tenant chooses to appeal the eviction, they need to file within two weeks after the judgment is handed down. In order for them to file an appeal, however, they’ll need to pay an appeal bond, which is the same amount as their rent. If the tenant doesn’t leave, we will go back and file for a Writ of Restitution. This is what allows the police department to forcibly go in to the property and evict the tenant. After this is issued, the tenant has 24 hours to move out or the sheriff will enter the property. At this point, the eviction and any liability is out of our hands, and we can trust that the police department will handle things fairly and reasonably.


As far as personal belongings go, there may be things left behind. Under Colorado eviction laws, the property left behind is considered abandoned – this is different from other states where we would be required to contact the tenant, but not here!


If we do choose to store the property until the tenant claims it, Colorado rental law allows us to demand the cost of storage. We aren’t held liable for any damage, either. From there, we make sure the property is in good rental condition, and put it back up on the market to find the ideal tenant!

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Why Carpet Cleaning is a Must When Turning Over a Rental Property

By Masters Real Estate • July 1, 2025
When it's time to turn over a rental property in Colorado, few tasks are as important — and often overlooked — as carpet cleaning. Whether you're managing a small apartment in Denver or a single-family home in Colorado Springs, getting those carpets professionally cleaned before new tenants move in can make a significant difference in your rental’s appeal and long-term maintenance. How Much Does Carpet Cleaning Cost in Colorado? The cost of professional carpet cleaning in Colorado varies depending on the location, type of service, and size of the area, but here’s a general breakdown: Per Room Pricing: $30–$70 per room Per Square Foot Pricing: $0.20–$0.40 per sq. ft. Whole House Flat Rates: For an average 3-bedroom home, expect to pay between $150–$300 Masters Carpet Cleaning Here are our rates for carpet cleaning. We do this for our homeowners at lease turnover and like to keep our rates competitive and save our homeowners some money. $200 minimum charge $.30 per Square Foot $35 - Set of Stairs $50 - Pet Enzyme Deodorizer $50 - Stains (need to get chemicals and train on using iron) $50 - Scotch Guard Why Carpet Cleaning Is Essential During Tenant Turnover First Impressions Matter Clean, fresh-smelling carpets help make your rental look well-maintained and move-in ready. This sets a positive tone with new tenants and can help justify your rental rate. Protects Your Investment Dirt, grime, and pet dander build up over time, especially with heavy foot traffic. Professional cleaning helps extend the life of your carpet, saving you money on premature replacement. Health and Hygiene Carpets can trap allergens, bacteria, and dust mites. A thorough cleaning helps create a healthier environment for incoming tenants — especially important for those with allergies or children. Meets Legal and Lease Obligations Some cities and counties in Colorado encourage or require landlords to provide a clean and habitable unit at turnover. Carpet cleaning can be considered part of that standard. Security Deposit Disputes Tenants often expect that the carpet will be professionally cleaned before they move in. If it isn’t, and the carpet is already stained or smells of pets or smoke, you could face complaints or even disputes over deposits when they move out. Pro Tips for Landlords and Property Managers Schedule Ahead: Carpet cleaners often get booked up at the end of the month. Schedule as soon as you have a move-out date. Use the Same Vendor: Establishing a relationship with a local carpet cleaner can often lead to discounted rates and more reliable service. Add It to Your Move-Out Checklist: Ensure tenants understand that carpet cleaning may be deducted from their deposit if not done to professional standards. Document the Condition: Always take before-and-after photos. This protects both you and the tenant in case of disputes. Carpet cleaning isn’t just a “nice to have” — it’s a critical step in property turnover that protects your investment, improves tenant satisfaction, and helps maintain a professional standard across your portfolio. For the relatively low cost in Colorado, it delivers strong ROI and peace of mind.  Have questions about prepping your rental property between tenants or need help sourcing carpet cleaning vendors in your Colorado area? Drop a comment or reach out — we’re here to help!

Understanding Denver Landlord Laws: A 2025 Guide for Property Owners

By Masters Real Estate • May 19, 2025
Understanding Denver Landlord Laws: A 2025 Guide for Property Owners Navigating Denver’s landlord-tenant laws is crucial for property owners to ensure compliance and maintain positive relationships with tenants. Recent legislative changes have introduced new responsibilities and protections, making it essential for landlords to stay informed. 🏠 Residential Rental Property Licensing in Denver As of May 3, 2021, Denver requires all residential rental properties—whether single-unit, multi-unit, or accessory dwelling units—to obtain a rental license. This initiative aims to uphold minimum housing standards and enhance tenant safety. To obtain a license, landlords must pass an inspection conducted by a third-party company. Renters can verify online if their residence is properly licensed. 🛠️ Warranty of Habitability: Tenant Protection Updates Effective May 3, 2024, Senate Bill 24-094 introduced significant changes to Colorado's warranty of habitability laws, enhancing tenant protections. Remedial Action Timelines : Landlords must initiate repairs within 72 hours for non-emergency issues and within 24 hours for conditions that materially affect health or safety. Completion Deadlines : Repairs should be completed within 14 days for standard issues and 7 days for emergencies, unless circumstances beyond the landlord’s control prevent timely completion. Tenant Notice : Landlords are considered to have notice of an issue if there is any written communication indicating the condition exists or may exist. Comparable Housing : If a unit becomes uninhabitable, landlords must provide a comparable dwelling unit or hotel room for up to 60 days. Record Keeping : Landlords are required to maintain records of all communications and actions taken regarding habitability issues. 🐾 Pet Ownership and Rental Policies Starting January 1, 2024, House Bill 23-1068 introduced new regulations concerning pets in rental properties: Pet Deposits : Landlords can charge a refundable pet security deposit up to $300 per pet. Pet Rent : Monthly pet rent is capped at $35 per pet or 1.5% of the monthly rent, whichever is greater. Insurance Considerations : Insurance companies cannot refuse coverage or increase premiums based solely on a dog's breed, unless the dog is known ⚖️ Eviction Protections and Lease Terminations House Bill 24-1098, effective in 2024, established stricter regulations for evictions and lease terminations: Just Cause Requirement : Landlords must provide a valid reason to evict a tenant or refuse to renew a lease, preventing arbitrary lease terminations. Retaliation Prohibition : Landlords are prohibited from retaliating against tenants who exercise their legal rights, such as reporting uninhabitable conditions. These protections aim to provide tenants with greater housing stability. 🏘️ Shared Housing and Occupancy Limits House Bill 24-1007, effective in 2024, removed restrictions on how many unrelated individuals can live together in a rental property. This change allows more flexibility for shared housing arrangements, helping families and roommates manage housing costs. 📃 Lease Agreement Restrictions Recent legislation has introduced limitations on certain provisions in residential lease agreements: Prohibited Clauses : Lease agreements cannot include waivers of the right to a jury trial or the right to pursue class-action claims. Utility Charges : Landlords cannot charge fees for utilities or services that are considered part of the rent. Fee Markups : Landlords can only mark up third-party service fees by 2% or $10 per month, whichever is less. 📌 Resources for Landlords Denver provides several resources to assist landlords in complying with local regulations: Residential Rental Property Licensing : Information on obtaining and maintaining a rental license. Tenant and Landlord Resources : Guides on tenant rights and landlord obligations. Business Licensing Center : Access to licensing applications and support. Staying informed about Denver's landlord laws is essential to ensure compliance and foster positive tenant relationships. By understanding and adhering to these regulations, property managers and landlords can contribute to a fair and equitable rental market in Denver. We stay on top of the laws so our homeowners down have to. Let us know if you need property management services!

Why You Should Consider Investing in Real Estate

By Masters Real Estate • May 1, 2025
In a world of financial uncertainty and volatile markets, real estate remains one of the most stable and rewarding investment options available. While no investment is without risk, real estate offers a unique blend of predictability, tangible value, and long-term financial growth. Whether you're a seasoned investor or just beginning your financial journey, here’s why real estate should be on your radar. 1. Tangible Asset with Intrinsic Value Unlike stocks or cryptocurrencies, real estate is a physical asset. You can see it, touch it, and leverage it in different ways. A property will always have intrinsic value due to the land it sits on and the structure itself. Even during economic downturns, real estate retains value better than many other assets. 2. Steady Cash Flow Through Rental Income One of the most attractive features of real estate investment is the potential for consistent cash flow. Rental properties generate monthly income that can help cover your mortgage, property taxes, maintenance, and still leave profit. Over time, as rental rates increase and mortgages are paid down, that cash flow becomes increasingly profitable. 3. Appreciation Over Time Historically, real estate has appreciated in value. While markets fluctuate, the long-term trend is upward. Strategic investments in growing areas can yield significant returns, especially when paired with property improvements or redevelopment. This appreciation boosts your net worth and can be a key part of building generational wealth. 4. Leverage to Increase Investment Power Real estate allows investors to use leverage—borrowing money to purchase property. With a relatively small down payment, you can own a much larger asset, which increases your potential return on investment. As your equity in the property grows, you can refinance or reinvest in additional properties. 5. Tax Advantages Investing in real estate offers various tax benefits. These include deductions for mortgage interest, property taxes, operating expenses, depreciation, and even repairs. Many investors also benefit from deferred taxes through 1031 exchanges when selling one property and buying another. 6. Diversification and Stability Adding real estate to your investment portfolio diversifies your holdings, reducing risk. Real estate often behaves differently than stocks or bonds, providing a buffer during market volatility. This stability makes it an attractive choice for conservative and aggressive investors alike. 7. Inflation Hedge Real estate acts as a natural hedge against inflation. As the cost of living rises, so do rents and property values. This means your investment keeps pace with, or even outpaces, inflation—protecting your purchasing power over time. 8. Control and Customization Unlike most investments, real estate offers a high degree of control. You choose the property, the financing, the tenants, and how to manage and improve the asset. This hands-on approach lets you directly impact your investment's performance. Real estate investing is not a get-rich-quick scheme—but it is a powerful, time-tested strategy for building wealth. With proper planning, research, and financial management, real estate can offer steady income, long-term appreciation, and the peace of mind that comes from owning a tangible, valuable asset. Whether you’re looking to supplement your income, plan for retirement, or leave a legacy, real estate deserves a place in your investment portfolio. Get in touch with our Broker, Eugene, if you're ready to invest! 720.421.2509
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