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How to Get Rid of Bad Tenants – Denver Eviction Best Practices


Kathryn MacGeraghty - Wednesday, November 25, 2015

Today, we are talking about the eviction process in Colorado and what we have to do when we need to get rid of bad tenants or tenants who are not paying rent. Fortunately, we don’t have to evict very often. Most of our eviction experience comes from owners who need help with problem tenants. At Blue Sage Realty, we have not had to evict one of our own tenants in several years. We take pride in our tenant selection process. If you do a thorough tenant screening, you will be less likely to face problems and evictions.

Notice to Pay or Quit

The first step is to give the tenant a Notice to Pay or Quit. If the tenant does not pay the late rent within three days of that notice, we forward it to our attorneys. We work with some of the best eviction lawyers in Colorado, and they have a systemized procedure for evictions. This keeps the costs nominal. An eviction will cost about $250, and that includes attorney fees as well as court costs.

Court Date

The court date is set for a week or two after the posting. The court process is usually pretty open and shut – you simply have to demonstrate that the tenants have not paid rent as agreed. Once you have the judgment from the courts, it’s a good idea to go to the property and see if the tenants have already moved out on their own. If they have, the hardest work is done and you just have to get the property ready for a new renter. If they are still in the property, we send a writ to the county sheriff and make an appointment for help with a physical move out.

Physical Move Out

When we get an appointment with the sheriff, we usually bring a crew to help move out the furniture and personal items. Those things will be left on the curb or wherever the sheriff directs us to put them. This has to take an hour or less; the sheriff will not give us any additional time. As property managers, we need to decide how many people to hire for this process to get it done in that timeframe. Then, we clean up the property and get it back on the market. The entire eviction process takes about 30 days from the nonpayment of rent to the sheriff moving out the tenant. If you have any questions on how to handle this, please contact us at Blue Sage Realty, and we’d be happy to tell you more.

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