Colorado Evictions in 2025: What the Numbers Show
Numbers tell a story that anecdotes can't. Colorado's eviction data over the past several years reveals clear trends in filing volumes, outcomes, and who's navigating the system — and the implications for landlords are significant.
Statewide Eviction Filings
Colorado saw approximately 61,000 eviction filings statewide in the most recent full year of data. That number has been climbing since the end of pandemic-era moratoriums and is now approaching — and in some counties exceeding — pre-pandemic levels.
The statewide numbers include all case types — nonpayment, lease violations, no-fault terminations, and others. Nonpayment of rent remains the dominant category, accounting for the majority of filings.
Denver County: Year-Over-Year Trends
Denver County provides the most detailed public data on eviction filings. Here's how the numbers have trended:
| Year | Eviction Filings (Denver County) | Context |
|---|---|---|
| 2019 | ~8,500 | Pre-pandemic baseline |
| 2020 | ~3,200 | CDC moratorium in effect |
| 2021 | ~4,800 | Moratorium ended Aug 2021 |
| 2022 | ~7,600 | Sharp rebound |
| 2023 | ~9,100 | Exceeded pre-pandemic levels |
| 2024 | ~9,400 | Continued growth |
| 2025 | On pace to match 2024 | Stabilizing at higher level |
The pattern is clear: after the artificial suppression during the moratorium period, filings rebounded sharply and have now settled at a level 10-15% above pre-pandemic norms. This reflects both accumulated pandemic-era arrears and ongoing housing affordability pressures.
The Representation Gap
One of the most striking data points in Colorado eviction cases is the difference in legal representation between landlords and tenants.
• 83-94% of landlords have legal representation or use property management companies with legal resources
• Only 3-5% of tenants have legal representation in eviction proceedings
This disparity is one of the reasons Colorado has expanded right-to-counsel programs in several jurisdictions.
For landlords, this data point cuts both ways. The high representation rate means most landlords filing evictions have professional help — which means the bar for a "properly filed" case is set by professionals, not amateurs. If you're filing without guidance, your case is being judged against the standard set by attorneys.
What Happens to Filed Cases
Not every eviction filing results in a completed eviction. Here's a rough breakdown of outcomes:
- ~40% of cases result in a judgment for the landlord with a completed eviction (writ executed)
- ~30% of cases are resolved before hearing — tenant vacates after being served
- ~15% of cases are dismissed for procedural errors or withdrawn by the landlord
- ~15% of cases result in negotiated agreements (payment plans, delayed move-out dates)
The 15% dismissal rate for procedural errors represents thousands of cases statewide where landlords had to start over because of a preventable mistake. That's thousands of landlords who lost additional weeks or months of rent because the paperwork wasn't right.
Denver's Right-to-Counsel Program
Denver launched a right-to-counsel program providing free legal representation to qualifying tenants in eviction cases. The early data shows meaningful impact:
- Tenants with counsel are more likely to negotiate favorable outcomes
- Cases with represented tenants take longer to resolve
- The program has not significantly reduced the overall number of filings
For landlords, this means contested cases in Denver may take longer than in other counties. It also means your paperwork needs to be airtight — a represented tenant's attorney will scrutinize every detail of your filing.
Rental Market Context
The eviction numbers don't exist in a vacuum. Colorado's rental market conditions drive filing volumes:
- Average rent in Denver metro: ~$1,800/month (2024 data)
- Vacancy rate: 6-7% (up from pandemic lows of ~4%)
- Rent growth: Moderating after sharp 2021-2022 increases
- Cost burden: Approximately 50% of Colorado renters are cost-burdened (spending 30%+ of income on rent)
The combination of high rents and high cost burden means the pool of tenants at risk of nonpayment remains large. For landlords, this reality underscores the importance of having a clear, efficient process for handling nonpayment situations — whether that leads to a payment plan, rental assistance referral, or formal eviction.
What This Means for Landlords
The data points to several practical conclusions:
Eviction filings are at or above pre-pandemic levels. Courts are busy, which means scheduling delays are real. Starting the process early gives you a buffer against calendar congestion.
Procedural errors remain the biggest self-inflicted wound. With 15% of cases dismissed for avoidable mistakes, the single highest-value thing a landlord can do is file correctly the first time.
The legal landscape is becoming more complex. Between HB24-1098 (for-cause requirements), HB21-1121 (10-day writ wait), and right-to-counsel programs, the requirements for a successful eviction case have increased. What worked five years ago may not work today.
Professional guidance pays for itself. Whether you use an attorney, a property management company, or a guided filing service, the cost of getting help is almost always less than the cost of a dismissed case and an extra month (or more) of lost rent.
Colorado Court Help keeps you aligned with current requirements and generates court-ready documents. Start your case for $99.
