Colorado · Landlord-tenant dispute
Landlord-tenant dispute in Colorado small claims
Unpaid rent, withheld deposit, or property damage? Resolve it in small claims.
Landlord-tenant disputes over money — unpaid rent, a withheld deposit, damage charges, or a landlord's failure to make repairs you paid for — often end up in small claims court. The key to a strong case is a clear paper trail: your lease, rent receipts, move-in and move-out documentation, and all written communication with the other party. You do not need a lawyer to present this kind of claim.
In Colorado, small-claims cases are heard in the Small Claims Court (a division of the County Court) and you can sue for up to $7,500.
Good to know: Small claims is a division of the County Court. The official forms and guide refer to it as "Small Claims Court" and the case is filed in the county where a defendant resides, is regularly employed, has a business office, or is a student (or, for restrictive-covenant or security-deposit disputes, where the real property is located). Cases are heard by a magistrate or judge; no jury trials are allowed.
Landlord-tenant dispute: steps that matter
- Gather your lease, all rent payment records, and any written communication between you and the other party about the dispute.
- Document the property's condition thoroughly — photos and videos at move-in, during the tenancy, and at move-out.
- Send a written demand stating exactly what you are claiming and why, and keep proof of delivery.
- Confirm whether your state has a separate, shorter statutory deadline for your specific claim (such as deposit return) with your court or local housing authority.
- File in the small claims court for the county where the rental property is located.
Filing your Notice, Claim, and Summons to Appear for Trial (Form JDF 250) in Colorado
- Complete Form JDF 250. Fill out the Notice, Claim, and Summons to Appear for Trial (JDF 250), identifying the names and addresses of the plaintiff(s) and defendant(s) in the caption, answering all four questions Yes or No, and writing a brief description of your claim including what you are claiming and the amount requested. If a defendant is a business or entity, look up its registered agent at coloradosos.gov. Complete all 4 parts (7 pages). Do not attach exhibits to the form. Per the guide: "JDF 250 is the initial form that you will need to file a Small Claims Case."
- File the form with the county court and pay the filing fee. Take the completed JDF 250 (all four parts / 7 pages) to the clerk's counter in the county court in the proper county and pay the nonrefundable filing fee ($31.00 for claims of $500 or less; $55.00 for claims over $500 up to $7,500). The court completes the section setting the trial date and time. If you cannot afford the fee, file a Motion to File Without Payment and Supporting Financial Affidavit (JDF 205).
- Serve the defendant. Have each defendant served with the 'Defendant's Copy' of JDF 250 at least 15 days before the trial date. Service may be made by any person 18 or older who is not a party, by a sheriff or process server, or by certified mail mailed by the clerk (you prepay the certified-mail cost, roughly $5.00 to $15.00). File the completed Affidavit of Service with the court before or on the trial date.
- Attend mediation (if required) and the trial. Some small claims courts require mediation before or on the trial date; the parties may reach a stipulation (JDF 75). If no agreement is reached, appear at the scheduled trial with all evidence and witnesses. A magistrate or judge decides the case; jury trials are not allowed.
Filing fees: Filing and service fees are set locally and vary; confirm the current amount with the court. A fee waiver is available if you cannot afford the costs.
Deadline that applies to your landlord-tenant dispute
A landlord-tenant money dispute is usually grounded in the lease — a contract — so the contract statute of limitations is the typical outer deadline for filing. Many states also have separate landlord-tenant statutes with shorter deadlines for specific remedies such as security deposit return. Confirm which deadline applies to your exact claim with the court or your state's official landlord-tenant resource.
Debt on a contract or account: 6 years (C.R.S. § 13-80-103.5)
Answering a lawsuit: On or before the scheduled trial date
Serving the defendant: The defendant must be served with the 'Defendant's Copy' of JDF 250 at least 15 days before the trial date. Service may be by any non-party who is 18 or older, by a sheriff or process server, or by certified mail mailed by the clerk (prepay cost). An Affidavit of Service must be filed with the court before or on the trial date.
Appeals: A party who wishes to appeal must file a notice of appeal within 14 days of the judgment and proceed under C.R.C.P. 411. The appeal goes to the district court in the same county; the appellant must give the appeal paperwork to the county court within 14 calendar days of the decision, and file a copy of the Notice of Appeal and Designation of Record in the district court within 35 days.
All Colorado small-claims deadlines
The table below lists the filing deadlines Small Claims Court (a division of the County Court) applies by claim category. Confirm the exact rule that applies to your landlord-tenant dispute claim with your court before relying on any figure.
| Claim type | Filing deadline |
|---|---|
| Contract (C.R.S. § 13-80-101) | 3 years |
| Debt on a contract or account (C.R.S. § 13-80-103.5) | 6 years |
| Property damage (C.R.S. § 13-80-102) | 2 years (3 years if motor-vehicle related) |
| Personal injury (C.R.S. § 13-80-102) | 2 years (3 years if motor-vehicle related) |
Colorado small-claims forms for your landlord-tenant dispute case
These forms are published by the Small Claims Court (a division of the County Court). Download and complete them before filing.
- JDF 250 - Notice, Claim, and Summons to Appear for Trial: The initial form a plaintiff files to start a Colorado small claims case (4 parts / 7 pages, includes the Affidavit of Service).
- JDF 248 - How to Guide to Small Claims: Official step-by-step instructions on filing, fees, service, mediation, trial, and collecting a judgment in small claims.
- JDF 205 - Motion to File Without Payment and Supporting Financial Affidavit: Used to request a waiver of the filing fee if the plaintiff cannot afford it (submitted with blank Order JDF 206). Access via the official self-help forms page.
- JDF 75 - Stipulation: Used to document a settlement/agreement reached in mediation or before trial; signed by both parties before a clerk or notary. Access via the official self-help forms page.
This page is general information, not legal advice, and CaseBySelf is not a law firm. Rules, fees, and deadlines change and vary by court: verify with the specific court where you file. Source: Colorado Judicial Branch - Small Claims or County Civil Appeal (self-help). Last reviewed 2026-06-23.