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Colorado 3-Day Notice to Quit Form (JDF-101) | Non-Payment & Non-Compliance

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The Colorado 3-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 3 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 3 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.

LawsC.R.S. 13-40-104(1)(d)

How to Write

Download: Adobe PDF

Step 1 – Download Colorado Form JDF – 101 (3-Day Notice To Quit) As A PDF

The “PDF” version of this notice can be obtained by locating and selecting the “PDF” button captioning the previewed image or “Adobe PDF” link above. Use your mouse to select either one then follow the resulting prompts to save it to your computer.


Step 2 – Supplement The Title With The Concerned Property’s Location

Locate the PDF you have saved to your system then open it with a PDF editor. Once you have accessed your document, turn your attention to its title then click on the space between the term “…Located In” and the word “County.” Type the name of the County where the property being discussed is located. 


Step 3 – Directly Address The Tenant In Violation

This notice will only be effective if it targets itself to the Recipient properly. For this effect, locate the lease that has been violated, then produce the offending Tenant’s name. You must transcribe this Party’s name exactly as it appears on the violated agreement on the blank line attached to the parentheses label “Tenant.” 


Step 4 – Define The Type Of Agreement And The Notice Deadline

The type of agreement the Tenant has violated and that this notice now addresses will determine how many days the Tenant will be allowed to correct the violation we are addressing. The template will retain its ability to act with the main lease agreement types or categories of Colorado while allowing you to apply this notice to the situation at-hand correctly. This will be accomplished by selecting the appropriate choice of a list of checkbox statements. For instance, if the lease that was violated is a “Residential Agreement…” then, you must mark the first statement. This will set the notice to demand an action response from the Tenant within ten days of its receipt.  An “Exempt Residential Agreement” that must be corrected with this paperwork will anticipate compliance within five days of its receipt. If this is the case, then you must mark the second statement.    If this notice is intended to take measures for a violated “Employer-Provided Housing Agreement” then you must mark the third checkbox which will set this to a three-day notice.   This notice can be used as a three-day notice for a “Non-Residential Agreement” once you mark the fourth checkbox from this list    If the Tenant is guilty of “Substantial Violations” and it is irrelevant what type of lease is in effect (as far as the law is concerned) then you must mark the last checkbox on this list.    


Step 5 – Declare The Official Address Of The Property

It is imperative that we make sure the Tenant and any party reviewing this document be aware of exactly where the property/premises being discussed is located. Therefore, a distinct area has been set aside to present the physical location of this property. Begin with the “Street Address” by typing in the building number, the street name/number, and any applicable suite or apartment number in the address that defines where the property can be accessed and inspected physically. Next, report the “City” and the “County” of the premises’ address on the next two blank spaces.      The final area where you must submit the property’s details is a set of three boxes. Utilize these fields to document the “Subdivision,” “Lot,” and “Block” where the Colorado property is located (as reported on the books with the Colorado State Government).   


Step 6 – Set The Desired Condition Of Compliance To This Notice

The Tenant actions that must be taken to rectify the violation must be presented so that no uncertain terms cause confusion. Naturally, this action will be a correction to either unpaid rent or some other breach of contract. One of the two checkboxes following the phrase “The Covenant/Condition With Which You Are To Comply…” must be selected and completed to formally request the corrective Tenant action. If the Tenant must pay a past due amount to remain in possession of the premises, then mark the first statement’s checkbox. This choice requires you to list the past due rent amount that must be paid on the blank line after the dollar sign.   

If you have selected the first choice to demand the Tenant’s past due payment, then you must supply the range of dates when the Tenant’s payment is delinquent (even if this is only one month). Utilize the date formatted lines to present the first and last calendar date of the period requiring Tenant payment.  If the Tenant must correct a violation other than unpaid rent or in addition to a default rent amount, then you must mark the checkbox statement corresponding to the “Other Covenant Of The Lease…” then describe in detail the action you require the Tenant to engage in and complete (or cease) as a remedy to the lease violation. A few blank lines have been provided for you to report on this.   


Step 7 – Further Identify The Premises

In addition to the property definitions above, this notice will require some additional content. The next statement of this notice, beginning with the words “The Covenant/Condition Checked Above….” expects a presentation of the current monthly rent on the blank space attached to the dollar sign.

Lastly, on the final blank space of this sentence, produce the frequency of the expected rent payments. That is, after the word “…PER,” report how often this rent payment must occur (i.e. Weekly, Bi-Weekly, Monthly, Yearly, etc.)


Step 8 – Execute This Agreement By Date And Signature

Due to the time-sensitive nature of this document, the Landlord sending it must provide a dated signature. To begin this task, locate the blank line labeled “Dated” then fill in the current calendar date. As the Landlord, Property Manager, or Property Owner with the authority to send this notice, sign the blank line labeled “Landlord/Property Manager” immediately after furnishing the “Date” above.

If an “Agent Or Attorney” is involved then he or she should also submit a signature. The line directly bearing this label (“Agent Or Attorney”) should be used by such an entity to properly execute this agreement as a signature line.


Step 9 – Verify The Serving Of This Notice

Once you have printed and signed two copies, you must relinquish this paperwork to the possession of a Delivery Agent. This entity will return one of the signed copies with some additional information at the bottom. Check the “Return Of Service” section for the calendar “Date” when this notice was served and the “County” in which it was delivered to the Recipient.  One of the two checkboxes in this area must be checked to indicate how this document was delivered. If it was served to a Human Recipient, then the first checkbox will be checked with the Recipient’s name spelled out on the blank space provided but if it was simply posted “…In A Conspicuous Place On The Premises…” the second statement will be checked and a description of the notice’s display area will be documented. In the example below, this paperwork was given directly to the Tenant. It is crucial the Delivery Agent has signed his or her name on the “Signature” line at the bottom to prove that he or she has delivered this document as described.