Aurora landlords may end tenancies without tenant fault only on the narrow grounds Colorado's HB23-1171 just-cause statute permits: substantial renovation, demolition, conversion to non-residential use, withdrawal from rental market, or owner or family move-in, each requiring 90 days written notice.
Effective 2023, Colorado HB23-1171 abolished arbitrary non-renewal of leases for most residential tenancies. Aurora, lacking its own just-cause ordinance, defaults to the state framework. No-fault grounds permitted statewide are: substantial renovation requiring vacancy, demolition or conversion, withdrawal from the rental market for at least 12 months, owner or immediate-family move-in, or sale to a buyer who will owner-occupy. Each requires 90 days written notice in the form prescribed by the Division of Housing. Tenants of less than 12 months and certain owner-occupied small-property exemptions are excluded. Aurora county courts (Arapahoe, Adams, Douglas) hear forcible-entry-and-detainer cases.
Filing an eviction without one of the statutory no-fault grounds, or with deficient 90-day notice, results in dismissal of the FED action plus fee-shifting. Wrongful no-fault claims (e.g., sham renovation) expose landlords to civil damages.
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See how Aurora's no-fault evictions rules stack up against other locations.
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