Sell a House With Squatters in Colorado

Selling a house with squatters in Colorado can feel overwhelming, but it’s possible to sell a squatter property in Denver and throughout Colorado quickly without the hassle of evictions or legal battles. At New Era Home Buyers, we specialize in purchasing homes as-is, even with squatters in residence. We understand the unique challenges of these situations and offer a fast, straightforward process to help you move on. With a cash offer, you can skip the stress of traditional sales and avoid dealing with the squatters yourself. Keep reading to learn more about squatters, their rights in Colorado, and what you need to know to navigate this situation.

What Are Squatters Rights in Colorado?

Squatters rights in Colorado, also called adverse possession, give people the possibility of acquiring ownership of a property if they have inhabited it without the owner’s permission for a certain number of years. In Colorado, a squatter can obtain legal ownership after 18 years of continued use. However, if the squatter has been paying property taxes and can prove it, they may only need to occupy the property for 7 years to establish ownership. The adverse possession law is supposed to ensure that properties are actively used and maintained, not left idle for long periods.

Key Legal Requirements for Squatters Rights in Colorado

For a squatter to legally claim a property under adverse possession in Colorado, they must meet the following key legal requirements:

1. Open and Notorious Use: The squatter must use the property in a way that is obvious to anyone, including the property owner. Common examples include making visible repairs to the property or parking a vehicle on the land.
2. Continuous Use: The squatter must occupy the property for a continuous period, typically 18 years in Colorado. However, this period can be shortened to 7 years if the squatter has been paying property taxes and can provide proof.
3. Hostile Use: The squatter must occupy the property without the owner’s permission. Hostile use does not imply violence; it simply means that the squatter is living there without consent.
4. Exclusive Use: The squatter must be the only one using the property during the occupation period, and they cannot share it with the property owner or others.

Examples of Squatters Rights in Colorado

Squatters can occupy properties for any number of reasons. Some of them do so legally, but others may do so illegally. Here are a few examples where squatters’ rights could come into play:

• The Abandoned House: Suppose a homeowner left his house abandoned for three years. Somebody moved in, did some repairs, and lived there for over 15 years. When the homeowner tried to sell, he found out the squatter might now have a legal claim to the house.
• The Unattended Land: A landowner has a large parcel of land that he does not check on often. A squatter parks a car on the land and leaves it parked there for many years. After the legally required occupation time has expired, the squatter may be able to claim ownership of the land, even if the owner has been oblivious to the situation.

How Do Squatters Gain Access to Property in Colorado?

In Colorado, like in most states, a squatter can take control over a property under certain conditions, even though breaking into a property is considered illegal. Here’s how squatters might gain access:

1. Abandoned Properties: Many times, squatters make use of properties that have been abandoned or neglected. If a property is left empty for long periods, it may attract squatters who see an opportunity to move in.
2. Inattention from Property Owners: Squatters can take over a property rather easily if the property owner does not visit the property or call on it consistently. This often occurs in the case of a vacant home or properties in foreclosure.
3. Living on the Property: Squatters must occupy the property continuously for a specified period. In Colorado, this can be as little as 7 years if they meet all adverse possession requirements.
4. Making Improvements or Paying Utilities: Some squatters pay utility bills or make repairs to the property, which may serve for them to prove that they are treating the property as their own, further strengthening their legal claim.
5. Lack of Owner Action: If the landowner does not take due process of law against the squatter, after the given period, the squatter may eventually gain legal rights to the property.

How Do Squatters Gain Ownership?

In claiming legal ownership of a property by adverse possession, a squatter must fulfill the following requirements:

1. Open and Obvious Use: The squatter should make use of the property in such a manner that it is openly clear to others, such as fixing up structures or placing noticeable fixtures like vehicles or gardens.
2. Continuous Use: The Squatter must occupy or use the premises continuously for the statutory length of time. Short absences can break this element and reset the clock for the owner.
3. Adverse Possession: The property owner gave the squatter no permission to live on his land or use it in whatever way, and that has been the “hostile” use in legal contexts.
4. Exclusive Use: The individual must be in exclusive possession of the property, meaning no other person, including the actual owner, shares use of the property during the prescribed time period.

How Can You Protect Your Property from Squatters in Colorado?

If you’re a property owner in Colorado, protecting your home or land from squatters is crucial. Here are some steps to prevent squatters from occupying your vacant property:

• Secure Your Property: Always lock doors and windows, and install deadbolts, security bars, or a security system to deter squatters.
• Regular Inspections: Visit your vacant property frequently, or hire someone to inspect it regularly to ensure no squatters have moved in.
• Property Maintenance: Keeping the property well-maintained, such as mowing the lawn and clearing debris, can make it less attractive to squatters.
• Outdoor Lighting: Install motion-activated lighting to deter unauthorized access and alert neighbors if someone tries to enter the property.
• Post “No Trespassing” Signs: Display clear “No Trespassing” signs to notify potential squatters that your property is off-limits.
• Swift Action: If you suspect squatters have moved in, take immediate action by contacting law enforcement to prevent further complications.
• Install Fencing: A well-placed fence or gate can deter squatters from gaining access to your property.
• Engage Your Neighbors: Ask neighbors to watch your property and report any suspicious activity.

Real-Life Cases of Squatters Rights in Colorado

Squatters have gained attention in several high-profile cases in Colorado. Below are a few notable examples:

1. The “Land Lady” of South Broadway, Denver

In the early 2000s, a woman moved into an abandoned property in Denver’s South Broadway neighborhood and lived there for years, making it her home. When the owner finally discovered her, the squatter had transformed the property into a home, which sparked a significant legal discussion around squatters rights.

2. Squatters at the Old Denver Post Building

In 2016, a group of squatters took residence in the abandoned Denver Post building, turning it into a community space. The incident raised awareness about squatting in urban areas, particularly in vacant commercial properties.

3. The Boulder Squatter

In 2017, a squatter occupied a vacant house in Boulder for several months. The squatter made improvements and refused to leave when the owner returned, triggering a legal battle over adverse possession.

Squatters Rights in Colorado: What to Expect in 2025

As property values continue to rise in Colorado, particularly in cities like Denver and Boulder, squatters rights may become more of a concern. Below are a few trends we expect to see in 2025:

• Increased Squatting in Urban Areas: With growing housing costs, more individuals may seek refuge in vacant homes or buildings in urban areas.
• Stricter Laws and Regulations: Property owners may face more legal hurdles when trying to evict squatters, resulting in lengthier legal battles.
• Rise in Property Abandonment: As more properties are left vacant, squatters may increasingly target these properties, prompting property owners to take proactive measures.

How to Evict Squatters in Colorado

If you find squatters inhabiting your property in Colorado, you’ll have to take the due process of law to remove them. Eviction of squatters may be a time-consuming process; thus, you should know the right process. Here is a basic guide on how to evict squatters in Colorado:

1. Make Sure They’re Actually Squatters

Before initiating the eviction process, make sure the people on your property are indeed squatters. A squatter is a person who resides in a property without your permission and without any legal agreement. If they have a lease or any sort of permission from you, they are tenants, not squatters, and the eviction process will be different.

2. Give Them a Notice to Leave

If you have ascertained that they are indeed squatters, you should serve them with a Notice to Quit or Demand for Possession. This is a formal notice informing the squatter that they must vacate the premises. In Colorado, you are usually supposed to give a notice to vacate within 3 days, meaning the squatter has to leave within 3 days.

3. File for Eviction in Court

If the squatter does not leave after the notice period, you will have to go to court. You will have to file an Unlawful Detainer lawsuit with the county court where the property is located. This is a lawsuit that asks the court to remove the squatter from the property. You will be required to prove that the individual is squatting and that you have followed the due process of law.

4. Attend the Court Hearing

After filing the lawsuit, the court will schedule a hearing. You’ll need to attend and show proof that the person is squatting and that you’ve given them proper notice. If the judge agrees with you, they will issue a writ of restitution, which orders the sheriff to remove the squatter.

5. Sheriff Removal

The sheriff will come to your property, if the court rules in your favor, and removes the squatter. This is the last step in the eviction process. At this point, once the sheriff carries out the eviction, the squatter has to leave the property.

6. Consider Hiring an Attorney

Squatters are usually difficult to evict, especially if they refuse to leave. You may be advised to hire an attorney specializing in landlord-tenant law to help you go through the process and protect you legally.

Sell My House with Squatters in Colorado

When facing squatters in your Colorado property, selling the house may appear to be an impossible task. However, if you are asking yourself “can I sell my house with squatters in Colorado”, there are a few options available for the homeowner in this scenario. Whichever route you decide on, whether evicting the squatters or selling the house ‘as-is’, understanding your options is the key to a smooth transaction.

1. Evict the Squatters First: You may elect to go through the process of legally evicting the squatters yourself, so you can sell the property. This might involve some time and work on your part but often is a necessary step when you would like to sell the home on the traditional real estate market. In Colorado, this includes serving the squatter with a notice, filing an unlawful detainer lawsuit, attending a court hearing, and having the sheriff execute the eviction once the ruling is granted. This option will take longer but allows you to sell the property in a more conventional manner.
2. Negotiate with the Squatters: Sometimes, homeowners are able to come to some sort of agreement with the squatters and come to a mutual decision that they will leave voluntarily. In many cases, this can be through offering them money or other arrangements to leave the property without having to formally evict them. When possible, this is often the fastest path to getting past the problem and moving forward in selling your house.
3. Sell to a Cash Buyer: Selling your home to a cash buyer can easily be one of the fastest ways to get the task done with squatters on board. New Era Home Buyers is one of those companies buying homes all over Colorado, including ones in which squatters still live. With this option, you may avoid the tedious eviction process and sell your property very fast, not bothering about repairs, cleanups, or any other legal issue. Cash buyers purchase properties as-is, making it a hassle-free solution for homeowners who need to move on from their property.

Frequently Asked Questions About Squatters in Colorado

How Can Property Owners Remove Squatters in Colorado?

The property owner in Colorado can only remove squatters through the legal process for eviction. First, the owner needs to serve the squatter with a notice to leave, such as a Notice to Quit. If the squatter does not leave, then the owner can file an Unlawful Detainer lawsuit in court. If the court rules in favor of the property owner, then a writ of restitution is issued, and the sheriff can remove the squatter. Property owners should never attempt to handle eviction themselves by turning off utilities or resorting to force, as this may lead to legal trouble.

What Are the Legal Requirements for Squatter’s Rights in Colorado?

In Colorado, a squatter can claim adverse possession if they are in continuous occupation of a property for 18 years. This can be reduced to 7 years if the squatter pays property taxes and has “color of title,” meaning they have some form of legal claim, such as a deed or title document, even if it is not entirely valid.

How Long Must a Squatter Occupy a Property to Claim Adverse Possession?

To establish adverse possession in Colorado, a squatter must reside on a property consistently for at least 18 years. If the squatter pays property taxes and has color of title, the time period reduces to 7 years.

Are Squatting Laws Different in Denver or Colorado Springs?

While Colorado’s squatting laws are generally the same statewide, cities like Denver or Colorado Springs may have specific local ordinances related to squatting and eviction procedures. However, the basic principles of squatter’s rights and adverse possession remain consistent across the state, and property owners still need to follow the legal eviction process.

What Legal Protections Do Squatters Have in Colorado?

State of Colorado statute protects squatters against forced evictions. They can apply for adverse possession if their cases meet the legal set amount and, similarly continuous open occupation. Squatters need to be afforded due process prior to their removal from a premises.

Can a Property Owner Turn Off Utilities to Remove Squatters in Colorado?

In Colorado, it is prohibited to cut off utilities for the purpose of removing squatters. It is a type of self-help eviction, which is against the law. Property owners in Colorado must pursue the correct legal process in order to remove squatters through eviction: by filing a lawsuit and obtaining a court order.

We Buy Squatter Houses in Colorado

At New Era Home Buyers, we specialize in buying homes in Colorado quickly and with no hassle, including properties that may be difficult to sell, such as squatter houses. We purchase squatter houses in Colorado for cash, including those in need of major repairs, hoarder homes, and other challenging properties. With our local expertise and commitment to transparency, we provide a smooth, stress-free selling experience. Additionally, we collaborate with real estate investors in Colorado to offer wholesale properties, ensuring a wide range of opportunities for both sellers and investors. Please contact us directly to learn more about us or to request an offer on your squatter house in Colorado.