Late rent is one of the most frustrating challenges Denver landlords face. Whether it’s a first-time issue or a tenant with a long history of delinquent payments, it’s essential to know how to handle the situation both legally and effectively.
At PMI Elevation, we help landlords across Denver manage their rental properties and navigate these tricky situations with professionalism and clarity.
This blog serves as your comprehensive guide on how to handle late rent payments from Denver tenants.
From setting expectations early in the lease agreement to navigating the eviction process if necessary, we’re covering what to do—and what not to do—when a tenant doesn’t pay the rent.
Step 1: Start with the Lease Agreement
The first place to turn when a tenant doesn’t pay on time is your lease or rental agreement. Most rental agreements outline:
The due date for rent payment
The rent grace period (typically 3-5 days)
The late rent fees you’re allowed to charge
The steps that follow if the tenant fails to pay rent
Make sure your lease is clear, enforceable under local laws, and includes language protecting your rights as a landlord. If you work with PMI Elevation, we ensure every lease is compliant with Denver’s rental ordinances and easy for tenants to understand.
Step 2: Communicate First—Firmly but Fairly
Sometimes tenants genuinely forget to pay the rent or experience short-term financial hardship. Before jumping into legal action, open the lines of communication:
Reach out via phone, text, or email as soon as the rent is late
Hand deliver a late rent notice if necessary
Ask if the tenant is facing a job loss or unexpected expense
Remind them of their lease agreement terms and any applicable late fees
If they’re making a good-faith effort to pay, you may consider setting up a short-term payment plan or waiving the late fee once (especially if this is a tenant with a solid rental history).
Step 3: Send a Pay or Quit Notice
If the tenant stops paying rent entirely or doesn’t respond to your outreach, you’ll need to escalate the situation. In Colorado, landlords are legally required to send a Pay or Quit notice before beginning eviction proceedings.
This official document gives the tenant a set number of business days (usually 10 days in Denver) to either take action or address issues related to security deposit refunds:
Pay the rent in full, including any late rent fees
Vacate the property
This notice must be properly served—consider using certified mail or hand delivery—and it’s a critical step in protecting your rights if you must pursue further legal action.
Step 4: Document Everything
To protect your landlord-tenant relationship and ensure you’re covered during any court hearing, keep a detailed paper trail:
Copies of rent checks or bounced payments
Screenshots or emails from your online portal
Notes from any communication with the tenant
Proof of late rent notices, Pay or Quit notices, and delivery method
These records become essential if the case goes to court or if you need to involve your landlord insurance provider.
Step 5: Evaluate Legal Options and Eviction
If the tenant doesn't pay after the grace period or quit notice, and you’ve made reasonable efforts to resolve the issue, you may need to begin the eviction process.
Eviction in Denver involves:
Filing for an unlawful detainer in court
Attending a court hearing
Receiving a court order to remove the tenant
Possibly coordinating with the sheriff to retrieve personal belongings
This process can take several weeks and may involve legal fees. That’s why most landlords turn to a property manager like PMI Elevation to handle the logistics and ensure compliance with all local laws.
Proactive Solutions to Prevent Late Rent Issues
Dealing with past due rent is never fun, but there are steps you can take to reduce your risk in the future:
Require Thorough Tenant Screening
A strong tenant screening process helps weed out applicants with a history of paying late. At PMI Elevation, we conduct:
Credit checks
Employment verification
Rental history reviews
This proactive step can save you thousands in missed rent and legal headaches down the line.
Offer Rent Guarantee Insurance
Some Denver landlords invest in rent guarantee insurance, which covers a portion of lost rent if a tenant stops paying. It can offer peace of mind, especially if you're renting to a first-time tenant or in a more competitive market.
Make it Easy to Pay the Rent
When tenants can rent online, they’re more likely to pay on time. PMI Elevation provides an online portal for tenants to submit rent payments securely and conveniently. We also send automated reminders to tenants before their due date.
What NOT to Do When Rent Is Late
In emotionally charged situations, it’s easy to make a misstep. Avoid these common mistakes:
Changing the locks or shutting off utilities
Publicly shaming or threatening the tenant
Entering the rental property without notice
Accepting partial payments if you've already filed for eviction (this may restart the clock)
Always follow the proper legal action process. Doing otherwise can delay your eviction or open you up to liability.
Denver’s Landlords: Partner with PMI Elevation
At PMI Elevation, we understand that late rent payments are more than an inconvenience—they’re a disruption to your cash flow and your peace of mind. We help Denver landlords with:
Drafting rock-solid lease agreements
Enforcing late payment policies
Issuing Pay or Quit notices
Managing eviction proceedings
Screening new tenants
Collecting rent and depositing to the landlord’s account
Let us help you preserve your investment, maintain a good landlord-tenant relationship, and avoid unnecessary drama.
Stay Calm, Stay Legal, and Stay Covered
Late rent? Here’s how to handle non-payment issues in Denver: with clear policies, timely action, and the right support team behind you. Whether you’re dealing with a one-time late payment or a tenant who stops paying entirely, the best path forward is one grounded in legal knowledge and professionalism.
Need help collecting rent, drafting a solid lease, navigating an eviction, or conducting a comprehensive rental analysis? Contact us for a free rental analysis today!
We’re here to protect your property, your income, and your peace of mind—every step of the way.
