Sell a tenant-occupied house in Colorado Springs, CO: how leases and deposits transfer under Colorado law, notice and entry for the buyer's visit, HB24-1098 and the 90-day rule when selling, and how a cash buyer closes without disturbing the tenant. Written offer within 24 hours of our visit.
Owners of tenant-occupied houses in Colorado Springs are often stuck between two bad options: wait for a lease to end and then try to sell vacant, or list the house with a tenant who is not interested in keeping it clean for showings. The first option carries the house for months and, since Colorado's 2024 for-cause law, may require 90 days' notice and a stated reason. The second rarely works; retail buyers want vacant possession and lenders want owner-occupancy, and tenants have no obligation to make either easy. The third option, selling to a buyer who takes the tenant, is the one most owners have not been told about.
Colorado Springs Cash Buyers buys tenant-occupied houses across Colorado Springs and El Paso County, with leases that run another year, month-to-month tenancies, and tenants who are good, difficult or behind. We buy as-is, take the lease and the deposit at closing, and need one visit with proper notice. This page explains how a tenant-occupied sale works under Colorado law, what notice the tenant is owed, what HB24-1098 changed, and how we price a house we buy occupied.
How the lease and deposit transfer
In Colorado a sale does not terminate a lease. The buyer takes title subject to the tenancy and steps into the landlord's position. At closing the security deposit is transferred to the buyer and the tenant is notified in writing of the transfer and the new owner's address, which releases the seller from deposit liability. Rent is prorated on the settlement statement. Month-to-month tenancies continue on the same terms. The tenant's rights, including Colorado's habitability warranty and the notice rules, continue unchanged; the only thing that changes is who they pay.
Notice and entry for our visit
Colorado has no statutory entry-notice period, but most leases specify 24 or 48 hours, and we follow the lease and common courtesy. One visit, scheduled with the tenant, is all we need; there are no repeated showings, no open houses and no photographs of the tenant's belongings for marketing. Tenants who know the house is being sold to a buyer who will keep them are usually cooperative, and we tell them so.
HB24-1098 and selling
Since 2024, after a tenant has lived in a property for twelve months, a Colorado landlord may decline to renew only for listed reasons. Sale of the property is a permitted no-fault reason, but it requires 90 days' written notice, the sale must be genuine, and relocation assistance may apply in some situations; owner-occupied properties of three or fewer units are exempt. If your plan was to end the tenancy and sell vacant, the law adds time and conditions. Selling to a buyer who takes the tenant avoids the question; whatever notice is eventually given is ours to give, under the rules.
How we price an occupied house
We start from the renovated resale value of the house in its neighborhood and subtract the repairs we expect, our carrying and resale costs and a margin. A tenant on a long lease at below-market rent or with arrears adjusts the figure modestly, because it affects when we can renovate and resell; a good tenant at market rent barely changes it. The written offer arrives within 24 hours of our visit and does not change afterward. We pay the customary closing costs and there is no commission.
Tenants who are behind or difficult
A tenant who has stopped paying, who refuses entry, or who has a pending county court case sells to us with that situation disclosed. The arrears, the 10-day demand and any eviction become ours after closing. You do not have to finish an eviction to sell, and you do not have to negotiate a move-out with a tenant who is not cooperating.
Next step
Send the address, the lease terms, the rent and deposit, and whether the tenant is current. We arrange one visit with notice, deliver a written offer within 24 hours, and close in about a week after a clean title search. The tenant hears from us after closing with the new payment address and nothing else changes for them.
Selling to us vs. a traditional listing in Colorado Springs, CO
| Comparison | Traditional agent | For sale by owner | Colorado Springs Cash Buyers |
|---|---|---|---|
| Cash offer | Rarely | Rarely | Yes |
| Sell as-is | Repairs expected | Repairs expected | Yes |
| Time to a contract | roughly two months in Colorado Springs now | Often longer | 24 hours after the visit |
| Agent commission | About 6% | Buyer's agent usually paid | None |
| Closing costs | Paid by seller | Paid by seller | Customary costs paid by us |
| Showings | Yes | Yes | One visit |
| Financing fall-through | Possible | Possible | None, we fund it |
| Price cut after inspection | Common | Common | No inspection period |
| Closing date | Lender's schedule | Buyer's schedule | Yours |
We buy houses in Colorado Springs for any reason, any condition, or any challenge
Every link below is a page written for that situation in Colorado Springs and El Paso County.