(1) (a) An action pursuant to
this article 40 is commenced by filing with the court a complaint in writing using the
standard form of eviction complaint and affidavit for a residential tenancy that is
available online through the judicial department's website to describe the property
with reasonable certainty; the street address and the zip code, listed separately;
the grounds for recovery; the name of the person in possession or occupancy; a
prayer for recovery of possession; and a signed affidavit that states:
(I) The residential tenant receives supplemental security income, social
security disability insurance under Title II of the federal Social Security Act, 42
U.S.C. sec. 401 et seq., as amended, or cash assistance through the Colorado works
program created in part 7 of article 2 of title 26, and the complainant and
residential tenant participated in mandatory mediation and the mediation was
unsuccessful;
(II) The complainant and residential tenant did not participate in mandatory
mediation because the residential tenant:
(A) Did not disclose or declined to disclose in writing in response to a written
inquiry from the complainant that the residential tenant receives supplemental
security income, social security disability insurance under Title II of the federal
Social Security Act, 42 U.S.C. sec. 401 et seq., as amended, or cash assistance
through the Colorado works program created in part 7 of article 2 of title 26; or
(B) Does not receive supplemental security income, social security disability
insurance under Title II of the federal Social Security Act, 42 U.S.C. sec. 401 et
seq., as amended, or cash assistance through the Colorado works program created
in part 7 of article 2 of title 26; or
(III) The complainant and residential tenant did not participate in mandatory
mediation because the complainant is:
(A) A 501(c)(3) nonprofit organization that offers opportunities for mediation
to residential tenants prior to filing a residential eviction in court; or
(B) A landlord with five or fewer single-family rental homes and no more than
five total rental units, including any single-family homes.
(b) Mandatory mediation must be conducted by a trained neutral third party
and be provided at no cost to the residential tenant. The landlord is only required to
pay for the landlord's portion of the mandatory mediation. The complainant and
residential tenant may have legal representation present during the mandatory
mediation. A residential tenant may voluntarily waive the tenant's right to
mandatory mediation, but a waiver must not be in any lease agreement or other
agreement between the complainant and residential tenant pursuant to section 38-12-801.
(c) The office of dispute resolution, created in section 13-22-303, shall
schedule the mandatory mediation at the first available date, but no later than
fourteen calendar days after the landlord requests the mediation.
(d) Failure to comply with the mandatory mediation requirements outlined in
this subsection (1) is an affirmative defense. If the affirmative defense is raised and
the complainant cannot demonstrate that the requirements were met, the court
shall dismiss the case without prejudice and a new complaint must be filed.
(e) The complaint may also set forth the amount of rent due, the rate at
which it is accruing, the amount of damages due, and the rate at which they are
accruing and may include a prayer for rent due or to become due, present and
future damages, costs, and any other relief to which plaintiff is entitled.
(f) Notwithstanding the requirement to file a complaint using the standard
form of eviction pursuant to subsection (1)(a) of this section, the court shall accept a
complaint filed on a different form if the complaint meets the requirements of this
section.
(2) In an action for termination of a tenancy in a mobile home park, the
complaint, in addition to the requirements of subsection (1) of this section, must
specify the reasons for termination as the reasons are stated in section 38-12-203.
The complaint must specify the approximate time, place, and manner in which the
tenant allegedly committed the acts giving rise to the complaint. If the action is
based on the mobile home or mobile home lot being out of compliance with the
rules and regulations adopted pursuant to section 38-12-214, the complaint must
specify that the home owner was given ninety days after the date of service or
posting of the notice to terminate tenancy to cure the noncompliance, that ninety
days have passed, and the noncompliance has not been cured.
(3) The complaint must include:
(a) A designation of whether the plaintiff elects to participate in any hearing
in person or remotely by phone or video on a platform designated by the court.
Upon filing the complaint, the court shall provide the plaintiff with any necessary
information to facilitate the plaintiff's participation.
(b) A box indicating if the eviction is for a residential or commercial tenancy.
(3.5) If the tenant provides written or actual notice to the landlord that the
tenant is a victim-survivor of unlawful sexual behavior, stalking, domestic violence,
or domestic abuse, and the tenant consents to the landlord sharing the information
with the court, the landlord shall disclose the information on the complaint or with
the return of service filed with the court.
(4) Beginning January 2024, the judicial department shall report to the house
of representatives judiciary committee and the senate judiciary committee, or their
successor committees, during the judicial department's SMART Act hearing the
total number of mediations scheduled by the office of dispute resolution pursuant
to this section, the outcomes of the mediations, and the cost of the mediations for
the previous fiscal year.