Colo. Rev. Stat. » Title 38
Colorado Revised Statutes

Colo. Rev. Stat. § 38-39-102 (2026)

When deed of trust shall be released - definitions

✓ current as of July 2026
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(1) (a) Except as otherwise provided in subsection (3)(a) of this section, upon compliance with the provisions of the deed of trust, a public trustee shall release a deed of trust upon the:

(I) Receipt of a written request from the holder of the evidence of debt secured by the deed of trust, the holder's agent or attorney, or a title insurance company providing an indemnification agreement and affidavit described in paragraph (c) of subsection (3) of this section, which request shall be duly executed and acknowledged;

(II) Production of the original canceled evidence of debt such as a note or bond as evidence that the indebtedness secured by such deed of trust has been paid; except that such production may be omitted in the circumstances contemplated in subsection (3) of this section;

(III) Receipt by the public trustee of the fee prescribed by section 38-37-104 (1)(a) and the fee for recording the release;

(IV) Receipt by the public trustee of a current address for the original grantor, assuming party, or current owner or either a notation on the request for release of the deed of trust or a written statement from the holder of the evidence of debt secured by the deed of trust, the title insurance company licensed in Colorado, or the holder of the original evidence of debt that the holder has no record of a current address that is different from the address of the property encumbered by the deed of trust being released; except that the public trustee may release a deed of trust upon compliance with the provisions of the deed of trust if the public trustee has not received the information required pursuant to this subsection (1)(a)(IV); and

(V) Production of a legible copy of the original recorded deed of trust securing the evidence of debt.

(b) Immediately upon execution of the release of the deed of trust by the public trustee, the public trustee shall cause the release to be recorded in the records of the county clerk and recorder.

(2) If the purpose of the deed of trust has been fully or partially satisfied and the indebtedness secured by the deed of trust has not been paid, the public trustee shall release the deed of trust as to all or portions of the property encumbered by the deed of trust pursuant to the provisions of subsection (1) of this section if the request to release certifies that the purpose of the deed of trust has been fully or partially satisfied and the evidence of debt is exhibited by the holder of the evidence of debt.

(3) (a) (I) Subject to the provisions of subparagraph (II) of this paragraph (a), with respect to either subsection (1) or (2) of this section, a holder of the original evidence of debt that is a qualified holder, as defined in section 38-38-100.3 (20), may request the release of a deed of trust without producing or exhibiting the original evidence of debt. A holder that requests the release of a deed of trust pursuant to this paragraph (a) shall be deemed to have agreed to indemnify and defend the public trustee against any claim made within the period described in subsection (7) of this section for damages resulting from the action of the public trustee taken in accordance with the request. The indemnity granted by this paragraph (a) is limited to actual economic loss suffered and any court costs and reasonable attorney fees and costs incurred in defending a claim brought as a direct and proximate result of the failure to produce the original evidence of debt, but the indemnity does not include and no claimant is entitled to any special, incidental, consequential, reliance, expectation, or punitive damages. No separate indemnification agreement shall be necessary for the agreement to indemnify to be effective.

(II) A holder of the original evidence of debt that is a qualified holder, as defined in section 38-38-100.3 (20), shall provide the public trustee with a current address for the original grantor, assuming party, or current owner when requesting a release of a deed of trust pursuant to this paragraph (a).

(b) (I) Subject to the provisions of subparagraph (II) of this paragraph (b), with respect to either subsection (1) or (2) of this section, the holder of the evidence of debt may request the release of a deed of trust without producing or exhibiting the original evidence of debt. A holder that requests the release of a deed of trust pursuant to this paragraph (b) shall deliver to the public trustee a corporate surety bond in an amount equal to one and one-half times the original principal amount recited in the deed of trust, which corporate surety bond shall remain in full force and effect for the period described in subsection (7) of this section.

(II) A holder of the evidence of debt shall provide the public trustee with a current address for the original grantor, assuming party, or current owner when requesting a release of a deed of trust pursuant to this paragraph (b).

(c) (I) Subject to the provisions of subsection (3)(c)(II) of this section, with respect to either subsection (1) or (2) of this section, a title insurance company licensed in Colorado may request the release of a deed of trust without producing or exhibiting the original evidence of debt. A company that requests the release of a deed of trust pursuant to this subsection (3)(c) is deemed to have agreed to indemnify and defend the public trustee against any claim made within the period described in subsection (7) of this section for damages resulting from the action taken by the public trustee in accordance with the request. The indemnity granted by this subsection

(3)(c) is limited to actual economic loss suffered and any court costs and reasonable attorney fees and costs incurred in defending a claim brought as a direct and proximate result of the failure to produce the original evidence of debt, but the indemnity does not include and no claimant is entitled to any special, incidental, consequential, reliance, expectation, or punitive damages. No separate indemnification agreement is necessary for the agreement to indemnify to be effective; however, the company shall provide to the public trustee an affidavit executed by an officer of the company stating that the company has caused the indebtedness secured by the deed of trust to be satisfied in full or, in the case of a partial release, to the extent required by the holder of the indebtedness.

(II) A title insurance company licensed in Colorado shall provide the public trustee with a current address for the original grantor, assuming party, or current owner when requesting a release of a deed of trust pursuant to this subsection (3)(c).

(d) (I) Subject to the requirement described in subsection (3)(d)(II) of this section, with respect to subsection (1) or (2) of this section, a holder of the original evidence of debt may request the release of a deed of trust without producing or exhibiting the original evidence of debt. A holder that requests the release of a deed of trust pursuant to this subsection (3)(d) is deemed to have agreed to indemnify and defend the public trustee against any claim made within the period described in subsection (7) of this section for damages resulting from the action of the public trustee taken in accordance with the request. The indemnity granted by this subsection

(3)(d) is limited to actual economic loss suffered and any court costs and reasonable attorney fees and costs incurred in defending a claim brought as a direct and proximate result of the failure to produce the original evidence of debt, but the indemnity does not include, and no claimant is entitled to, any special, incidental, consequential, reliance, expectation, or punitive damages. No separate indemnification agreement is necessary for the agreement to indemnify to be effective.

(II) A holder of the evidence of debt shall provide the public trustee a current address for the original grantor, assuming party, or current owner when requesting a release of a deed of trust pursuant to this subsection (3)(d).

(III) A holder of the evidence of debt that elects to request a release of a deed of trust pursuant to this subsection (3)(d) must electronically file the request for release of deed of trust via the county's electronic recording system.

(3.5) Venue for any action based upon the indemnification agreement specified in paragraph (a) of subsection (3) of this section shall be proper only in the county in which the public trustee receiving the certification is located.

(4) A public trustee shall have no duty to retain the original canceled evidence of debt or deed of trust upon a release granted pursuant to this section.

(5) The lien represented by a deed of trust to the public trustee that secures an obligation other than an evidence of debt shall be released by the public trustee pursuant to the provisions of subsection (1) of this section as to all or portions of the property encumbered by the deed of trust upon the:

(a) Receipt of a written request of the beneficiary or assignee of such deed of trust, which request shall be duly executed and acknowledged;

(b) Presentation to the public trustee of an affidavit of such beneficiary or assignee stating that the purpose of the deed of trust has been fully or partially satisfied; and

(c) Receipt by the public trustee of the fee prescribed by section 38-37-104 (1)(a) and the fee for recording the release.

(6) The public trustee shall have no liability to any person, and no action may be commenced against the public trustee, as a result of issuing a release or partial release of a deed of trust under subsection (3) of this section, unless such action is commenced within six years from the date of the recording of such release or partial release or within the period of time prescribed by any statute of limitation of this state in which a suit to enforce payment of the indebtedness or performance of the obligation secured by said deed of trust may be commenced, whichever is less. Nothing in this article shall be construed to waive immunity of a public trustee that is provided in sections 24-10-101 to 24-10-120, C.R.S.

(7) The indemnification agreements or the corporate surety bond described in this section shall, in each case, remain effective for the time period described in subsection (6) of this section or until such time as any claim made against the public trustee within such time period has been finally resolved, whichever is longer.

(8) If the written request to release the lien of any deed of trust is a fraudulent request, the release by the public trustee based upon such request shall be void.

(8.5) If a deed of trust is improperly recorded in the office of the clerk and recorder of a county other than the county in which the real property is located, the deed of trust must be recorded in the correct county before the public trustee may release the deed of trust. The public trustee of a county other than the county wherein the real property is located shall not release the deed of trust.

(9) As used in this section, unless the context otherwise requires:

(a) "Assuming party" means a person other than the original grantor who paid off the indebtedness on behalf of the original grantor.

(b) "Current address" means the most recent address reflected in the records of a holder of the evidence of debt, a title insurance company licensed in Colorado, or a holder of the original evidence of debt that is a qualified holder, as defined in section 38-38-100.3 (20). If a holder of the evidence of debt, a title insurance company licensed in Colorado, or a holder of the original evidence of debt that is a qualified holder, as defined in section 38-38-100.3 (20), has no record of a current address, any requirement that a current address be provided shall be deemed satisfied by indicating that fact.

(c) "Current owner" means a person other than the original grantor who currently owns the property and has either paid off or taken over the indebtedness on behalf of the original grantor.

Source: L. 90: Entire article R&RE, p. 1675, § 3, effective October 1. L. 92: (1) to (3) and (5) amended and (6) to (8) added, p. 2093, § 5, effective July 1. L. 93: (1)(a)(I) amended, p. 254, § 1, effective July 1. L. 97: (1)(a), (2), (6), and (7) amended and (3.5) added, p. 1420, § 1, effective September 1. L. 2000: IP(3.5)(b)(IV) and (3.5)(b)(V) amended, p. 1874, § 113, effective August 2. L. 2002: (3)(c) amended, p. 1348, § 16, effective July 1. L. 2003: (3)(a), (3.5)(b)(I), and (3.5)(b)(II) amended, p. 1212, § 26, effective July 1. L. 2007: (1), (2), (3), (3.5), and IP(5) amended, p. 1845, § 25, effective January 1, 2008. L. 2008: (1)(a), (2), and (3) amended and (9) added, p. 566, § 1, effective April 21. L. 2009: (1)(a)(III) and (1)(a)(IV) amended and (1)(a)(V) added, (HB 09-1207), ch. 164, p. 721, § 21, effective September 1. L. 2012: (8.5) added, (SB 12-030), ch. 96, p. 325, § 13, effective September 1. L. 2022: IP(1)(a), (1)(a)(IV), (1)(a)(V), (2), (3)(c), IP(9), and (9)(b) amended and (3)(d) added, (SB 22-229), ch. 408, p. 2884, § 1, effective August 10.

Editor's note: This section is similar to former § 38-37-123, as it existed prior to 1990.

38-39-103. Effect of release or partial release before maturity of evidence of debt - release is good as to recitals. (1) In any executed and recorded release or partial release of any deed of trust affecting the title to real estate in this state, whether or not such release is executed before the maturity of the indebtedness so secured, the recital of the following shall constitute evidence thereof, so as to give full effect to such release:

(a) That the indebtedness secured by such deed of trust has been fully or partially paid; or

(b) That the purpose of the deed of trust has been fully or partially satisfied.

(2) Any release of deed of trust shall be good and valid as to the recitals therein, whether made to the original grantor of said deed of trust or to a subsequent purchaser of the property described in such release of deed of trust.

Source: L. 90: Entire article R&RE, p. 1676, § 3, effective October 1. L. 92: (1) amended, p. 2095, § 6, effective July 1.

Editor's note: This section is similar to former §§ 38-37-124 and 38-37-125, as they existed prior to 1990.

Notes of Decisions
Cited in 35 cases, 1977–2020 · leading case: First Nat'l Bank v. Energy Fuels Corp., 618 P.2d 1115 (Colo. 1980).
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First Nat'l Bank v. Energy Fuels Corp., 618 P.2d 1115 (Colo. 1980). · cites it 24× “" Section 38-39-102, C.R.S. 1973. [1] They also include amounts paid by prior encumbrancers or lienors to effect redemption.”
Sant v. Stephens, 753 P.2d 752 (Colo. 1988). · cites it 38× “The owner of the property or "any person who might be liable upon a deficiency" has seventy-five days from the date of sale to redeem by paying the sum for which the property was sold plus interest from the date of sale and any taxes or other charges, § 38-39-102, 16A C.R.S.…”
Shaw v. 17 West Mill St., LLC, 307 P.3d 1046 (Colo. 2013). · cites it 13× “Whether the court of appeals erred by concluding that the General Assembly intended a release of a deed of trust by a public trustee to be void under section 38-39-102, C.R.S. (2011), where the requester committed constructive fraud in the request for the release.”
Johnson v. Smith, 675 P.2d 307 (Colo. 1984). · cites it 6× “Section 38-39-103 provides in pertinent part: “(2) No lienor or encumbrancer is entitled to redeem unless, within the redemp *311 tion period provided for in section 38-39-102, he files a notice of his intention to redeem with the public trustee, sheriff, or other official…”
Davis Mfg. & Supply Co. v. Coonskin Props., Inc., 646 P.2d 940 (Colo. Ct. App. 1982). · cites it 8× “It then ruled that the proper redemption period was 75 days as specified in § 38-39-102(1), C.R.S.1973. Coonskin then filed a timely C.”
Rowe v. Tucker, 560 P.2d 843 (Colo. Ct. App. 1977). · cites it 9× “The applicable redemption statute is now § 38-39-102, C.R.S. 1973, which provides in pertinent part as follows: "(1) Except as provided in this section with respect to agricultural real estate, within seventy-five days after the date of the sale of real estate by virtue of any…”
Howell v. Farrish, 725 P.2d 9 (Colo. Ct. App. 1986). · cites it 12× “Neither Farrish nor Barnett exercised the redemption rights accorded them under § 38-39-102, C.R.S. On December 30, 1982, pursuant to § 38-39-103, C.”
Indep. Trust Corp. v. Stan Miller, Inc., 796 P.2d 483 (Colo. 1990). · cites it 5× “Redemption by an owner of property sold at a lien foreclosure sale is governed by section 38-39-102, which provides that within seventy-five days after the date of the sale of real estate by virtue of any foreclosure of a .”
Columbine P & S Fund, Inc. v. Hellenschmidt (In Re Hellenschmidt), 5 B.R. 758 (Bankr.D. Colo. 1980). · cites it 4× “1973 § 38-39-102. Depending on the terms of the deed of trust and the surrounding circumstances, the owner may also retain the right to possession and to the rents and profits.”
Christian v. Ryan (In Re Christian), 48 B.R. 833 (D. Colo. 1985). · cites it 4× “Pursuant to § 38-39-102, C.R.S., the property in question, being agricultural real estate, was subject to a six-month redemption period held by Plaintiff.”
Jenkins v. Peet (In Re Jenkins), 19 B.R. 105 (D. Colo. 1982). · cites it 2× “At the time of filing their petition, the Jenkins’ right of redemption, pursuant to C.R.S. § 38-39-102(1), had expired on one of the parcels for which a public trustee’s deed had already issued.”
Moreland v. Marwich, Ltd., 665 P.2d 613 (Colo. 1983). · cites it 3× “See section 38-39-102, C.R.S.1973 (1982 Repl.”
Show all 35 citing cases →
— Colo. Rev. Stat. § 38-39-102(1) — 14 cases
Davis Mfg. & Supply Co. v. Coonskin Props., Inc., 646 P.2d 940 (Colo. Ct. App. 1982). “It then ruled that the proper redemption period was 75 days as specified in § 38-39-102(1), C.R.S.1973. Coonskin then filed a timely C.”
Sant v. Stephens, 753 P.2d 752 (Colo. 1988). “The owner of the property or "any person who might be liable upon a deficiency" has seventy-five days from the date of sale to redeem by paying the sum for which the property was sold plus interest from the date of sale and any taxes or other charges, § 38-39-102, 16A C.R.S.…”
Jenkins v. Peet (In Re Jenkins), 19 B.R. 105 (D. Colo. 1982). “At the time of filing their petition, the Jenkins’ right of redemption, pursuant to C.R.S. § 38-39-102(1), had expired on one of the parcels for which a public trustee’s deed had already issued.”
Columbine P & S Fund, Inc. v. Hellenschmidt (In Re Hellenschmidt), 5 B.R. 758 (Bankr.D. Colo. 1980). “1973 § 38-39-102. Depending on the terms of the deed of trust and the surrounding circumstances, the owner may also retain the right to possession and to the rents and profits.”
Rowe v. Tucker, 560 P.2d 843 (Colo. Ct. App. 1977). “The applicable redemption statute is now § 38-39-102, C.R.S. 1973, which provides in pertinent part as follows: "(1) Except as provided in this section with respect to agricultural real estate, within seventy-five days after the date of the sale of real estate by virtue of any…”
— Colo. Rev. Stat. § 38-39-102(2) — 1 case
In Re Headley, 13 B.R. 295 (Bankr.D. Colo. 1981).
— Colo. Rev. Stat. § 38-39-102(3) — 1 case
Davis Mfg. & Supply Co. v. Coonskin Props., Inc., 646 P.2d 940 (Colo. Ct. App. 1982). “It then ruled that the proper redemption period was 75 days as specified in § 38-39-102(1), C.R.S.1973. Coonskin then filed a timely C.”
— Colo. Rev. Stat. § 38-39-102(4) — 3 cases
Westergaard v. Cucumber Creek Dev., Inc. (In Re Cucumber Creek Dev., Inc.), 33 B.R. 820 (D. Colo. 1983).
S.L.K. Testamentary Trust v. Davids, 728 P.2d 1259 (Colo. 1986).
In Re S.L.K. Testamentary Trust v. Davids, 692 P.2d 1147 (Colo. Ct. App. 1984).
— Colo. Rev. Stat. § 38-39-102(5) — 2 cases
S.L.K. Testamentary Trust v. Davids, 728 P.2d 1259 (Colo. 1986).
In Re S.L.K. Testamentary Trust v. Davids, 692 P.2d 1147 (Colo. Ct. App. 1984).
— Colo. Rev. Stat. § 38-39-102(6) — 1 case
Gale v. Rice, 636 P.2d 1280 (Colo. Ct. App. 1981).
— Colo. Rev. Stat. § 38-39-102(7) — 1 case
In re Thomas, 87 B.R. 654 (D. Colo. 1988).
— Colo. Rev. Stat. § 38-39-102(8) — 2 cases
Shaw v. 17 West Mill St., LLC, 307 P.3d 1046 (Colo. 2013). “Whether the court of appeals erred by concluding that the General Assembly intended a release of a deed of trust by a public trustee to be void under section 38-39-102, C.R.S. (2011), where the requester committed constructive fraud in the request for the release.”
17 West Mill St., LLC v. Smith, 313 P.3d 579 (Colo. Ct. App. 2011).
Annotations are extracted automatically from the opinions in the Syfert caselaw corpus and ranked by authority, recency, and treatment. Dots show Syfertize treatment of the citing case itself.