HOA rules in Colorado

Colorado's main common-interest statute is the Colorado Common Interest Ownership Act (CCIOA), C.R.S. Title 38, article 33.3. It covers planned communities, condominiums, and cooperatives. Most of the important provisions apply to all common-interest communities, but some apply only to communities created after July 1, 1992, and pre-1992 communities can still be subject to older law. Confirm which sections apply to your community, then confirm the current text and your recorded declaration, bylaws, and responsible-governance policies. This page is general information, not legal advice. Statutes and documents change.

Colorado does not have a day-to-day HOA regulator. The Division of Real Estate's HOA Information and Resource Center, created in C.R.S. § 12-10-801, answers basic CCIOA questions, registers associations under § 38-33.3-401, tracks complaints for an annual legislative report, and does not mediate, investigate disputes, give legal advice, or enforce a failure to register. Most associations must register yearly; registration is what lets them enforce an assessment lien. There is currently no Community Association Manager licensing program (it expired June 30, 2019).

CCIOA requires written responsible-governance policies, including collection, covenant enforcement (notice, hearing, and a fine schedule), and records inspection (C.R.S. § 38-33.3-209.5). An association may not fine you unless it has adopted and follows a written fining policy with a fair, impartial fact-finding process, notice of the alleged violation, and an opportunity to be heard before an impartial decision-maker (§ 38-33.3-209.5(2)). Interest on delinquent assessments is capped at 8% per year (§ 38-33.3-315).

Records that must be kept are in § 38-33.3-317. The association may require a written request at least 10 days before inspection. If it wrongfully withholds properly requested records, § 38-33.3-317(4.5) (HB21-1229) may allow $50 per day up to $500, or actual damages, whichever is greater.

The association has a statutory assessment lien under § 38-33.3-316. Recording the declaration perfects it. Recent session laws (including HB22-1137 and HB25-1043) added foreclosure limits: fines-only debts are not supposed to go to foreclosure, a 30-day notice of intent to foreclose with credit-counseling information is required, and other judgment/service and payment-plan rules apply. Verify the live § 38-33.3-316 text before relying on any dollar figure or step.

This is general information from an AI helper, not legal advice. Confirm it against your documents and your state's law. If a deadline or hearing is coming up, talk to a licensed lawyer.