State Law Guide - Updated January 2026
Colorado HOA Laws and Homeowner Rights
Under Colorado Common Interest Ownership Act (CCIOA) (C.R.S. Section 38-33.3-101 et seq.), Colorado homeowners have specific rights when facing HOA fines and violations. Two separate 30-day cure periods before enforcement (Section 38-33.3-316). Fines are capped at $500.
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Your Rights Under Colorado Common Interest Ownership Act
Colorado law provides important protections for homeowners facing HOA enforcement actions. Understanding these rights can help you identify procedural defects that may void improper fines.
$500 Maximum Fine
Fines for non-cured violations cannot exceed $500
Two 30-Day Cure Periods
HOA must provide two separate 30-day periods to cure before enforcement
No Foreclosure on Fines
HOA cannot foreclose solely for accumulated fines
Attorney Fee Cap
Attorney fees capped at 50% of debt or $5,000, whichever is less
Records Access
$50/day penalty if HOA denies records access
Payment Plan Required
18-month payment plan required before foreclosure
$500 Fine Cap in Colorado
Fines for non-cured violations cannot exceed $500 (Section 38-33.3-209.5)
Many HOAs are unaware of or ignore this cap. If your fine exceeds $500, it may be voidable under Colorado law.
Common HOA Violations in Colorado
HOAs can only enforce rules that are properly documented in the governing documents (CC&Rs). Here are common violation types that Colorado homeowners face.
Colorado-Specific Issues
- -xeriscape compliance
- -wildfire mitigation
- -radon testing disputes
- -marijuana cultivation
- -snow removal
- -mountain view preservation
Common Nationwide Issues
- -architectural modifications
- -landscaping
- -parking
- -noise complaints
- -pet violations
- -rental restrictions
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Colorado HOA Oversight
Colorado Department of Regulatory Agencies (DORA) - HOA Information Office
Colorado has state-level HOA oversight. You can file complaints and seek assistance for disputes.
Visit Colorado Department of Regulatory Agencies (DORA) - HOA Information OfficeFrequently Asked Questions
How do I dispute an HOA fine in Colorado?
Under CCIOA (Section 38-33.3-316), you must be given two separate 30-day cure periods before the HOA can take enforcement action. If you cure the violation during either period, no fine can be imposed. You can also contact the HOA Information Officer at DORA for free dispute resolution assistance.
What is the maximum HOA fine in Colorado?
Under C.R.S. Section 38-33.3-209.5, fines for non-cured violations cannot exceed $500. This is one of the strongest fine caps in the country. Any fine exceeding $500 is void to the extent it exceeds the cap. Daily fines and late fees on fines are also prohibited.
What are the two 30-day cure periods?
Colorado requires HOAs to provide TWO separate 30-day cure periods before they can take enforcement action. This means you get at least 60 days total to fix a violation. This is unique to Colorado and provides significant protection. HOAs that skip this step cannot enforce fines.
Can my HOA foreclose on my home for unpaid fines in Colorado?
No. Under HB 22-1137 (effective 2022), an HOA cannot foreclose solely for accumulated fines. They can only foreclose for unpaid assessments. Additionally, before any foreclosure, the HOA must offer you an 18-month payment plan under Section 38-33.3-316.3.
What is the attorney fee cap in Colorado?
Under HB 24-1337 (effective 2024), attorney fees that an HOA can charge you are capped at 50% of the outstanding debt OR $5,000, whichever is less. This prevents HOAs from using legal fees to intimidate homeowners over small disputes.
Where do I file a complaint against my HOA in Colorado?
Colorado has a dedicated HOA Information Officer at the Department of Regulatory Agencies (DORA). They provide free assistance with disputes and can help mediate issues. You can also file in small claims court for amounts up to $7,500, or consult with an attorney for larger disputes.
Official Colorado Resources
- Colorado HOA Information Officer (DORA)(Government)
- CCIOA Full Text(Statute)
- Colorado Small Claims Court(Courts)
- Colorado Attorney General(Government)
- Colorado General Assembly HOA Laws(Statute)
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Based on C.R.S. Section 38-33.3-101 et seq.