Colorado's Homeowner-Friendly HOA Laws Explained

If you're a homeowner in Colorado, you've got something many Americans don't: a state legislature that actually listens when HOA horror stories make the news.

Over the past few years, Colorado has passed some of the most comprehensive HOA reform legislation in the country. Fine caps. Foreclosure restrictions. Mandatory payment plans. The right to grow vegetables in your own yard.

Whether you're on a board trying to stay compliant or a homeowner wondering what rights you actually have, this guide breaks down Colorado's HOA laws in plain English.

Why Colorado Is Different

Colorado's approach to HOA regulation stands apart because it focuses on preventing abuse rather than just establishing governance frameworks. The state has systematically addressed the most common homeowner complaints:

• Runaway fines that turn minor violations into financial disasters
• Foreclosure threats over relatively small debts
• Board secrecy and lack of transparency
• Unreasonable restrictions on what you can do with your property

The result is a legal framework that protects homeowners without making it impossible for associations to function.

Fines & Enforcement: No More Runaway Penalties

This is where Colorado really shines. HB 22-1137 fundamentally changed how HOAs can fine homeowners.

What this means: That nightmare scenario where a $50 fine snowballs into thousands of dollars over a few months? Can't happen in Colorado anymore.

Mandatory Cure Periods

Before any fine can be imposed, you must be given time to fix the problem:

• Standard violations: Two 30-day cure periods (60 days total) before legal action
• Health/safety violations: 72-hour cure period

Your HOA must send written notice by certified mail, and they have to try to contact you by at least two other methods (phone, text, or email).

Foreclosure Protections: Your Home Is Safe

HB 24-1337, signed in June 2024, made Colorado one of the hardest states for an HOA to foreclose on your home.

No Foreclosure for Fines Alone

This is huge: an HOA cannot foreclose on a lien that consists solely of fines and related costs. Only unpaid assessments can trigger foreclosure—and only if they meet the 6-month threshold.

Attorney Fee Caps

One of the most exploitative practices in HOA collections was piling on attorney fees. Colorado capped this:

• Maximum attorney fees: $5,000 OR 50% of the original debt—whichever is less
• This cap is adjusted annually for inflation
• Courts can exceed the cap only if the homeowner "willfully" fails to comply despite having the ability to do so

Mandatory Payment Plans

Before any collection or foreclosure action, your HOA must offer you a payment plan:

• Minimum duration: 18 months
• Minimum payment: $25/month (you choose the amount above this)
• You must decline OR miss at least 3 payments before they can proceed

Homeowner Recourse

If your HOA violates these foreclosure rules, you can sue—for up to 5 years after the violation. If you win, you can recover:

• Damages up to $25,000
• Reasonable attorney fees and costs

Your Property Rights: Gardens, Solar, and EVs

Colorado has steadily expanded what homeowners can do on their own property, even over HOA objections.

Water-Wise Landscaping Details (SB 23-178)

For single-family detached homes, this law is comprehensive:

• HOAs cannot prohibit vegetable gardens in any yard (front, side, or back)
• Artificial turf is allowed in backyards
• HOAs cannot require more than 20% hardscape
• Owners must have an option for at least 80% drought-tolerant plants
• Associations must provide 3 pre-approved water-wise garden designs on their website

Note: For condos and townhomes with shared walls, existing xeriscaping laws still apply, but the expanded vegetable garden rights don't.

Transparency & Governance

The 9 Responsible Governance Policies

Colorado requires every HOA to adopt 9 specific governance policies. This isn't optional—it's mandatory under CCIOA:

Records Access (HB 25-1043)

Colorado makes it easy for homeowners to see what their HOA is doing:

• Response deadline: 7 days from request
• Penalty for non-compliance: $50/day
• No "proper purpose" required: You don't have to explain why you want the records

Open Meetings

Board meetings must be open to all owners. Executive sessions are limited to specific topics (legal matters, personnel, contracts). The agenda must be made available to owners before the meeting.

The Budget Process

Colorado uses a unique "deemed approved" system for budgets:

What You Need to Do

The Bottom Line

Colorado has built one of the most homeowner-protective HOA frameworks in the country. The laws don't prevent associations from enforcing legitimate rules—but they do prevent the abuses that gave HOAs a bad reputation in the first place.

For homeowners, this means real protections: your fine can't spiral out of control, your home can't be foreclosed over fines alone, and you have meaningful rights when it comes to your property.

For board members, compliance isn't optional—homeowners can sue for violations with real financial consequences. The good news is that the rules are clear. Follow them, and you'll have a community that works for everyone.