Not legal advice
This guide is general information for Colorado community associations, based on the cited statutes as of the last-reviewed date. It is not legal advice — statutes change and your recorded declaration and bylaws control the specifics. Consult a licensed Colorado attorney for your situation.
Which statutes govern Colorado associations
The Colorado Common Interest Ownership Act (CCIOA, C.R.S. 38-33.3) governs condominiums, planned communities, and cooperatives — HOAs and condo associations alike. It layers statutory duties over the recorded declaration and bylaws, and where they conflict CCIOA generally controls.
Associations subject to CCIOA must adopt responsible-governance policies covering collections, conduct of meetings, records inspection, enforcement procedures, and conflicts of interest (C.R.S. §38-33.3-209.5). The CCIOA Office of HOA Information and Resources within the Department of Regulatory Agencies provides educational resources and a complaint-intake function.
Open meetings and records inspection
Board meetings must be open to unit owners, who must be given a reasonable opportunity to speak before board action on any agenda item; executive session is limited to enumerated topics, and no rule or policy may be adopted in executive session (C.R.S. §38-33.3-308).
Associations must make their records — financial statements, meeting minutes, contracts, and other association records — available for inspection and copying by unit owners under C.R.S. §38-33.3-317. The responsible-governance policy on records must specify inspection procedures and the timeframe for responding to requests.
Collections, fines, and foreclosure limits
Colorado's 2022 reforms (HB22-1137) significantly tightened HOA collections and enforcement. Before turning a delinquency over to collections or foreclosing, the association must send specified notices — including one by certified mail — and offer a minimum 18-month payment plan. Interest on delinquent assessments is capped at 8% annually, and late fees are capped at the greater of $50 or 5% of the unpaid amount (C.R.S. §38-33.3-209.5(5)).
For covenant violations, owners generally receive 30 days to cure, and fines are capped at $500 per violation under C.R.S. §38-33.3-209.5(2). An association may not foreclose on fines-only debt. Foreclosure of an assessment lien requires a board vote and at least six months' delinquency (C.R.S. §38-33.3-316 and §38-33.3-316.3).
Common questions about Colorado HOA law
Does CCIOA apply to all Colorado HOAs?
CCIOA (C.R.S. 38-33.3) covers most Colorado HOAs and condominium associations. Associations must also adopt responsible-governance policies on collections, meetings, records, enforcement, and conflicts of interest (§38-33.3-209.5).
What are Colorado's limits on HOA late fees and interest?
Under the 2022 reforms, interest on delinquent assessments is capped at 8% annually and late fees at the greater of $50 or 5% of the unpaid amount (C.R.S. §38-33.3-209.5(5)).
Can a Colorado HOA foreclose over fines?
No — an association may not foreclose on fines-only debt. Foreclosure of an assessment lien requires a board vote and at least six months' delinquency (C.R.S. §38-33.3-316).
Are Colorado HOA board meetings open to owners?
Yes. Board meetings must be open to unit owners with a reasonable opportunity to speak before board action; executive session is limited to enumerated topics and no rule or policy may be adopted there (C.R.S. §38-33.3-308).