Colorado HOA Law Changes: 10 Questions Answered
General information only, not legal advice. Talk to your association's attorney about your community's situation.
Colorado has passed a steady stream of HOA laws since 2022. Here are answers to 10 common questions, with links to the official sources.
1. Can my HOA still fine me right away for a violation?
No. Since HB22-1137 took effect (August 10, 2022), an HOA must give written notice and a chance to fix the problem before fining. Owners get 30 days to cure most violations, or 72 hours if the violation threatens public health or safety. For violations that aren't a health or safety threat, total fines are capped at $500, and the HOA can't foreclose over unpaid fines.
Sources: https://leg.colorado.gov/bills/hb22-1137 (opens in a new tab) ; https://content.leg.colorado.gov/sites/default/files/2022a_1137_signed.pdf (opens in a new tab)
2. What happens now if I fall behind on my HOA dues?
Under HB22-1137 (2022), the HOA must offer an 18-month payment plan with payments of at least $25 a month. It must apply your payments to assessments first, keep interest at no more than 8% a year, and send a monthly itemized statement. The board must also vote before sending an account to collections. HB24-1233 (effective August 7, 2024) requires delinquency notices by certified mail plus two of phone, text or email, in your preferred language if you've named one.
Sources: https://leg.colorado.gov/bills/hb22-1137 (opens in a new tab) ; https://dre.colorado.gov/sites/dre/files/documents/2024%20HOA%20Legislative%20Summaries%20%28consolidated%29.pdf (opens in a new tab)
3. Are there limits on the attorney fees an HOA can charge me?
Yes. HB24-1337 (effective August 7, 2024) generally caps the attorney fees an HOA can recover in a collection or enforcement matter at $5,000 or 50% of the amount owed. Both limits adjust for inflation, and a court can go higher if an owner could have complied but willfully didn't. For an owner-occupied home, the HOA generally must first get a court judgment before it can foreclose, and owners get a 180-day right to redeem after a foreclosure sale.
Source: https://leg.colorado.gov/bills/hb24-1337 (opens in a new tab)
4. What changed about HOA foreclosures in 2025?
HB25-1043 took effect October 1, 2025. HOA collection policies must now say that owners can get a copy of their ledger within seven business days, explain that foreclosure could cost them their home equity, and point to free information from the state HOA Center. After a foreclosure is filed, an owner can ask the court to pause the auction so they can sell the home at fair market value. Courts also expect HOAs to follow the law and their documents strictly.
Sources: https://leg.colorado.gov/bills/hb25-1043 (opens in a new tab) ; https://dre.colorado.gov/hb25-1043-summary (opens in a new tab)
5. Can my HOA require a green grass lawn?
For detached single-family homes, SB23-178 (effective August 7, 2023) says the HOA can't ban xeriscape or drought-tolerant landscaping. It must also allow an option with at least 80% drought-tolerant plants and can't prohibit vegetable gardens. HOAs must offer at least three preapproved water-wise front-yard designs, but they can still adopt reasonable design guidelines. These protections don't apply to condos or attached townhomes.
Sources: https://leg.colorado.gov/bills/SB23-178 (opens in a new tab) ; https://content.leg.colorado.gov/sites/default/files/documents/2023A/bills/2023a_178_enr.pdf (opens in a new tab)
6. Can I build an accessory dwelling unit (ADU) if I live in an HOA?
Possibly. HB24-1152 (effective May 13, 2024) voids HOA rules that prohibit an ADU on a lot with a single-family detached home, but only in cities and counties covered by the state's ADU law, which are mainly larger communities within metro planning areas. HOAs can still apply "reasonable restrictions," as long as those don't make an ADU unreasonably costly or effectively impossible. Check your local zoning and your HOA's architectural review process first.
Sources: https://leg.colorado.gov/bills/hb24-1152 (opens in a new tab) ; https://content.leg.colorado.gov/sites/default/files/2024a_1152_signed.pdf (opens in a new tab)
7. Can I run a business from my home?
Yes. SB24-134 (effective August 7, 2024) bars HOAs from prohibiting home-based businesses. The business still has to follow reasonable HOA rules on things like parking, noise, nuisance, landscaping and architectural control, plus local noise and nuisance ordinances.
Source: https://leg.colorado.gov/bills/sb24-134 (opens in a new tab)
8. Did the towing rules change?
Yes. HB24-1051 (effective August 7, 2024) requires a tow company to get documented, signed permission from the property owner or property manager for each nonconsensual tow, and that permission can't be automated or preapproved. Tow-away signs must meet size and placement rules and be printed in English and Spanish. Earlier law already generally required 24 hours' posted notice before an HOA can tow from common parking areas.
Sources: https://leg.colorado.gov/bills/hb24-1051 (opens in a new tab) ; https://dre.colorado.gov/sites/dre/files/documents/2024%20HOA%20Legislative%20Summaries%20%28consolidated%29.pdf (opens in a new tab)
9. Can my HOA ban "plug-in" balcony solar panels?
Not unreasonably. HB26-1007 (effective August 12, 2026) makes covenants or rules that unreasonably prohibit portable plug-in solar devices unenforceable, and starting January 1, 2027, these devices count as an energy-efficiency measure HOAs can't prohibit. HOAs can still set reasonable rules on notice, safety, location and securing the device. The owner can be responsible for the device's costs and any liability.
Sources: https://leg.colorado.gov/bills/hb26-1007 (opens in a new tab) ; https://dre.colorado.gov/sites/dre/files/documents/2026-06-26%20HOA%20Forum-2026%20Legislative%20Updates.pdf (opens in a new tab)
10. What's new for HOA finances and records in 2026?
HB26-1099 (effective August 12, 2026) requires developers of new communities to pay for an independent 30-year reserve study before turning control over to the owners. This applies to new communities only, not to every HOA. It also requires a former management company to turn over all association money, records, accounts and passwords within 45 days after its contract ends. If it doesn't, it owes $250 per business day, plus possible triple damages if the failure is willful.
Sources: https://leg.colorado.gov/bills/HB26-1099 (opens in a new tab) ; https://dre.colorado.gov/sites/dre/files/documents/2026-06-26%20HOA%20Forum-2026%20Legislative%20Updates.pdf (opens in a new tab)
Questions about how these laws apply to your community?
Owners: contact your community manager or visit the Homeowners Hub . Board members: our managers keep boards informed about legal changes that affect day-to-day operations. Request a Proposal to learn more.