State compliance guides / Colorado
Colorado HOA violation letters: what the law requires
Colorado is one of the strictest states. Since HB22-1137, an association generally must send a written violation notice by certified mail (in the owner's preferred language where indicated), give a 30-day cure period, and inspect before fining — and total fines for a violation are capped at $500. Daily fines are prohibited, fines alone can never support foreclosure, and health-and-safety violations follow a faster 72-hour track.
Before you send: Colorado notice requirements
Colorado Common Interest Ownership Act (C.R.S. §38-33.3-101 et seq.), enforcement procedures in §38-33.3-209.5 as revised by HB22-1137
- Do not impose fines or late fees on a daily basis (C.R.S. §38-33.3-209.5(1.7)(b)(I)).
- For non-health/safety violations: send written notice by certified mail, return receipt requested, in English and the owner's indicated preferred language, giving 30 days to cure before any fine (C.R.S. §38-33.3-209.5(1.7)(b)(III)).
- Inspect within 7 days after the cure period (unless the owner sends visual evidence of cure) and fine only if the violation remains uncured; total fines for the violation may not exceed $500 (C.R.S. §38-33.3-209.5(1.7)(b)(III)–(V)).
- Grant two consecutive 30-day cure periods before taking legal action, and never pursue foreclosure based on fines alone (C.R.S. §38-33.3-209.5).
- For violations that threaten public safety or health: written notice with 72 hours to cure; if uncured after inspection, fines may be imposed every other day (C.R.S. §38-33.3-209.5(1.7)(b)(II)).
- Adopt and follow a written enforcement policy and fine schedule before fining, and send owners with an outstanding balance a monthly itemized statement.
Fines: Total fines for a given non-health/safety violation are capped at $500, daily fines are banned, and an association cannot foreclose on a lien consisting only of fines (C.R.S. §38-33.3-209.5, as amended by HB22-1137).
How HOA Letter AI handles Colorado letters
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Colorado HOA letter FAQ
Does a Colorado HOA have to give homeowners time to fix a violation?
Generally yes — 30 days after written notice sent by certified mail for ordinary violations (with a re-inspection after the cure window), or 72 hours for violations threatening public health or safety (C.R.S. §38-33.3-209.5).
What is the maximum HOA fine in Colorado?
For ordinary violations, total fines may not exceed $500 per violation, and fines cannot be assessed daily. Health and safety violations may be fined every other day after the 72-hour cure window.
Can a Colorado HOA foreclose over unpaid fines?
No. Under CCIOA as amended by HB22-1137, an association cannot pursue foreclosure based on a lien consisting only of fines and related costs.
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Official sources
- HB22-1137 signed act text (Colorado General Assembly)
- HB22-1137 bill page (Colorado General Assembly)
Last reviewed against the sources above on 2026-07-11.
This guide summarizes commonly applicable rules for general information only — it is not legal advice, statutes change, and your governing documents may impose different procedures. Confirm current law with a licensed Colorado attorney before taking enforcement action.