Colorado HOA and condo law is primarily governed by the Colorado Common Interest Ownership Act (CCIOA). From 2022 through 2025, the Colorado Legislature passed a series of significant reforms targeting foreclosure protection, collections, transparency, and construction defect liability. Colorado boards operating under CCIOA need to ensure their governing documents, collections policies, and foreclosure procedures comply with current law.
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2022: Foreclosure Reform and Public Right-of-Way Enforcement
HB 22-1137 — Collections & Foreclosure Reform
The 2022 session prohibited CCIOA associations from foreclosing based solely on unpaid fines or fine-related fees. Interest on fines is capped. Associations that had fine-driven foreclosure procedures in their collections policies were required to update them immediately.
HB 22-1139 — Public Right-of-Way Covenant Enforcement
Associations subject to CCIOA may not enforce covenants on any public right-of-way, removing authority to regulate parking or landscaping on public streets regardless of what governing documents say. Associations that had been issuing violations for parking on public streets needed to cease enforcement.
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2023: HOA Law Study Task Force
HB 23-1105 — HOA Law Study Task Force
The 2023 session created a formal task force of homeowners, board members, and industry professionals to study CCIOA compliance, transparency, collections, and dispute resolution. The task force's recommendations directly informed the 2024–2025 legislation.
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2024: Foreclosure Fee Caps and Owner Contact Requirements
HB 24-1337 — Foreclosure Fee Caps & Payment Plan Protection
Building on 2022's reforms, HB 24-1337 capped the attorney fees recoverable in foreclosure proceedings and prohibited an HOA from pursuing foreclosure while an owner is actively complying with a payment plan. Boards must ensure their collections and foreclosure procedures include a payment plan check before escalating to foreclosure.
HB 24-1233 — Owner Contact Before Collections
Before taking any collections action, associations must now make direct contact with the delinquent unit owner. This amends CCIOA to make owner outreach a required step in the collections process — not optional.
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2025: CCIOA Strict Compliance and Construction Defect Supermajority
HB 25-1043 — CCIOA Strict Compliance (Effective October 1, 2025)
A comprehensive bill requiring CCIOA associations to update governing documents, adjust collection policies, and register with the Division of Real Estate. It mandates strict compliance with all assessment and foreclosure requirements under CCIOA, with potential consequences for associations that are not registered or compliant.
HB 25-1272 — Construction Defect Supermajority (Colorado American Dream Act)
Before an HOA may file a construction defect lawsuit against a developer, at least **65% of all unit owners** must approve the lawsuit. This significantly raises the threshold for construction defect litigation and is designed to make new construction insurance more available in Colorado.
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What Colorado HOA Boards Should Do Now
1. Audit your collections policy — confirm there is no fine-only foreclosure path and that interest caps on fines are in place (HB 22-1137).
2. Cease any enforcement of covenants on public rights-of-way (HB 22-1139).
3. Add a direct owner contact step to your collections workflow before any escalation (HB 24-1233).
4. Verify your foreclosure procedures include a payment plan check — if an owner is complying with a plan, foreclosure must pause (HB 24-1337).
5. Register with the Division of Real Estate and confirm governing documents comply with CCIOA strict compliance requirements by October 1, 2025 (HB 25-1043).
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How APM Provides Remote HOA Management in Colorado
APM provides professional remote HOA and condo management to Colorado boards through our HOA Alchemy platform, serving communities in Denver, Colorado Springs, Boulder, and across the state. Our team tracks CCIOA amendments and the Division of Real Estate's compliance requirements to keep client policies current. Contact us at billing@apmhoa.com or visit [apmhoa.com/remote-hoa-management/colorado](https://www.apmhoa.com/remote-hoa-management/colorado) for a free remote management proposal.
*This article is for general informational purposes only and does not constitute legal advice. For questions specific to your association, consult a licensed Colorado attorney.*
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