Colorado Mobile Home Park Laws
Colorado's Mobile Home Park Act, C.R.S. sections 38-12-200.1 to 38-12-224, covers communities of five or more mobile homes where the resident owns the home and rents the lot: lot rent may be raised only once in any twelve months and only on sixty days' written notice, a tenancy may be ended only for the grounds the act lists, closing a park or changing its use takes twelve months' notice plus relocation costs or a buyout paid by the park owner, and home owners get a one-hundred-twenty-day opportunity to buy the park when the owner moves to sell.
Cited to Mobile Home Park Act, C.R.S. §§ 38-12-200.1 to 38-12-224 and 5 more sources · Verified August 18, 2026
Colorado is unusual in tying rent increases to the park's own compliance: a landlord may not raise rent or even issue a rent-increase notice while the park lacks a current registration, owes the state unpaid penalties, has not fully complied with a final government order, has missed a water-quality deadline, or has been found in the past year to have failed the landlord's duties for the premises, and a notice issued anyway is invalid and has no force or effect. There is no ceiling on the size of an increase, and counties and municipalities may not set one. The Division of Housing in the Department of Local Affairs registers every park each year and runs a complaint and enforcement program that residents, local governments and nonprofits can all use, and a pending complaint automatically pauses an eviction hearing for at least twenty-one days. Notices under the act must be given in English and Spanish, and in a further language if a resident asks. A separate act signed in June 2026 adds a sale disclosure package, an arm's-length requirement and a cap on the registration fee passed on to residents from January 1, 2027.
| Governing act | Mobile Home Park Act — C.R.S. §§ 38-12-200.1 to 38-12-224 |
|---|---|
| Federal lender protections already required by state law | 6 of 8 (see the table) |
Each row below is a state rule (with its citation) or an honest "no state rule" with what governs instead — lease terms and the general landlord-tenant law still apply where the park act is silent. This page covers a resident who owns the home and rents the lot; a home rented from the park is an ordinary Colorado tenancy.
On this page: Scope · Lot rent, fees and utilities · Lease, rules and disclosure · Termination and eviction · Closure and change of use · Sale of the park · The resident's home · Federal lender protections · Common questions · Citations
Dated changes: a new rule takes effect January 1, 2027 for How a resident can challenge an increase, Grounds for termination, Time for residents to respond. The table states today's rule and describes each change.
A. Scope — who and what the act covers
| Rule | Colorado law | Source |
|---|---|---|
| State agency with a role in park tenancies | Division of Housing, Colorado Department of Local Affairs The Division of Housing registers every mobile home park annually and runs the Mobile Home Park Act Dispute Resolution and Enforcement Program, which takes complaints from home owners, residents, local governments and nonprofits, investigates, issues written determinations and cease-and-desist orders, and imposes penalties of up to $5,000 per violation per day. The attorney general may also investigate and enforce the act. | C.R.S. § 38-12-1104 (1), (2), (4); C.R.S. § 38-12-1105 (2), (5), (6.5); C.R.S. § 38-12-1106 (1) |
| Resident may sue under the act | Yes A home owner, a resident, an association of home owners, a landlord, or the assignee of any of them may sue for a violation of the rental agreement or of article 12. A court may award economic damages, statutory penalties, injunctive relief and attorney fees, may not award fees to a landlord unless the resident's claim was frivolous, and may not require a bond. Going through the Division's complaint process first is not required. | C.R.S. § 38-12-220 (1), (2); C.R.S. § 38-12-1105 (12) |
| Minimum park size for the act to apply (lots) | 5 lots A mobile home park is a parcel of land used for the accommodation of five or more mobile homes where the owner has a rental agreement for, or receives rent on, a home or lot. The parcel need not be contiguous but must be in the same neighborhood as determined by the Division of Housing. Mobile home and manufactured home subdivisions are excluded. | C.R.S. § 38-12-201.5 (6) |
| Other size thresholds that switch rules on | No state rule No rule in the act switches on or off at a particular number of lots. The five-home figure in the definition of a park is the only size line the act draws; every other threshold in the act is a share of the home owners, such as the fifty-one percent approval needed to make a group offer to buy the park. | C.R.S. § 38-12-201.5 (6); C.R.S. § 38-12-217 (4)(c) |
| Park-owned rental homes | Partly covered by this act The act's core tenancy rules run to a home owner, meaning a person who owns a mobile home and rents a lot. A resident who rents a home the park owns is separately defined and is covered by many but not all of the act's rules, including the landlord's duty to keep the premises safe and habitable, the ban on retaliation, the rent-increase limits, the record-keeping duty, the right to sue, and the right to file a complaint with the Division of Housing. The just-cause termination provisions are written in terms of the home owner. | C.R.S. § 38-12-201.5 (2), (11); C.R.S. § 38-12-212.3 (1), (6); C.R.S. § 38-12-204 (4) |
| RVs and park-model homes | Excluded A mobile home under the act is a single-family dwelling built on a permanent chassis and designed for long-term residential occupancy, a manufactured home situated in a park, or a tiny home used as a long-term residence in the park. Recreational vehicles and park-model recreational vehicles are not within that definition, and the act states that it applies only to manufactured homes as defined in the motor vehicle title. | C.R.S. § 38-12-201.5 (5); C.R.S. § 38-12-201 (1) |
| Local rent regulation of park lots | Preempted — local governments may not regulate lot rents A separate part of the same article declares rent control on private residential housing a matter of statewide concern and bars any county or municipality from enacting an ordinance or resolution controlling rent on private residential property or a private residential housing unit. Two things fall outside that bar: a voluntary agreement between the local government and a permit applicant or property owner to limit rent, and a deed restriction placed on title under such an agreement. The Mobile Home Park Act itself contains no provision letting a local government set lot rents; it encourages local governments to allow and protect parks and to offer incentives to park owners. | C.R.S. § 38-12-301 (1), (2); C.R.S. § 38-12-201.3 |
B. Lot rent, fees and utilities
| Rule | Colorado law | Source |
|---|---|---|
| Notice before a lot-rent increase | 60 days Rent may not be increased without sixty days' written notice. The notice must give the amount and the effective date of the increase and the name, address and telephone number of the park management or owner, and where the owner is not an individual, of the owner's chief executive officer or managing partner, unless that ownership information was already in the rental agreement. The notice must be given in English and Spanish, and in one further language if the resident has asked for it. | C.R.S. § 38-12-204 (2); C.R.S. § 38-12-212.9 (1) |
| How often rent may be raised | Rent may be raised no more than once in any twelve-month period of consecutive occupancy by the tenant. The once-a-year limit applies whether or not there is a written rental agreement, whatever the length of the tenancy, and whether the agreement is for a fixed term, month to month or an indefinite term. A Division of Housing rule defines the consecutive occupancy period the limit is measured against. | C.R.S. § 38-12-204 (3); 8 CCR 1302-15, Rule 1.1 Rule 1.1 |
| Statewide limit on lot-rent increases | No state rule The section that governs lot-rent increases sets a notice period, a once-a-year frequency limit and conditions that make a notice invalid, but it sets no ceiling on the size of an increase. The amount is left to the rental agreement, and local governments may not impose a ceiling of their own. | C.R.S. § 38-12-204 (2) to (5); C.R.S. § 38-12-301 (1) |
| How a resident can challenge an increase | A landlord may not raise rent or issue a rent-increase notice while the park is out of compliance in any of five listed ways, and a notice issued in violation of the section is invalid and has no force or effect. The five conditions are: no current active registration with the Division of Housing; unpaid penalties owed to the Division; failure to fully comply with any final federal, state or local administrative or judicial order; failure to meet a mobile home park water-quality obligation past its deadline; and a finding by the Division in a final agency order, or by a court, within the previous twelve months that the landlord failed to meet the landlord's responsibilities for the premises. A home owner or resident may file a complaint with the Division of Housing, which can order a refund of rent increases and improper fees. A court must award a penalty of no less than $15,000 and no more than $50,000 to each aggrieved party for each violation of those conditions, may order a landlord to stop raising rent while certain suits or complaints are pending, and must order a refund of rent unlawfully collected. From January 1, 2027 a landlord who is temporarily barred from raising rent must tell all residents in writing, within fourteen days of being notified, that rent will not be increased and why. A change to this rule takes effect January 1, 2027; the entry above states the law in force today and describes the change. | C.R.S. § 38-12-204 (4), (5); C.R.S. § 38-12-220 (4), (6); C.R.S. § 38-12-1105 (6)(a); House Bill 26-1224, § 3 (ch. 327) adding C.R.S. § 38-12-204 (4.5) |
| Entrance fee prohibited | Yes A park owner or the owner's agent may neither pay nor receive an entry fee of any kind as a condition of tenancy. An entry fee is any payment to or from the park owner other than rent, a security deposit, government fees, utilities, incidental reasonable charges for services actually performed and agreed to in writing, late fees, and membership fees for a resident cooperative that owns the park. | C.R.S. § 38-12-209 (1); C.R.S. § 38-12-201.5 (1.5) |
| Exit or removal fee prohibited | Yes A landlord may not require any selling or transfer fee from a home owner selling the home to another party, from a home owner taking the home out of the park, or from a buyer as a condition of the buyer's tenancy. The park may still charge a reasonable fee for services actually performed and agreed to in writing, and may charge a rental application fee to a buyer who is buying in place and applying for tenancy. A landlord may not charge any fee, penalty or cost for refusing to sign a new lease or for staying on a month-to-month or other periodic tenancy. | C.R.S. § 38-12-211 (1), (2)(a); C.R.S. § 38-12-209 (5) |
| Undisclosed fees uncollectible | No state rule The act requires the rental agreement to disclose all charges to the home owner other than rent, including late fees, but it does not say that a charge left out of the agreement cannot be collected. What it does say is that utility charges and incidental service charges not provided for in the rental agreement must be pursued through legal process rather than eviction. | C.R.S. § 38-12-213 (1)(f); C.R.S. § 38-12-207 (2) |
| Utility billing rules | Water billing is regulated in detail, and a landlord who collects money from residents for a master-metered utility must pass it to the utility within forty-five days. Where the park charges for water, it must post and give every home owner and resident, by January 31 each year and in English and Spanish, the method it uses to calculate lot water charges, the method for common-area water charges, and the water provider's current residential rate schedule. It must give a monthly bill showing the amount owed, the total owed by all residents, and the total the park paid its provider. It may not charge more than the actual cost of water billed to it, must use a reasonable, equitable and consistent method, must tell residents of a leak in a park water line within twenty-four hours, and may not bill anyone for water lost to such a leak. | C.R.S. § 38-12-212.4 (1) to (6); C.R.S. § 38-12-212.7 (1) |
| Submetering required or regulated | Yes Meters are not required, but the act regulates how individually metered water may be billed. The water-billing section governs how a park bills for water whether it charges individually or in an aggregate amount, and does not require the park to install submeters. The annual registration form asks each park to state whether water and sewer are included in rent, submetered, or collected another way. | C.R.S. § 38-12-212.4 (2); C.R.S. § 38-12-1106 (7)(h) |
| Lot security deposit rules | A lot security deposit may not exceed one month's rent, remains the home owner's property, and must be held in a separate trust account. The landlord administers the account as a private trustee, may not mix the money with other funds, and may keep the interest and profits as compensation for administering it. The park may keep part of a deposit for the cost of repairing actual damage beyond normal wear and tear caused by a home owner in a common building. The general security deposit rules in part 1 of the same article apply to park tenancies as well, so a deposit must be returned within thirty days of the tenancy ending unless the agreement sets a longer period, which may not exceed sixty days. | C.R.S. § 38-12-207 (1), (3); C.R.S. § 38-12-206 (2); C.R.S. § 38-12-208 (3); C.R.S. § 38-12-103 (1) |
C. Lease, rules and disclosure
| Rule | Colorado law | Source |
|---|---|---|
| Written lease | Required A tenancy or other lease or rental occupancy of a space in a park may not begin without a written lease or rental agreement. Management must disclose the terms and conditions in writing before the space is rented or occupied, in English and, on request, in both English and Spanish, and both management and the home owner must sign and each keep a copy. | C.R.S. § 38-12-202 (1)(a); C.R.S. § 38-12-213 (1), (2) |
| Minimum lease term that must be offered | 12 months The standard rental agreement is month to month. On the home owner's written request the landlord must allow a fixed tenancy of not less than one year if the home owner is current on rent and not in violation of the current agreement, and may not evict or otherwise penalize a home owner for asking. An initial fixed term may run shorter than a year only to line up with a standard anniversary date, and the landlord may allow a term longer than a year. | C.R.S. § 38-12-213 (4)(a), (4)(b), (4)(c) |
| Notice to end a tenancy without cause | No state rule Termination is only for the statutory grounds, so there is no notice period for ending a lot tenancy without cause. Refusing to renew or altering an existing rental agreement is one of the actions the act names as retaliatory, and a landlord may not charge any fee or penalty because a home owner declines to sign a new lease. | C.R.S. § 38-12-203 (1); C.R.S. § 38-12-201.5 (12)(i); C.R.S. § 38-12-209 (5) |
| Notice before park rules change | 60 days A rule adopted after the tenancy began is enforceable without the home owner's written consent only if management gave written notice of the change in English and Spanish, posted in a common area and in a conspicuous place on each lot, at least sixty days before it takes effect. A home owner may file a complaint challenging the new or amended rule within sixty days of receiving the notice, and where the change would add a cost equal to at least ten percent of the monthly rent the rule cannot be enforced until the parties agree or the Division of Housing determines it may be enforced. In that process management carries the burden of showing the rule is valid. | C.R.S. § 38-12-214 (1)(e), (3)(a); C.R.S. § 38-12-203 (1)(c)(III) |
| Disclosure document | Written rules and terms must be given Before the space is rented, management must disclose in writing the term of the tenancy and the rent, the day rent is due, the day unpaid rent goes into default for late-fee purposes, which may be no earlier than ten calendar days after rent is due, the park rules then in effect, the address for appealing a manager's decision, and all charges other than rent. Management must also adopt written rules and give every home owner and resident a copy in English and Spanish. Separately, the state prescribes the exact wording of an information notice that must accompany every termination or nonpayment notice, and the Division of Housing produces a rights notice that landlords must post in park common areas. | C.R.S. § 38-12-213 (1); C.R.S. § 38-12-214 (1); C.R.S. § 38-12-204.3 (2); C.R.S. § 38-12-1104 (2)(a), (2)(c) |
| Residents' right to meet and organize | Yes Home owners have the right to meet and to form a homeowners' association, and management may not prohibit meetings about park living and affairs in a common area, community hall or recreation hall that is reserved under the park rules and held at reasonable hours when the space is free. Management may not charge for the use of common buildings or spaces beyond the reasonable cost of cleaning or repairing actual damage. On request, the landlord must host and attend a free public meeting for residents within thirty days, up to twice a calendar year, with posted and mailed notice and, on request, an interpreter at the landlord's expense. | C.R.S. § 38-12-206 (1), (2), (3); C.R.S. § 38-12-218 |
| Owner entry onto the lot or into the home | Management has no right to enter the home without the home owner's written consent, except in an emergency or where the home has been abandoned, and must make a reasonable effort to give at least seventy-two hours' notice before entering the lot. Consent to enter the home may be revoked in writing at any time. Management may enter the mobile home space to carry out the landlord's maintenance duties and to check compliance with codes and laws, the rental agreement and the park rules, but may not enter in a way that interferes with peaceful enjoyment of the space except in an emergency. The seventy-two-hour notice must state the date and approximate time and be delivered so the resident is likely to see or hear it in time; it is not required when management is posting notices required by law or by the rental agreement. | C.R.S. § 38-12-222 (1), (2), (3) |
| Retaliation prohibited | Yes Management may not retaliate against a home owner or resident for exercising a right under the act. Retaliatory action is defined at length and includes selective or excessive rent increases, fees, billing, warnings or management visits, unjustified eviction notices, rules not reasonably related to a legitimate purpose, selective rule enforcement, refusing to renew an agreement, and surveilling or publicizing damaging information about someone who complains. Management action within one hundred twenty days after a listed protected act, such as complaining to a government agency, joining a tenants' association or taking part in a vote on buying the park, is presumed retaliatory, and management may rebut that with evidence of a non-retaliatory purpose. Management may also not harass, intimidate or threaten anyone for filing a complaint or organizing, or coerce anyone into signing an agreement. The Division of Housing may fine a landlord up to $10,000. | C.R.S. § 38-12-212.5 (1), (2), (4), (4.5); C.R.S. § 38-12-201.5 (12); C.R.S. § 38-12-1105 (13) |
D. Termination and eviction
| Rule | Colorado law | Source |
|---|---|---|
| Just cause required to end a tenancy | Yes Management may terminate a tenancy only for one or more of the reasons listed in the act. Every notice must state the reason. In an action to terminate, the landlord carries the burden of proving that the notice requirements were met and that a statement of reasons was given, and it is a defense that the allegations are false or the reasons invalid. A landlord may not even threaten eviction, orally or in writing, for something that is not a statutory ground; a court must award a penalty of up to $20,000 for that. | C.R.S. § 38-12-203 (1), (2), (3); C.R.S. § 38-12-202 (3) |
| Grounds for termination |
| C.R.S. § 38-12-203 (1)(a) to (1)(f); C.R.S. § 38-12-204 (1); C.R.S. § 38-12-214 (1), (2)(d); House Bill 26-1224, § 2 (ch. 327) amending C.R.S. § 38-12-203 (1)(a) |
| Notice for nonpayment of lot rent | 10 days A tenancy may be terminated for failure to pay rent when due on the landlord's written notice requiring, in the alternative, payment of rent or removal of the home from the premises, within not less than ten days after the notice is served or posted. The prescribed information notice served with it tells the home owner the alternative is to pay, or to sell the home or remove it. The rental agreement may not treat unpaid rent as in default for late-fee purposes earlier than ten calendar days after it is due. | C.R.S. § 38-12-204 (1); C.R.S. § 38-12-204.3 (2); C.R.S. § 38-12-213 (1)(c) |
| Notice for a rule or lease violation | 90 days Where a tenancy is ended because the home or lot is out of compliance with local ordinances or state law, or with the park's written rules, the notice must tell the home owner of a right to cure within ninety days after service or posting, and that period runs at the same time as the ninety days to sell or remove the home. Rent and the other agreed obligations continue during the ninety days. Two exceptions shorten it: for the conduct grounds the period is ten days, and for the local-ordinance ground the act's periods give way to any local ordinance, state law or rule, or court order requiring compliance sooner. | C.R.S. § 38-12-202 (1)(c)(I), (1)(c)(II), (3), (4) |
| Repeat-violation rule | No state rule The act sets a single ninety-day right to cure for the local-ordinance ground and the park-rules ground and does not withdraw it for a second or later violation, nor does it set a shorter notice for a repeated breach. The only rule the act states about the cure period is that a landlord who accepts rent during it does not waive the right to end the tenancy. | C.R.S. § 38-12-202 (3); C.R.S. § 38-12-203 (1)(a), (1)(c) |
| Time to sell or remove the home after termination | 90 days Management must give a home owner at least ninety days after the termination notice is served or posted to sell the home or remove it from the premises. For the conduct grounds the period is at least ten days, and for nonpayment of rent the notice period is at least ten days. After a court rules for the landlord, the home owner has not less than thirty days from the ruling to sell or remove the home and vacate, extendable to no more than sixty days if the home owner prepays a pro rata share of rent for the extra days within thirty days of the ruling. | C.R.S. § 38-12-202 (1)(c)(I), (1)(c)(II); C.R.S. § 38-12-208 (1)(b); C.R.S. § 38-12-204.3 (2) |
| Abandoned-home procedure | No state rule The act names abandonment only as a circumstance in which management may enter a home, and sets no process for declaring a home abandoned, taking title to it or disposing of it. What the act does provide is a post-judgment route: if the home is not removed within the time allowed by the writ of restitution, the landlord and the sheriff may take possession of it for removal and storage, with liability limited to gross negligence or willful disregard of the home owner's property rights, and removal and storage charges run with the home. Outside that, the general lien and title provisions of title 38 apply. | C.R.S. § 38-12-222 (1)(a)(IV); C.R.S. § 38-12-208 (1)(d), (1)(e) |
| Mediation or dispute-resolution requirement | Mediation is voluntary, but the state runs a dispute resolution and enforcement program that any aggrieved party may use, and a pending complaint in that program automatically stays an eviction hearing for at least twenty-one days. Either party may submit a dispute under the act to mediation before an eviction case is filed if both agree; nonpayment of rent and cases where other home owners' health or safety is in imminent danger are excluded. Any agreement reached is presented to the court as a stipulation, either party may end the mediation without prejudice, and a party may go straight to court if the stipulation is broken. Separately, a home owner, resident, local government or nonprofit may complain to the Division of Housing, which investigates, may facilitate negotiations, and issues a written determination; going through that process first is not required before suing. Where a resident who is a defendant in an eviction case has a related complaint pending with the Division, the court must stay the hearing for at least twenty-one calendar days and may stay it longer, except in cases brought on the conduct grounds. | C.R.S. § 38-12-216 (1), (2), (3); C.R.S. § 38-12-204.5; C.R.S. § 38-12-1105 (1), (2), (4), (12) |
E. Closure and change of use
| Rule | Colorado law | Source |
|---|---|---|
| Notice before closure or change of use | 12 months A landlord who wants to change the use of the park, where the change has been approved by the local or state authority or needs no approval and would result in the eviction of occupied homes, must mail each affected home owner written notice of the intent to evict not less than twelve months before the change of use, and the notice must tell the home owner about the right to compensation. The same twelve-month notice must be given under the sale and closure section, and there it also goes to the local government, the Division of Housing and any residents' association. | C.R.S. § 38-12-203 (1)(d)(II); C.R.S. § 38-12-217 (1)(b), (2) |
| Variants (by trigger or park size) |
| C.R.S. § 38-12-203 (1)(d)(I), (1)(d)(II); C.R.S. § 38-12-203.5 (2); C.R.S. § 38-12-217 (1)(b), (2), (9)(c) |
| Relocation payment required | Yes Where a change of use, or a condemnation for reasons that are the park owner's responsibility, would displace one or more homes, the landlord must provide the home owner one of two remedies, at the home owner's choosing, within thirty days of a written demand. A home owner keeps the remedy only if the home owner had not already given notice to end the tenancy as of the date of the change-of-use notice, and any agreement to waive these rights is invalid. | C.R.S. § 38-12-203.5 (2), (5), (6) |
| Relocation amounts |
| C.R.S. § 38-12-203.5 (1)(b), (2)(a), (2)(b), (3), (4) |
| Who pays relocation | The park owner The landlord provides the relocation costs or the buyout. The act creates no state relocation fund for park closures. | C.R.S. § 38-12-203.5 (2) |
| Notice to a government body on closure | Yes The twelve-month notice of intent to change the use of the park must be mailed by certified mail, in English and Spanish, to the municipality or, if the park is in an unincorporated area, the county, and to the Division of Housing, as well as to each home owner and any residents' association. From January 1, 2027 the notice goes to the clerk of the municipality or the county clerk. Where the park is sold rather than closed and the home owners are not the buyer, the landlord must file an affidavit of compliance with the same local government and the Division. | C.R.S. § 38-12-217 (2)(a), (11); House Bill 26-1224, § 4 (ch. 327) amending C.R.S. § 38-12-217 (2)(a)(II) |
F. Sale of the park
| Rule | Colorado law | Source |
|---|---|---|
| Residents must be told the park is for sale | Yes A landlord must give notice of an intent to sell the park within fourteen days of a triggering event. The notice goes by certified mail in English and Spanish to each home owner, with a copy posted on the home or at the entry to the lot, and to the local government, the Division of Housing and any residents' association; it is also emailed to residents with an address on file and posted in common areas for at least one hundred twenty days or until the opportunity to purchase ends. | C.R.S. § 38-12-217 (1)(a), (2) |
| What triggers the notice | Any of ten listed acts showing an intent to sell, or any other action demonstrating that intent, starts a fourteen-day clock for the notice. The listed events are signing a listing or sale contract with a real estate broker, signing a letter of intent, option or other conditional written agreement with a potential buyer that states an estimated price and terms, signing a contract with a buyer's broker, accepting an earnest money note or deposit, responding to a buyer's due diligence request, giving a buyer a signed property disclosure form, listing the park for sale, conditionally accepting an offer, taking any other action showing an intent to sell, and receiving a foreclosure notice of election and demand, a lis pendens or a notice that a certificate of levy has been filed. Each triggering event creates its own one-hundred-twenty-day opportunity to purchase, and a material change to the price, terms or conditions counts as a new triggering event. A fresh notice is not required where the new event happens within sixty days of the last certified mailing and nothing material has changed, or where the landlord is only considering an offer from home owners who live in the park. | C.R.S. § 38-12-217 (1)(a)(II), (9)(a), (9)(b), (9)(b.5) |
| Residents' purchase right | Notice plus an opportunity to negotiate a purchase Home owners get notice, information and a period in which to make an offer, together with a duty on the landlord to negotiate in good faith, rather than a right to match a third party's offer. The landlord must answer reasonable requests for the documents and data needed to prepare an offer, must give a written response within seven calendar days of receiving an offer, must state why an offer is rejected and what terms would be acceptable, and may not make a final unconditional acceptance of anyone's offer until it has considered a home owners' offer or the period has run out. Home owners may make an offer at any time even if no triggering event has happened, and the landlord must consider it in good faith. A right of first refusal does arise in one situation: where the home owners assign their right to a public entity, the landlord must give that entity or its designee a right of first refusal, and any purchase and sale agreement is contingent on it. From January 1, 2027 the notice must also say that the landlord will hand over, on request, documentation of the basis for the price, the age of the park's water, sewer, treatment, plumbing and electrical infrastructure, three years of inspection and repair records, the current rent roll, and three years of operating expenses and income. | C.R.S. § 38-12-217 (4), (5), (8)(c), (10), (14); House Bill 26-1224, § 4 (ch. 327) amending C.R.S. § 38-12-217 (3), (5)(a) |
| Time for residents to respond | 120 days A group or association of home owners or their assignees has one hundred twenty days after the landlord mails the notice to submit a proposed purchase and sale agreement and obtain an offer of financing, or to submit an assignment agreement. The landlord must then give a further one hundred twenty days to close. Both periods may be extended by written agreement and are tolled for a reasonable delay in financing, an inspection or a survey outside the group's control, while a non-frivolous complaint to the department is resolved, and for up to ninety days while an assignment is being negotiated. The opportunity ends early if a foreclosure sale is set for sooner, or if at least fifty percent of the home owners give the landlord signed writings declining to take part. From January 1, 2027 the closing period must include at least a ninety-day due diligence period. A change to this rule takes effect January 1, 2027; the entry above states the law in force today and describes the change. | C.R.S. § 38-12-217 (1)(c), (4)(a), (4)(b), (6), (7); House Bill 26-1224, § 4 (ch. 327) amending C.R.S. § 38-12-217 (6)(b) |
| Resident-association threshold | 51% A group or association of home owners or their assignees has the opportunity to purchase only with the approval of at least fifty-one percent of the home owners in the park, and must give the landlord reasonable evidence that the home owners of at least fifty-one percent of the occupied homes approved. Assigning the right to a public entity takes a group comprising more than fifty percent of the home owners. Separately, the landlord may not ask home owners for their intentions during the first ninety days after the notice, and the opportunity ends if at least fifty percent of home owners then sign writings declining to take part. | C.R.S. § 38-12-217 (1)(c), (1)(d), (4)(c), (8)(b)(I) |
| Transfers exempt from the sale rules |
| C.R.S. § 38-12-217 (12), (13); House Bill 26-1224, § 4 (ch. 327) amending C.R.S. § 38-12-217 (13) |
| Residents may assign the right to a nonprofit or municipality | Yes A group or association of home owners with the opportunity to purchase may assign the purchase right to a local government, a tribal government, a housing authority, a nonprofit with housing expertise, or the state or a state agency, for the purpose of continuing the park's use. An assignment to a public entity must be in a written contract setting out the terms, including any deed restrictions, any limits on rent or fee increases, any conditions on redevelopment, a management agreement, and any changes to park rules; those terms bind any designee the public entity picks. A public entity may exercise the resulting right of first refusal only to preserve the park as long-term affordable housing. | C.R.S. § 38-12-217 (8)(a), (8)(b), (8)(c) |
| Penalty for violating the sale rules | The home owners' rights under the sale section are property interests; title transferred after a triggering event is defective unless those interests are secured, and penalties run from $20,000 up to thirty percent of the purchase or listing price. The Division of Housing may investigate a complaint or act on its own initiative and may fine the seller up to thirty percent of the sale or listing price, distributing the money to the home owners in the park, or bring a civil action. The attorney general may investigate, must record an adverse claim on the certificate of title where a preliminary finding of substantial non-compliance is made and the sale is likely to harm home owners, may seek temporary injunctive relief to preserve or restore the ownership position, and may sue. A home owner or assignee may sue, and a court must award a penalty of no less than $20,000 and no more than thirty percent of the purchase or listing price, on top of anything the Division imposes, and may suspend the one-hundred-twenty-day periods or stay or cancel a closing. | C.R.S. § 38-12-217 (15); C.R.S. § 38-12-220 (3) |
G. The resident's home
| Rule | Colorado law | Source |
|---|---|---|
| Right to sell the home in place | Yes Whatever the rental agreement says, management may not interfere with a home owner's right to sell a mobile home or an accessory building or structure, in place or otherwise, to a buyer of the home owner's choosing, except as needed for the four listed screening purposes. A term in a rental agreement that limits that right beyond what the act allows is unenforceable. Management may not require a home owner to give up the opportunity to purchase the park, and a rental agreement may not make a home owner waive rights created by the act. | C.R.S. § 38-12-214 (2.7)(a), (2.7)(b); C.R.S. § 38-12-213 (5)(a), (5)(b.5), (6) |
| Park may not take a commission on the sale | Yes A landlord may not require any selling fee or transfer fee from a home owner selling the home, from a home owner removing it, or from a buyer as a condition of tenancy. Two things are still allowed: a reasonable selling or transfer fee for services actually performed and agreed to in writing by the home owner, and a rental application fee that meets the state's general limits where the buyer is buying in place and applying for tenancy. | C.R.S. § 38-12-211 (1), (2)(a) |
| Park may screen the buyer | Yes The park may apply its normal park standards to a prospective buyer before granting or denying tenancy, but only on the four grounds the act lists, and it may carry out a lawful screening of the rental application. | C.R.S. § 38-12-214 (2)(c)(II), (2.7)(a); C.R.S. § 38-12-211 (2)(a) |
| Buyer-approval standard and deadline | Management may screen a buyer only for park-wide affordability restrictions including owner occupancy, the buyer's financial ability as the act defines it, compliance with applicable local, state or federal law, and relevant criminal history indicating a reasonable chance of risk to other residents. The act sets the financial test itself: a buyer shows financial ability by having a monthly income of at least two hundred percent of the seller's current monthly lot rent for one month, or other cash assets of at least two hundred percent of the seller's current monthly lot rent for six months. Criminal history is assessed under the state's general rental application standard. The act sets no deadline for management to decide on an application. Where management requires buyers to bring the home into line with park rules, it must promptly give the seller a written list of the items on learning the home is for sale, give the same list to the buyer on receiving an application, and allow the buyer at least thirty days after closing, with reasonable access to the home in the meantime. | C.R.S. § 38-12-214 (2.5)(b), (2.7)(a), (2.7)(c) |
| Home may not be rejected for age, size or style alone | Yes The right to sell to a buyer of the home owner's choosing applies regardless of the age of the home, and age is not one of the four grounds on which management may screen a buyer. More broadly, a park rule that requires a home owner to spend money or that restricts what happens in or to the home or an accessory building, including rules on structure and appearance and rules requiring aesthetic improvements, is presumed unreasonable unless management shows it is strictly necessary for health and safety at the lowest reasonable cost, strictly necessary to comply with a government requirement, voluntarily agreed to, or set by a home owner-managed organization. | C.R.S. § 38-12-214 (2)(b), (2)(c)(I)(A), (2.7)(a) |
| Park may require repairs before sale | No Management may not require a home owner selling a home or an accessory building or structure to bring it into line with park rules by the closing date, or to bear the cost of doing so. Where management requires all prospective buyers to comply as a condition of tenancy, it must give the seller a written list of the items promptly on learning the home is for sale, the seller passes the list to prospective buyers, management gives it to the buyer on receiving an application, and the buyer gets a reasonable period after closing, at least thirty days, to comply. | C.R.S. § 38-12-214 (2.5)(b) |
| Right to post a For Sale sign | Yes The owner of a mobile home may place a for sale sign on or in the home. The size, placement and character of the sign are subject to the park's reasonable rules. | C.R.S. § 38-12-211 (3) |
H. The eight federal lender protections — which ones Colorado law already requires
Fannie Mae and Freddie Mac require eight tenant site lease protections in every manufactured housing community loan they buy. Where state law already requires a protection of every park, a resident has it whether or not the park has agency financing. Colorado law requires 6 of 8. All 50 states are compared in our research study, including the 2018 federal survey baseline.
| Protection | Colorado law | Basis |
|---|---|---|
| One-year renewable lease term unless there is good cause for non-renewal | Partly | A tenancy may be ended only for the grounds the act lists, so there is no non-renewal without cause, but the one-year term is not automatic: the standard agreement is month to month, and the landlord must allow a fixed term of not less than one year only on the home owner's written request and only where the home owner is current on rent and not in violation of the current agreement. (C.R.S. § 38-12-213; C.R.S. § 38-12-203) |
| 30-day written notice of rent increases | Required | Rent may not be increased without sixty days' written notice, which is longer than the thirty days this protection requires, and the notice must state the amount, the effective date and the owner's contact details. (C.R.S. § 38-12-204) |
| 5-day grace period for rent payments and the right to cure defaults on rent payments | Required | A rental agreement may not treat unpaid rent as in default for late-fee purposes earlier than ten calendar days after it is due, and a termination for nonpayment requires a written notice giving at least ten days to pay or to sell or remove the home, so both the grace period and the chance to cure exceed the five days this protection requires. (C.R.S. § 38-12-213; C.R.S. § 38-12-204) |
| Right to sell the manufactured home without having to first relocate it out of the community | Required | Management may not interfere with a home owner's right to sell the home in place to a buyer of the home owner's choosing, regardless of the age of the home, except for the four screening grounds the act lists, and a rental agreement term that limits that right further is unenforceable. (C.R.S. § 38-12-214) |
| Right to sell the manufactured home in place within 30 days after eviction by the community owner | Required | A termination notice must give at least ninety days to sell the home or remove it, and after a court rules for the landlord the home owner has not less than thirty days from the ruling to sell or remove it, extendable to sixty days on prepayment of a pro rata share of rent. The right to sell in place is not limited to home owners who have not been served. (C.R.S. § 38-12-202; C.R.S. § 38-12-208) |
| Right to sublease or assign the pad site lease for the unexpired term to the new buyer of the home without unreasonable restraint | Partly | The buyer's route to the lot is a new tenancy rather than an assignment of the seller's remaining term: management may not interfere with the sale and may screen the buyer only on four listed grounds, with the financial test fixed by statute, and may not charge a transfer fee, but the act says nothing about transferring the unexpired term of the lot lease to the buyer. (C.R.S. § 38-12-214; C.R.S. § 38-12-211) |
| Right to post "For Sale" signs that comply with the community's rules | Required | The owner of a mobile home may place a for sale sign on or in the home, subject to the park's reasonable rules on size, placement and character. (C.R.S. § 38-12-211) |
| Right to receive at least 60 days' notice of a planned sale or closure of the community | Required | Notice of an intent to sell must be given within fourteen days of a triggering event, and the landlord may not finally accept any offer until the home owners' one-hundred-twenty-day opportunity has been used or has expired; closure or change of use takes twelve months' notice. Both exceed the sixty days this protection requires. (C.R.S. § 38-12-217; C.R.S. § 38-12-203) |
Notes and caveats
- Which communities are covered — The act reaches a parcel used for five or more mobile homes where the owner has a rental agreement for, or takes rent on, a home or lot. It does not reach mobile home or manufactured home subdivisions. Tiny homes used as long-term residences in a park count as mobile homes; recreational vehicles and park-model recreational vehicles do not. From January 1, 2027 a community where the landlord owns every home also counts as a park.
- Rent increases are conditional on the park's own standing — Five conditions each block a rent increase and make any notice invalid: no current active registration, unpaid penalties owed to the Division of Housing, failure to fully comply with any final federal, state or local administrative or judicial order, failure to meet a park water-quality obligation past its deadline, and a finding in the past twelve months, in a final agency order or by a court, that the landlord failed the duties owed for the premises. A court must award between $15,000 and $50,000 to each aggrieved party for each violation.
- Buying the park — Home owners do not get a right to match another buyer's offer. They get notice within fourteen days of a triggering event, one hundred twenty days to put together an offer, a further one hundred twenty days to close, a landlord duty to hand over information and answer an offer in writing within seven days, and a bar on the landlord finally accepting anyone's offer before considering theirs. A right of first refusal appears only where the home owners assign the right to a local government, tribal government, housing authority, nonprofit or the state.
- Closure and change of use — Twelve months' notice, mailed to each affected home owner and also sent to the local government, the Division of Housing and any residents' association. The home owner then chooses between the full cost of moving the home up to one hundred miles and a binding offer to buy it for the greater of a floor figure or one hundred percent of in-place fair market value. The floor figure started at $7,500 for a single-section home and $10,000 for a multi-section home and is adjusted every July 1 by the Denver-Aurora-Lakewood consumer price index; the department publishes the current amount on its website.
- Language access — Notices, disclosures and other communications required by the act must be given in English and Spanish, and in one further language at a resident's request. A resident may also ask for a written notice to be read aloud once in English within seventy-two hours, and may ask for an interpreter for meetings at the landlord's expense.
- Fees — Entry fees are prohibited, as are selling and transfer fees, fees for declining to sign a new lease, and any charge for water above the actual cost billed to the park. The Division of Housing sets the annual park registration fee by rule; a landlord may currently pass no more than half of it to a home owner or resident, and from January 1, 2027 no more than $17 or half the fee, whichever is less.
- What the act does not reach — There is no ceiling on lot-rent increases and no local authority to set one. The act sets no procedure for declaring a home abandoned or disposing of it outside an eviction, does not require submetering, and does not say that a fee left out of the rental agreement cannot be collected. Tenancies in homes the park owns are covered only in part; the general residential landlord-tenant law carries the rest.
Common questions: Colorado mobile home park law
Each answer is the verified value from the tables above, restated as a direct answer. Free to quote with a link to this page.
- How much notice must a Colorado park give before raising lot rent?
- 60 days. Rent may not be increased without sixty days' written notice.
- Is there a limit on how much lot rent can go up in Colorado?
- Colorado sets no state rule on this. The section that governs lot-rent increases sets a notice period, a once-a-year frequency limit and conditions that make a notice invalid, but it sets no ceiling on the size of an increase.
- Can a Colorado park owner end a lot tenancy without cause?
- No — a Colorado park may end a lot tenancy only for a listed cause. Management may terminate a tenancy only for one or more of the reasons listed in the act.
- How much notice must a Colorado park give before closing or changing use?
- 12 months. A landlord who wants to change the use of the park, where the change has been approved by the local or state authority or needs no approval and would result in the eviction of occupied homes, must mail each affected home owner written notice of the intent to evict not less than twelve months before the change of use, and the notice must tell the home owner about the right to compensation.
- Does a Colorado park have to pay residents' relocation costs when it closes?
- Yes — Colorado law requires a relocation payment when a park closes or changes use. Where a change of use, or a condemnation for reasons that are the park owner's responsibility, would displace one or more homes, the landlord must provide the home owner one of two remedies, at the home owner's choosing, within thirty days of a written demand.
- Do Colorado residents get a chance to buy the park when it is sold?
- Yes — notice plus an opportunity to negotiate a purchase. Home owners get notice, information and a period in which to make an offer, together with a duty on the landlord to negotiate in good faith, rather than a right to match a third party's offer.
- Can a Colorado resident sell the home in place without moving it out of the park?
- Yes — a Colorado resident may sell the home in place. Whatever the rental agreement says, management may not interfere with a home owner's right to sell a mobile home or an accessory building or structure, in place or otherwise, to a buyer of the home owner's choosing, except as needed for the four listed screening purposes.
Cite this page: "Landlord Atlas, Colorado Mobile Home Park Laws (verified August 18, 2026), landlordatlas.com/laws/mobile-home-parks/colorado/" — free to cite and quote with a link (how these records are verified).
Citations
- Mobile Home Park Act, C.R.S. §§ 38-12-200.1 to 38-12-224 (verified 2026) Official source
- Mobile Home Park Act Dispute Resolution and Enforcement Program, C.R.S. §§ 38-12-1101 to 38-12-1110 (verified 2026) Official source
- Colorado Revised Statutes 2024, Title 38 (General Assembly copy used for comparison) (verified 2026) Official source
- Mobile Home Park Oversight Program rules, 8 CCR 1302-15 (verified 2026) Official source
- House Bill 26-1224 (2026), ch. 327 (verified 2026) Official source
- House Bill 26-1145 (2026), ch. 95 (verified 2026) Official source
Every row above links the section it rests on. This topic covers all 50 states; the topic hub compares them side by side.