Colorado Mobile Home Park Laws

Colorado Mobile Home Park Laws — Lot Rent and Evictions (2026)

By Oleg Kachko · Updated August 22, 2026

✓ Law Verified August 2026

Colorado mobile home park laws are their own world: you own the home, you rent the ground, and a separate set of rules, different from ordinary landlord-tenant law, decides what the park can charge, when it can evict, and what happens if the land is sold out from under the whole community. This guide covers those rules in plain English, verified against official Colorado sources as of August 2026.

Colorado Mobile Home Park Laws at a Glance

The law that governs parks Colorado Mobile Home Park Act, C.R.S. 38-12-200.1 through 38-12-224, plus the Mobile Home Park Act Dispute Resolution and Enforcement Program, C.R.S. 38-12-1101 through 38-12-1109
Notice before a lot rent increase 60 days written notice before a lot rent increase (C.R.S. 38-12-204), and rent may be raised only once in any 12-month period of consecutive occupancy; notices must be provided in English and Spanish under HB24-1294.
Cap on lot rent increases NO CAP — Colorado has no statewide percentage cap on lot rent increases. However, a park may not raise rent or issue a rent increase notice at all if it is not currently registered with the Division of Housing, owes unpaid state penalties, or has failed to comply with a final order about maintaining the park (C.R.S. 38-12-204), so many home owners can challenge an increase from a non-compliant park.
Eviction notice periods Nonpayment of lot rent — at least 10 days written notice to pay, or to sell or remove the home (C.R.S. 38-12-204). All other for-cause reasons — a written 60-day notice to quit stating the grounds and whether you have a right to cure (C.R.S. 38-12-202 and 38-12-204.3). Rule or ordinance violations — 30 days from the notice to quit to cure, and eviction may not proceed if you cure in time, though there is no second right to cure for the same rule violation within 12 months. Substantial violations — a 10-day notice with no right to cure. After a notice to quit you generally get not less than 60 days to remove the home from the premises, and if a court rules for the park you may have as little as 48 hours to vacate, so getting help early matters.

Why Park Living Has Its Own Rulebook in Colorado

Colorado treats you as a “home owner” who owns the mobile or manufactured home but rents only the lot, so the park is your landlord for the land and not for your home;

because moving a home is costly or impossible, the Mobile Home Park Act gives you protections apartment renters do not get — the park may terminate your tenancy only for the specific reasons listed in C.R.S. 38-12-203, most violations carry a right to cure, you generally get at least 60 days to sell or move the home after a notice to quit,

and disputes can be filed with the state Mobile Home Park Oversight Program instead of only in court.

You may also sell your home in place, and the park cannot charge an entry fee as a condition of that sale.

Owning the home while renting the ground under it creates a kind of leverage no apartment landlord has: moving a manufactured home typically costs thousands of dollars, and many older homes cannot be moved at all without falling apart.

Lawmakers know that “just move” is not a real option for park residents, which is exactly why Colorado mobile home park laws give lot renters protections apartment tenants never get, limited eviction grounds, longer notice periods, and rules about what happens when the park itself changes hands.

Lot Rent Increases: Your Rights Before You Pay More

Required notice: 60 days written notice before a lot rent increase (C.R.S. 38-12-204), and rent may be raised only once in any 12-month period of consecutive occupancy; notices must be provided in English and Spanish under HB24-1294.

Is there a cap? NO CAP — Colorado has no statewide percentage cap on lot rent increases.

However, a park may not raise rent or issue a rent increase notice at all if it is not currently registered with the Division of Housing, owes unpaid state penalties, or has failed to comply with a final order about maintaining the park (C.R.S. 38-12-204), so many home owners can challenge an increase from a non-compliant park.

Whatever the number on the notice, read it against the rules above before paying. An increase served with short notice, or one that violates a cap where Colorado has one, is challengeable, and park residents who organize respond far more effectively than neighbors acting alone. Many states saw lot-rent fights turn into new legislation in the last two years for exactly this reason.

The Park Cannot Evict You for Just Any Reason

Under C.R.S. 38-12-203 the only lawful reasons are: failure to pay lot rent when due; failure to comply with local ordinances or state laws and regulations relating to mobile homes and mobile home lots; conduct on the park premises that is an annoyance to other home owners or interferes with park management; failure to comply with the park’s written rules and regulations that were given to you and properly adopted;

a felony conviction-type offense committed on the premises under the listed articles of Title 18;

conduct that is the basis of a pending class 1 public nuisance action; and a change in use or closure of the park land under C.R.S. 38-12-217. The landlord carries the burden of proving both proper notice and a valid statutory reason, and it is a defense that the stated reason is false or not one of these grounds.

This list matters enormously: it means a park in Colorado cannot simply non-renew you to free up the lot the way an apartment landlord might. If an eviction notice arrives, check it against the legal grounds first, park evictions fail in court most often because the stated reason is not on the list, or the notice skipped a required warning step.

If the Park Sells or Closes

When the park is sold: Before selling, the park owner must give written notice of intent to sell in English and Spanish to every home owner, to any resident association, to the municipality or county, and to the Division of Housing within 14 days of the triggering event (C.R.S. 38-12-217).

Home owners then have a competing-offer period of 120 days after that notice to organize, make an offer, and obtain financing, and the landlord may not solicit or request waivers of the opportunity to purchase during the first 90 days.

The park may not coerce, threaten, bribe, or retaliate against home owners over how they vote on a purchase, and home owners have a private right of action to enforce these provisions.

Resident groups may be able to seek financing through the state Mobile Home Park Resident Empowerment Program administered by the Division of Housing.

When the park closes: A park owner must give at least 12 months written notice before changing the use of the land or closing the park, mailed and posted in English and Spanish and sent to the local government and the Division of Housing (C.R.S. 38-12-217).

Displaced home owners may request either reimbursement of actual relocation costs to move the home within 100 miles, or payment for the home of the greater of its in-place fair market value or 7500 for a single-wide or 10000 for a multi-section or double-wide home, with those minimum figures adjusted for inflation over time. Confirm the current inflation-adjusted amount with the Division of Housing before agreeing to any buyout.

Fees the Park Can and Cannot Charge in Colorado

Entry fees are barred — the park owner or agent may not pay or receive an entry fee of any kind as a condition of residency or of the sale of a home (C.R.S. 38-12-209 and 38-12-212).

Late fees may not be charged until lot rent is at least 7 calendar days late, may not exceed the greater of 50 or 5 percent of the past-due rent, must be disclosed in the rental agreement, and may not be the basis for eviction; violations carry a penalty of 150 to 1000 per violation payable to the home owner (C.R.S. 38-12-105).

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Where the park bills utilities through a master meter, it must remit to the utility all money collected from residents for that service, which limits markups (C.R.S. 38-12-212.7). HB26-1224 also caps certain resident registration-type fees; specific guest-fee limits are UNVERIFIED.

The park’s side of the bargain: Under C.R.S. 38-12-212.3 the landlord must maintain and pay for repair of sewer lines, water lines, utility service lines, and related connections that the landlord owns and provides up to the utility pedestal or pad; maintain all roads and existing or constructed sidewalks in the park;

keep all common areas clean, in good repair, compliant with health and safety laws, available for resident use, and accessible to people with disabilities.

A landlord who fails to maintain these must pay for damage to your mobile home caused by that failure, and may not shift these duties onto residents as a condition of tenancy. You may be able to file a complaint with the Mobile Home Park Oversight Program, which can order penalties, injunctive relief, or cease-and-desist orders.

The Trapped-Equity Problem and How to Protect Yourself

The economics of a mobile home park in Colorado are unlike any apartment: you own the home, but moving it typically costs thousands of dollars, often more than an older home is worth, and many parks will not accept a home past a certain age. That is why lot-rent disputes feel so different here: walking away is rarely a real option, and park owners know it.

The law is what balances that power gap, which makes knowing the exact notice rules, fee limits, and eviction grounds in Colorado worth more to a park resident than to almost any other kind of tenant.

Protect yourself the way the long-time residents do: keep every rent notice and rule change in writing, photograph the condition of your lot and the park’s common areas a couple of times a year, and read the community rules before signing anything, in most states the written rules you were given are what a court will hold both sides to.

Selling Your Home Without Losing Its Value

When it is time to leave, most residents sell the home in place rather than move it, and this is where park rules matter most.

Many states limit a park’s power to block an in-place sale: the park can usually screen the buyer the way it screens any new resident, but it generally cannot force you to remove a home just because you are selling, and it cannot demand a cut of your sale price unless it actually acted as your sales agent.

Get the park’s buyer-approval requirements in writing early, keep the lot rent current through the sale, and never sign a rule change mid-sale without reading it, a home that can stay on its lot is worth far more than one that has to be moved.

The Strongest Protection Is the Lot Next Door

Everything about park life is shared, the roads, the water lines, the rent schedule, the fate of the land itself. That is why the single most effective move a park resident in Colorado can make is joining or forming a residents association. A park owner can ignore one complaint about a rent increase; ignoring a letter signed by sixty households is a different decision.

Associations are also how residents use park-sale rights in the states that grant them, organized communities have bought their own parks across the country, usually with help from nonprofit lenders who specialize in exactly this.

Keep your own records the same way any tenant should: the lease for your lot, every rent notice, every rule change, photos of anything the park fails to maintain. Colorado mobile home park laws reward the resident who can show a judge dates and documents, and most disputes never reach a judge once the park realizes you have them.

Recent changes in Colorado: HB24-1294, effective June 30, 2024, extended the resident competing-offer window on park sales, required rent-increase and eviction notices and parkwide meetings in English and Spanish, and tightened rent-to-own contract rules.

HB26-1224, signed in 2026, requires sellers to disclose list-price justification, infrastructure age and history, rents and operating expenses, bans anti-competitive pricing aimed at blocking resident purchases, and beginning January 1, 2027 gives residents at least 90 days to inspect the park.

Colorado has repeatedly debated a statewide lot-rent cap since HB19-1309 and HB22-1287 but none has passed, so increases remain limited by the 60-day notice, the once-a-year rule, and the park’s registration compliance rather than by a percentage.

Colorado Mobile Home Park Laws: Quick Answers

Can the park raise lot rent whenever it wants? The Colorado mobile home park laws above set the notice rules, and any cap, that apply before an increase is valid.

Can the park make me remove my home? Only for the legal grounds listed in the Colorado mobile home park laws, and only through the court process, never by padlock or tow truck.

Do apartment tenant rights apply to me? Partly. The Colorado mobile home park laws are their own chapter, and this page plus the state guides linked below cover both layers.

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Official Colorado Sources & Resources

Making Colorado Mobile Home Park Laws Work for You

The Colorado mobile home park laws only protect residents who use them, and parks count on most residents never reading the act. Read your lot lease against this page, calendar every notice deadline the moment a letter arrives, and talk to your neighbors, nearly every protection in the Colorado mobile home park laws gets stronger when residents act together.

If the park ignores the rules, the state agency and local legal aid both handle park disputes, and a written complaint citing the act gets a very different response than a phone call. Under the Colorado mobile home park laws, the resident with documents and neighbors is never as trapped as the park hopes.

This guide to colorado mobile home park laws was last verified against official sources in August 2026. Lot-rent caps and park-sale laws are moving fast in many states, re-check before acting on a deadline.

More Colorado Tenant Rights Guides

Disclaimer: This guide is informational only and is not legal advice. Landlord-tenant laws change and vary by city and county within a state. Verify current rules with your state, your local court, or a free legal-aid office before acting. If you are facing eviction, contact a local tenant attorney or legal-aid organization right away.

Renting? Protect your belongings — compare renters insurance at Home Insure Guide. Divorce involving a lease? See Divorce Help Guide. Unsafe housing / toxic mold injury? Some cases qualify — see Mass Tort Info.