Industry Analysis · Colorado Legislative Outlook

Colorado's 2027 Session: What's Coming for Community Associations

The Colorado General Assembly meets every year, and it amends the Colorado Common Interest Ownership Act (CCIOA) almost every year. The 2027 session convenes no later than January 13, 2027. Here is what the last six sessions changed, which threads look likely to continue, and what boards and management companies are typically doing before the next round of law arrives.

By the CIC-SC Editorial Team Published November 8, 2026 Reading time: ~11 minutes Audience: Colorado board members, community association managers, management-company leadership

Educational notice. This information is educational in nature and should not be construed as legal advice. Statutory references are to the Colorado Revised Statutes and session laws as published by the Colorado General Assembly at the time of writing, and sections labeled “forecast” are CICSC’s assessment of likely legislative activity, not a statement of law. Consult qualified association counsel regarding legal interpretation specific to your jurisdiction.

The Bottom Line

Between 2021 and 2026, Colorado enacted more than twenty bills that amend CCIOA or bear directly on associations. They moved in three consistent directions. Collections and foreclosure acquired more steps, notices and limits. The list of owner uses an association cannot prohibit grew in nearly every session. And owners and incoming managers gained more access to records. The 2025 and 2026 sessions added two new threads: a higher owner-approval bar before a board can file a construction-defect claim, and a new statutory duty on management companies when a management contract ends. Nothing in the record suggests the pattern is reversing. CICSC's forecast is that, for associations that have absorbed the 2024–2026 changes, 2027 will be another incremental step. Collection notices drafted before 2022 predate three or four layers of change.

The Calendar

No later than January 13, 2027. The 2027 regular session convenes. Colo. Const. art. V, § 7 requires the General Assembly to meet "no later than the second Wednesday of January of each year." In 2027, that is January 13.
120 days. The same section caps a regular session at 120 calendar days. If the session convenes January 13, the 120th day is May 12, 2027.
January 1, 2027. HB26-1007's portable-solar protections for community associations take effect on this date, by the act's own terms, before the session opens.
Late summer 2027. Many acts without a safety clause take effect the day after the 90-day referendum-petition period that follows adjournment. That date was August 7 in 2024, August 6 in 2025 and August 12 in 2026. If the 2027 session adjourns on day 120, the same pattern gives August 11, 2027. This is a calculation, not an announced date. Acts with a safety clause take effect when signed, and some acts set their own date. Each act's effective-date clause controls.

Start With What 2025 and 2026 Already Changed

Every 2027 bill will be drafted against these acts as the baseline:

HB26-1099: declarant reserve study and management-company turnover. Signed April 13, 2026, effective August 12, 2026. The act adds C.R.S. § 38-33.3-209.2. Before control passes from the declarant, the declarant of a planned community or condominium must commission and pay for a reserve study projecting 30 years of costs. An independent professional with no business ties to the declarant must prepare it. The study joins the annual owner disclosures and the turnover deliverables. The act also adds § 38-33.3-317(9). When an association that uses a management company ends or does not renew the contract, the former company must deliver all association property, money, accounts, records, passwords, keys and information within 45 days, at no charge. The 45-day delivery duty itself has no exception. The consequences for missing it, in § 317(9)(b), apply “unless otherwise agreed in writing between the association and the former association management company”: liability for interest and late fees on the association’s late payments and other resulting damages, $250 for each business day of noncompliance, and, if a court finds the violation willful, treble actual damages plus reasonable attorney fees and court costs.
HB26-1007: portable solar. Signed May 7, 2026. On and after January 1, 2027, a portable-scale solar device (one per address, up to 1,920 watts to the grid, listed by a recognized testing laboratory) becomes a protected energy-efficiency measure under § 38-33.3-106.7. A covenant that unreasonably prohibits one is void. An owner may place one on a limited common element. Reasonable restrictions on fire and electrical safety, location and securing the device remain permitted.
HB25-1043: owner equity in foreclosure. Signed June 4, 2025, effective October 1, 2025. Before foreclosing, the association must comply with the lien statutes and its own governing documents. The collections policy's delinquency notice must now include ledger-request, equity-loss and credit-counseling advisements. The act adds a 30-day notice of intent before foreclosure. Before auction, an owner may move to stay the sale for nine months so the unit can be listed at market value. Annual DORA registration must now report delinquency, judgment, payment-plan and foreclosure counts.
HB25-1272: construction defects. Signed May 12, 2025, effective August 6, 2025. Owner approval needed before a board can file a construction-defect action rises from a majority to at least 65% of association votes (§ 38-33.3-303.5). The board must first use any recovery to repair the defect.
SB25-184: the HOA Information and Resource Center. Signed May 24, 2025, effective on signature. The center in DORA's Division of Real Estate continues until September 1, 2030.

Two failures matter as much as the enactments. HB25-1123 would have required negotiation and mediation between an owner and the association before suit. It passed the House and was postponed indefinitely in the Senate Local Government & Housing Committee on May 1, 2025. HB26-1201 would have replaced dual-language notices with preferred-language-only notices. It was postponed indefinitely in House committee on February 25, 2026, so the current dual-language requirement stands.

Five Threads to Watch in 2027

Each thread below rests on the verified 2021–2026 record. Each Forecast line is CICSC's judgment about likely legislative activity. It is not a prediction of any bill's text and not a statement of law.

1. Collections and foreclosure: the steadiest thread

Colorado has amended its collections and foreclosure rules through four acts in three of the last five sessions (2022, 2024 and 2025). HB22-1137 banned daily fines, capped interest at 8%, required a repayment-plan offer and a recorded board vote before referral, and barred foreclosure for fines and fees alone. HB24-1233 revised the delinquency-contact steps. HB24-1337 required a personal judgment before foreclosing on an owner-occupied principal residence. It also capped attorney-fee recovery and created a 180-day redemption right. HB25-1043 added the equity-protection stay. Several of HB25-1043's ideas first appeared in HB24-1158, which failed in 2024. In this area, ideas that fail have come back in later sessions. HB25-1043's new registration fields will also give legislators statewide delinquency and foreclosure counts they have not had before. Forecast: at least one collections or foreclosure bill is likely to be filed. Incremental change is more likely than a structural rewrite.

2. Protected uses: the list grows every session

C.R.S. § 38-33.3-106.5 and its companion sections have gained new entries almost every year. The additions include any noncommercial flag or sign (2021), public rights-of-way (2022), water-wise landscaping (2023), EV charging in assigned and shared parking (2023), and, in 2024, home-based businesses, fire-hardened building materials, accessory dwelling units, transit-oriented housing and middle housing. Heat pumps and portable solar were added to the energy-efficiency list in 2021 and 2026. The bills' subjects track three policy areas: housing supply, water and wildfire. Forecast: likely that one or more new protected-use or override provisions pass.

3. Dispute resolution: a near miss in 2025

HB25-1123's mandatory pre-suit negotiation and mediation passed the House before it died in Senate committee. That makes it a candidate for reintroduction. Forecast: a pre-suit mediation or alternative-dispute-resolution bill is plausible. Passage is uncertain.

4. Construction defects and condominium supply

Colorado's defect framework (CDARA, C.R.S. § 13-20-801 et seq., plus the CCIOA owner vote in § 38-33.3-303.5) was contested in 2024, when SB24-112 failed, and in 2025, when HB25-1272 passed. HB25-1272 combined a higher owner-approval bar with an optional multifamily construction incentive program, which shows the issue is framed as a housing-supply question. Forecast: further adjustment is possible. Any bill would most likely be framed around condominium construction rather than association governance.

5. Management companies: regulated by duty, not by license

Colorado required a license to practice community association management from July 1, 2015. The statute's repeal took effect July 1, 2018, and the program ended on June 30, 2019, after the governor vetoed HB19-1212. Business-entity licensing bills failed in 2022 (HB22-1239, postponed indefinitely in House Finance) and 2024 (HB24-1078, which died in House Appropriations). CICSC found no licensing bill in 2025 or 2026. HB26-1099 then took a different route. It regulates one specific management-company duty, the turnover of records and property, with a per-day payment for noncompliance. Forecast: a licensing bill is possible, and passage is unlikely. More duty-specific provisions like HB26-1099's turnover rule are more likely than a license. The full licensing history is in The Only Experiment America Ever Stopped.

What Is Probably Not Coming

A Florida-style reserve mandate. Before 2026, CCIOA required a reserve-study policy (§ 38-33.3-209.5(1)(b)(IX)), not a reserve study. HB26-1099's study requirement is a declarant duty tied to turnover. CICSC did not find a 2021–2026 bill that would have required periodic reserve studies for owner-controlled associations. Forecast: a broad reserve-study or funding mandate is unlikely in 2027. Watch for proposals that extend HB26-1099's requirement past turnover.

A budget-ratification overhaul. Colorado's rule that a budget is ratified unless a majority of all owners vote it down (§ 38-33.3-303(4)) was challenged in 2023. HB23-1131 would have required a majority of all owners to be present for a budget vote and was postponed indefinitely in committee. Forecast: unlikely to change in 2027.

CICSC's Forecast

Every line below is a forecast, not a statement of law or a prediction of any specific bill.

Very likely: at least one enacted 2027 bill amends CCIOA (C.R.S. Title 38, Article 33.3). That has happened in every session from 2021 through 2026.
Likely: one or more new protected uses or covenant overrides tied to housing, water, energy or wildfire.
Likely: a collections, foreclosure or enforcement bill is filed. Incremental changes are more likely to pass than a ban on association foreclosure.
Possible: a pre-suit mediation bill modeled on HB25-1123.
Possible: further construction-defect or condominium-supply changes.
Unlikely: manager or management-company licensing, a periodic reserve-study mandate for owner-controlled associations, or a change to budget ratification.

CICSC will revisit this forecast once the 2027 bills are introduced and again after adjournment.

What Boards and Management Companies Typically Do Before the Session

Finish 2024–2026 implementation. Boards and managers commonly confirm that the collections policy and delinquency notices reflect HB24-1233, HB24-1337 and HB25-1043, and that the association's registration with the HOA Information and Resource Center is current and reports the data fields added in 2025.
Prepare for January 1, 2027. Associations with balconies, patios or other limited common elements often review their architectural guidelines against HB26-1007's portable-solar rules before that date.
Review management-agreement transition terms. HB26-1099's 45-day turnover duty applies to every association that uses a management company, but the consequences for missing it (resulting damages, $250 per business day, and treble damages if willful) apply “unless otherwise agreed in writing.” Associations and management companies commonly review how their current agreements address transition with association counsel.
Assign someone to watch the bills. Management companies often have one person check new Colorado bills weekly during the session for "common interest community," "homeowners' association" and amendments to Title 38, Article 33.3. Boards can rely on their manager and association counsel for that work and ask for a summary after adjournment.
Plan the summer. If 2027 follows recent sessions, most new association law will take effect in August, so policy, notice and training updates would fall between adjournment and that date.

Frequently Asked Questions

When does the 2027 Colorado legislative session start and end?

The Colorado Constitution (art. V, § 7) requires the General Assembly to convene in regular session no later than the second Wednesday of January, which in 2027 is January 13, and caps a regular session at 120 calendar days. If the session convenes on January 13, 2027, the 120th day falls on May 12, 2027. The legislature may convene earlier, so those are the latest dates the constitution allows, not an announced calendar.

When would new Colorado HOA laws take effect?

Each act states its own effective date. Many Colorado acts without a safety clause take effect the day after the 90-day referendum-petition period that follows adjournment: August 7, 2024, August 6, 2025 and August 12, 2026 in recent sessions. Acts with a safety clause take effect when signed, and some acts set their own date, such as October 1, 2025 for HB25-1043. If the 2027 session ran its full 120 days to May 12, the same 90-day pattern would put that date at August 11, 2027. That is a calculation, not an announced date.

What did the 2026 session change for Colorado associations?

Two enacted bills amend CCIOA. HB26-1099 (effective August 12, 2026) requires a declarant to commission and pay for an independent 30-year reserve study before turnover, and requires a former management company to deliver all association property, records, accounts and passwords within 45 days after its contract ends. HB26-1007 makes portable-scale solar devices a protected energy-efficiency measure for community associations on and after January 1, 2027. HB26-1201, which would have ended dual-language notices for owners who designate a preferred language, failed.

Will Colorado bring back community association manager licensing in 2027?

CICSC's forecast is that a licensing bill is possible but passage is unlikely. Colorado licensed managers from 2015 until the program ended on June 30, 2019. Licensing bills failed in 2019 (vetoed), 2022 and 2024, and CICSC found no licensing bill in the 2025 or 2026 sessions. Since August 12, 2026, CCIOA has also imposed a specific duty on management companies: handing over the association's records and property within 45 days when a management contract ends.

Where can a board track Colorado bills?

The Colorado General Assembly's bill pages at leg.colorado.gov show each bill's status, history, governor's action, session-law chapter and effective date. Colorado has no single official index of HOA bills, so searching for "common interest" and "homeowners' association" and checking bills that amend C.R.S. Title 38, Article 33.3 is the most reliable method.

Currency note: verified on November 8, 2026 against the 2024 Colorado Revised Statutes and the enrolled 2021–2026 bills listed below, using each act's own effective date. Later amendments are possible.

References & Sources

Colorado General Assembly bill pages and signed session laws — HB26-1099, HB26-1007, HB26-1201, HB25-1043, HB25-1272, SB25-184, HB25-1123, HB24-1337, HB24-1233, HB24-1158, SB24-112, HB24-1078, HB23-1131, HB22-1137, HB22-1239, HB19-1212
Colorado Revised Statutes 2024, Title 38 (OLLS uncertified printout), including source notes for 2021–2024 amendments to Article 33.3 — content.leg.colorado.gov
Colo. Const. art. V, § 7, as quoted in In re Interrogatory on House Joint Resolution 20-1006, 2020 CO 23 — coloradojudicial.gov
Colorado DORA, Division of Real Estate bulletins on the end of the CAM licensing program — April 17, 2018 and June 4, 2019

Related Resources from the CIC-SC Library

Tags: Colorado General Assembly · 2027 session · Colorado HOA law · CCIOA · C.R.S. 38-33.3 · HB26-1099 · HB26-1007 · HB25-1043 · HB25-1272 · collections · protected uses · construction defects · manager licensing · legislative outlook

Notice: CICSC provides educational resources, governance standards, and practical advisory support. CICSC does not provide legal advice, accounting advice, tax advice, engineering advice, insurance advice, or reserve study services. Board members and associations should consult qualified professionals for matters requiring professional judgment or legal interpretation.

Disclaimer. This article is published by the Common Interest Community Standards Council for educational and informational purposes only. It is not legal advice and does not establish an attorney-client relationship. Statutory references and procedural frameworks are intended to support informed governance, not to substitute for advice from qualified Colorado legal counsel. Boards and managers should consult their association’s attorney about the application of any statute, governing-document provision, or legislative-compliance decision to their specific circumstances. CIC-SC, its authors, and its members assume no liability for actions taken in reliance on this content.