Colorado · C.R.S. § 38-33.3-209.5
Colorado HOA Dispute Letter — Statute-Cited, $29.
Letter cites C.R.S. § 38-33.3-209.5 — Colorado requires notice and a hearing for any fine exceeding $500. Recent reforms cap fees and bar retroactive rules. Drafted in 5 minutes, certified-mail-ready, $29 one-time.
- C.R.S. § 38-33.3-209.5
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Last updated: May 2026
Researched by the HOAOverreach Research Team
Front Range HOA
Attn: Board of Directors
Aurora, CO
Re: Violation Notice — fine of $650
Dear Board of Directors,
I'm writing in response to the $650 fine assessed at my property. As context for this dispute, the Sandovals of Aurora were hit with a $650 fine and no hearing — even though C.R.S. § 38-33.3-209.5 expressly requires one above $500.
Under C.R.S. § 38-33.3-209.5, Colorado requires notice and a hearing for any fine exceeding $500. Recent reforms cap fees and bar retroactive rules. The board did not meet that requirement here.
I demand the fine be rescinded within 14 days. Alternatively, please schedule the hearing the Colorado Common Interest Ownership Act requires.
Respectfully,
[Homeowner]
Front Range HOA
Attn: Board of Directors
Aurora, CO
Re: Violation Notice — fine of $650
Dear Board of Directors,
I'm writing in response to the $650 fine assessed at my property. As context for this dispute, the Sandovals of Aurora were hit with a $650 fine and no hearing — even though C.R.S. § 38-33.3-209.5 expressly requires one above $500.
Under C.R.S. § 38-33.3-209.5, Colorado requires notice and a hearing for any fine exceeding $500. Recent reforms cap fees and bar retroactive rules. The board did not meet that requirement here.
I demand the fine be rescinded within 14 days. Alternatively, please schedule the hearing the Colorado Common Interest Ownership Act requires.
Respectfully,
[Homeowner]
Statute Facts
What Colorado HOA law actually says
These are the Colorado-specific rules every dispute letter from this page cites. Each sentence is sourced directly from Colorado Common Interest Ownership Act (C.R.S. §§ 38-33.3-101 to 38-33.3-319).
- Colorado HOAs must provide notice and an opportunity for a hearing before imposing any fine exceeding $500 under C.R.S. § 38-33.3-209.5.
- Under C.R.S. § 38-30-168, Colorado covenants restricting solar energy devices used for the owner's own use are void and unenforceable.
- C.R.S. § 37-60-126 prohibits Colorado HOAs from requiring turf grass and bars fines for xeriscaping.
- Colorado HB 25-1043 allows homeowners facing HOA foreclosure to delay the sale up to 9 months and provides a 180-day post-sale redemption period.
- C.R.S. § 38-33.3-106.7 protects the display of political signs from 45 days before to 7 days after an election in Colorado HOA communities.
The fine math
Colorado HOA fine and procedure rules at a glance
Pre-fine hearing
Required by state law
Notice period
30 days
Statutory fine cap
No state cap
Dispute resolution
mediation
Colorado requires good-faith mediation under C.R.S. § 38-33.3-124 in most disputes. Use the dispute letter as the written demand that triggers mediation eligibility.
What's in your letter
Every Colorado letter built on three pillars
C.R.S. §§ 38-33.3-101 to 38-33.3-319
Each letter cites the specific section of Colorado Common Interest Ownership Act the board allegedly skipped — by section number, not by general reference.
CC&R clause analysis
The article and section of the CC&Rs the board cited — pulled into the letter so the board cannot later claim a different clause governs.
Fine-cap or fee math
Colorado has no statutory fine cap, so the letter argues reasonableness and procedural defect under the CC&Rs and Colorado Common Interest Ownership Act.
Colorado-specific. Statute cited. Certified-mail-ready.
FAQ
Common Colorado HOA dispute questions
When does a Colorado HOA have to give me a hearing before a fine?
C.R.S. § 38-33.3-209.5 requires notice and an opportunity for a hearing before any fine exceeding $500. Many CC&Rs require a hearing for smaller fines as well. A fine above $500 imposed without a hearing is procedurally defective and is one of the most common grounds for reversal in Colorado.
Can my Colorado HOA fine me for xeriscaping?
No. C.R.S. § 37-60-126 specifically prohibits HOAs from requiring turf grass and bars fines for water-wise landscaping. Colorado was the first state to enact a categorical xeriscape protection statute against HOA enforcement.
How does Colorado's HOA foreclosure protection work?
HB 25-1043 allows a homeowner facing an HOA foreclosure sale to delay the sale up to 9 months and to redeem the property for up to 180 days after the sale. The protection requires written notice and is one of the strongest anti-foreclosure schemes in the country.
Can a Colorado HOA stop me from displaying political signs?
Only outside the protected window. C.R.S. § 38-33.3-106.7 protects political-sign display from 45 days before an election through 7 days after. Outside that window, the HOA may regulate signage consistent with the CC&Rs.
Push back on your Colorado HOA.
Statute cited. CC&R clause referenced. Delivered as a print-ready PDF in under 5 minutes.
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