Mobile home lot rent rules in Colorado

Colorado has a strong dedicated park law — the Mobile Home Park Act, C.R.S. Title 38, Article 12, Part 2 (§§38-12-200.1 et seq.), enforced by the Division of Housing — that controls how and how often rent can be raised and what a rental agreement must contain. The information below describes how the law generally works; anyone dealing with a specific increase should consider consulting a licensed attorney in Colorado.

What the statute says

Under C.R.S. §38-12-204(2), "rent shall not be increased without sixty days' written notice to the home owner," and the notice must include the management's ownership and contact information. Section 38-12-204(3) provides that "a landlord shall not increase rent more than one time in any twelve-month period of consecutive occupancy by the tenant," regardless of whether the tenancy is fixed, month-to-month, or indefinite. Section 38-12-204(4) bars a rent increase entirely if the park is not currently registered with the Division of Housing, owes the Division penalties, hasn't complied with a final agency order, or has missed a water-quality deadline — and §38-12-204(5) makes a noncompliant increase "invalid" with "no force and effect."

The rental agreement is governed by §38-12-213: the management must disclose the term and rent, the due date, the default day for a late fee (which "may not be less than ten calendar days after the day rent is due"), the rules, and "all charges to the home owner other than rent." The standard agreement is month-to-month, but on the home owner's written request the landlord "shall allow a rental agreement for a fixed tenancy of not less than one year" (§38-12-213(4)). There is no statute capping the amount of rent.

How it works in general

A Colorado park can raise the lot rent only once in any 12 months, and only with at least 60 days' written notice. If the park hasn't kept up its state registration or has unpaid penalties or unmet orders, it can't raise the rent at all — and a notice issued in violation is simply void. The rental agreement has to be in writing, has to spell out the rent and every other charge, and gives the resident at least a 10-day window before any late fee. A resident is entitled to a one-year fixed lease just by asking in writing, and the park can't retaliate for the request. Colorado doesn't cap the amount of rent, so the once-a-year limit, the 60-day notice, and the registration requirement are the main guardrails.

Common scenarios

General examples Colorado park residents commonly encounter:

• A park raises rent twice in a year. Only one increase per 12 months is allowed (§38-12-204(3)).
• A rent increase arrives from an unregistered park. The increase is invalid (§38-12-204(4), (5)).
• A resident wants a longer lease. A one-year fixed term must be offered on written request (§38-12-213(4)).

Other authorities that may apply

The Mobile Home Park Act (C.R.S. Part 2 of Article 12) governs rent increases, the rental agreement, and registration, enforced through the Division of Housing's Dispute Resolution and Enforcement Program (§38-12-1104). Because Colorado sets no rent cap, this guide flags that gap honestly. Federal law such as the Fair Housing Act can also apply.