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Second Regular Session
Seventy-fifth General Assembly
STATE OF COLORADO
REENGROSSED
This Version Includes All Amendments
Adopted in the House of Introduction
LLS NO. 26-0771.01 Christopher McMichael x4775 HOUSE BILL 26-1224
House Committees Senate Committees
Transportation, Housing & Local Government
Finance
A BILL FOR AN ACT
CONCERNING FINANCIAL PROTECTIONS FOR MOBILE HOME PARK101
RESIDENTS.102
Bill Summary
(Note: This summary applies to this bill as introduced and does
not reflect any amendments that may be subsequently adopted. If this bill
passes third reading in the house of introduction, a bill summary that
applies to the reengrossed version of this bill will be available at
http://leg.colorado.gov.)
The bill establishes and clarifies financial protections for mobile
home park residents. A landlord of a mobile home park is required to
notify residents that the landlord is temporarily prohibited from increasing
rent. Under current law, a landlord is required to send notice to residents
when the landlord intends to sell the mobile home park. The bill clarifies
what information must be included in the notice that the landlord sends
HOUSE
3rd Reading Unamended
April 16, 2026
HOUSE
Amended 2nd Reading
April 14, 2026
HOUSE SPONSORSHIP
Velasco and Boesenecker, Bacon, Brown, Camacho, Duran, Froelich, Goldstein, Joseph,
Lieder, Lindsay, Lukens, McCluskie, Nguyen, Phillips, Rutinel, Rydin, Sirota, Smith, Stewart
K., Titone, Willford, Zokaie
SENATE SPONSORSHIP
Cutter and Roberts,
Shading denotes HOUSE amendment. Double underlining denotes SENATE amendment.
Capital letters or bold & italic numbers indicate new material to be added to existing law.
Dashes through the words or numbers indicate deletions from existing law.
to residents of the park. The notice must include financial and
maintenance information related to the rental and operation of the mobile
home park and information related to the buyer's offer to purchase the
mobile home park. The bill requires the landlord and any potential buyer
to conduct the sale of the mobile home park at arms-length and in good
faith. The bill establishes certain parameters related to the registration fee
that must be paid by a landlord of a mobile home park and limits the
amount that the landlord may charge each resident to cover the
registration fee at $17.
Be it enacted by the General Assembly of the State of Colorado:1
SECTION 1. In Colorado Revised Statutes, 38-12-201.5, amend2
(6) and (8) as follows:3
38-12-201.5. Definitions.4
As used in this part 2 and in parts 11 and 14 of this article 12,5
unless the context otherwise requires:6
(6) (a) (I) "Mobile home park" or "park" means a parcel of land7
used for the accommodation of five or more mobile homes for which the8
management or landlord has a rental agreement with a tenant for a mobile9
home or lot or is receiving rent payments for a mobile home or lot from10
a tenant RESIDENT or a third party. 11
(II) "MOBILE HOME PARK" OR "PARK" INCLUDES PARCELS OF LAND12
WHERE THE MANAGEMENT OR LANDLORD OWNS ALL OF THE MOBILE13
HOMES IN THE MOBILE HOME PARK.14
(III) "Mobile home park" OR "PARK" does not include mobile15
home subdivisions or property zoned for manufactured home16
subdivisions.17
(b) For purposes of this definition SUBSECTION (6)(a) OF THIS18
SECTION, the parcel of land comprising the mobile home park does not19
need to be contiguous, but must be in the same neighborhood as20
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determined by the division.1
(8) "Premises" means a mobile home park and existing facilities2
and appurtenances of the park, including furniture and utilities where3
applicable, and grounds, areas, and existing facilities held out for the use4
of home owners OR RESIDENTS generally or the use of which is promised5
to home owners OR RESIDENTS.6
SECTION 2. In Colorado Revised Statutes, 38-12-203, amend7
(1)(a) as follows:8
38-12-203. Reasons for termination.9
(1) The management of a mobile home park may terminate a10
tenancy only for one or more of the following reasons:11
(a) Except in the case of a home owner who cures a12
noncompliance as described in section 38-12-202 (3), failure of the home13
owner to comply with local ordinances and state laws and rules relating14
to mobile homes and mobile home lots. A LANDLORD MAY PURSUE THE15
TERMINATION OF A TENANCY ON THESE GROUNDS ONLY IF A LOCAL16
GOVERNMENT, THE STATE , OR AN AGENCY OR DIVISION OF A LOCAL17
GOVERNMENT OR THE STATE HAS ISSUED A FINAL ORDER FINDING THAT A18
VIOLATION OF A LOCAL ORDINANCE OR A STATE LAW OR RULE RELATED TO19
MOBILE HOMES AND MOBILE HOME LOTS HAS OCCURRED.20
SECTION 3. In Colorado Revised Statutes, 38-12-204, add (4.5)21
as follows:22
38-12-204. Nonpayment of rent - notice required for rent23
increase - limitation on rent increases - notice of rent increase24
prohibition - definition.25
(4.5) A LANDLORD THAT IS TEMPORARILY PROHIBITED FROM26
INCREASING RENT OR ISSUING A NOTICE OF RENT INCREASE PURSUANT TO27
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SUBSECTION (4) OF THIS SECTION SHALL NOTIFY ALL RESIDENTS THAT1
THEIR RENT SHALL NOT BE INCREASED WHILE THE PROHIBITION IS2
EFFECTIVE AND THE REASON FOR THE TEMPORARY PROHIBITION . THE3
LANDLORD SHALL PROVIDE THE NOTICE IN WRITING, IN ACCORDANCE WITH4
SECTION 38-12-212.9, AND WITHIN FOURTEEN DAYS AFTER THE DATE THE5
LANDLORD IS NOTIFIED THAT THEY ARE TEMPORARILY PROHIBITED FROM6
RAISING RENT.7
SECTION 4. In Colorado Revised Statutes, 38-12-217, amend8
(2)(a) introductory portion, (2)(a)(II), (3), (5)(a), (5)(b), (6)(b), and (13);9
and add (14.5) as follows:10
38-12-217. Notice of change of use - notice of sale or closure of11
park - opportunity for home owners to purchase - procedures -12
exemptions - enforcement - private right of action - definitions.13
(2) Notice - requirements.14
(a) To provide notice as required by subsection (1)(a) or (1)(b) of15
this section, the A landlord shall mail the notice in both English and16
Spanish by certified mail to:17
(II) The CLERK OF THE municipality or, if the park is in an18
unincorporated area, the COUNTY CLERK OF THE county within which the19
park is located;20
(3) Contents of notice.21
(a) EXCEPT AS PROVIDED IN SUBSECTION (3)(f) OF THIS SECTION,22
the notice given pursuant to subsection (1)(a) of this section must include23
notice of home owners' rights and remedies under this section.24
(b) If the triggering event involves a potential sale, the notice must25
also include:26
(I) A description of the property to be purchased;27
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(II) The price, terms, and conditions of an acceptable offer the1
landlord has received to sell the mobile home park or the price or terms2
and conditions for which the landlord intends to sell the park; and3
(III) A STATEMENT THAT THE LANDLORD MUST PROVIDE THE4
FOLLOWING INFORMATION AND DOCUMENTATION THAT IS IN THE5
LANDLORD'S POSSESSION OR CONTROL TO A HOME OWNER UPON REQUEST:6
(A) AN EXPLANATION AND DOCUMENTATION OF THE BASIS FOR7
THE PURCHASE PRICE, SUCH AS AGGREGATE RENTAL DATA , RENT8
PROJECTIONS, RECENT APPRAISALS OF THE PROPERTY, OR FORMULAS THAT9
USE NONPUBLIC MARKET DATA;10
(B) DISCLOSURE OF THE AGE OF MAJOR INFRASTRUCTURE IN THE11
MOBILE HOME PARK, INCLUDING THE PARK'S WATER LINES, SEWER LINES,12
WASTEWATER TREATMENT EQUIPMENT, DRINKING WATER TREATMENT13
EQUIPMENT, PLUMBING, AND ELECTRICAL EQUIPMENT AND ELECTRICAL14
INFRASTRUCTURE;15
(C) D OCUMENTATION OF INFRASTRUCTURE INSPECTIONS ,16
MAINTENANCE, AND REPAIR SERVICES THAT HAVE OCCURRED IN THE17
MOBILE HOME PARK IN THE PREVIOUS THREE YEARS;18
(D) THE MOST UP-TO-DATE RENT ROLL AND ANY DOCUMENTATION,19
WITH PERSONAL IDENTIFYING INFORMATION REDACTED , THAT SHOWS20
CURRENT RENTS, CHARGES, OUTSTANDING BALANCES , INFORMATION21
REGARDING LANDLORD OWNERSHIP OF ANY MOBILE HOMES IN THE MOBILE22
HOME PARK, AND THE CURRENT VACANCY RATE OF THE MOBILE HOME23
PARK; AND24
(E) OPERATING EXPENSES AND INCOME FOR THE MOBILE PARK FOR25
THE PREVIOUS THREE YEARS ON A YEAR -BY-YEAR BASIS WITH SPECIFIC26
LINE ITEMS FOR RENTS ; FEES; ANY ELECTRIC, GAS, WATER, SEWER, OR27
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SOLID WASTE DISPOSAL UTILITY BILLS; ANY OTHER RECURRING BILLS; AND1
ANY INVOICES OVER FIVE HUNDRED DOLLARS; AND2
(IV) Any other terms or conditions which, if not met, would be3
sufficient grounds, in the landlord's discretion, to reject an offer from a4
group of home owners or their assignees.5
(c) The price, terms, and conditions stated in the notice must be6
universal and applicable to all potential buyers and must not be specific7
to and prohibitive of a group or association of home owners or their8
assignees making a successful offer to purchase the park.9
(d) (I) I F THE POTENTIAL SALE IS A PORTFOLIO SALE THAT10
INCLUDES REAL PROPERTY OR STRUCTURES NOT LOCATED IN THE MOBILE11
HOME PARK IN ADDITION TO THE MOBILE HOME PARK , THE NOTICE MUST12
INCLUDE ANY CHANGE OR DISCOUNT IN THE PRICE, TERMS, OR CONDITIONS13
OF A PROPOSED SALE THAT INCLUDES MORE THAN ONE PIECE OF REAL14
PROPERTY OR STRUCTURES NOT LOCATED IN THE MOBILE HOME PARK.15
(II) A NY CHANGE OR DISCOUNT DISCLOSED PURSUANT TO16
SUBSECTION (3)(d)(I) OF THIS SECTION MUST ALSO BE MADE AVAILABLE17
TO HOME OWNERS OF THE MOBILE HOME PARK ON THE SAME TERMS AND18
WITH THE SAME PROPORTIONATE DISCOUNT, EVEN IF THE HOME OWNERS19
SUBMIT AN OFFER TO PURCHASE ONLY THE MOBILE HOME PARK.20
(III) F OR THE PURPOSE OF DETERMINING THE PROPORTIONATE21
DISCOUNT REQUIRED BY SUBSECTION (3)(d)(II) OF THIS SECTION , THE22
TOTAL DISCOUNT THAT APPLIES TO THE PORTFOLIO SALE REPRESENTED AS23
A PERCENTAGE MUST BE APPLIED PRO RATA TO THE PRICE OF ANY24
INDIVIDUAL MOBILE HOME PARK INVOLVED IN THE PORTFOLIO SALE.25
(e) The information regarding the proposed sale and the price,26
terms, and conditions of an acceptable offer may be shared for the27
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purposes of evaluating or obtaining financing for the prospective1
transaction, but all persons who THAT receive the information shall2
otherwise keep it confidential if the landlord or the landlord's agent so3
requests.4
5
(f) I F A TRIGGERING EVENT DESCRIBED IN SUBSECTION6
(1)(a)(II)(H) OF THIS SECTION OCCURS , THE NOTICE PROVIDED BY THE7
LANDLORD PURSUANT TO SECTIONS 38-12-217 (2) AND (3) MUST ALSO8
DISCLOSE IF A PURCHASE AND SALE AGREEMENT HAS BEEN EXECUTED AND9
INCLUDE A STATEMENT THAT A LANDLORD MUST PROVIDE A COPY OF THE10
PURCHASE AND SALE AGREEMENT TO A HOME OWNER UPON REQUEST11
PURSUANT TO SECTION 38-12-217 (5)(a)(I)(B). 12
(5) Landlord's duty to consider offer. A landlord that has given13
notice as required by subsection (1)(a) of this section shall:14
(a) (I) Provide documents, data, and other information in response15
to reasonable requests for information from a group or association of16
home owners or their assignees participating in the opportunity to17
purchase that would enable them to prepare an offer, WHICH DOCUMENTS,18
DATA, OR INFORMATION MUST INCLUDE:19
(A) THE INFORMATION, DOCUMENTATION, AND DATA DESCRIBED20
IN SUBSECTION (3)(b)(III) OF THIS SECTION;21
(B) A N UNREDACTED COPY OF THE PURCHASE AND SALE22
AGREEMENT; AND23
(C) ANY OTHER DUE DILIGENCE INFORMATION. 24
(II) The documents, data, and other information provided25
PURSUANT TO SUBSECTION (5)(a)(I) OF THIS SECTION may be shared for26
the purposes of evaluating or obtaining financing for the prospective27
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transaction, but all persons who receive A PERSON THAT RECEIVES the1
information shall otherwise keep it confidential if the landlord or the2
landlord's agent so requests.3
(III) A LANDLORD SHALL PROVIDE THE DOCUMENTS, DATA, AND4
OTHER INFORMATION DESCRIBED IN SUBSECTION (5)(a)(I) OF THIS SECTION5
WITHIN SEVEN CALENDAR DAYS AFTER THE LANDLORD RECEIVES THE6
REQUEST FOR INFORMATION.7
(b) (I) Negotiate in good faith with a group or association of home8
owners or their assignees.9
(II) For purposes of this subsection (5)(b), negotiating in good10
faith includes, but is not limited to:11
(A) Evaluating an offer to purchase from a group of home owners12
or their assignees without consideration of the time period for closing; the13
type of financing or payment method; whether or not the offer is14
contingent on financing or payment method; or whether or not the offer15
is contingent on INSPECTIONS, financing, an appraisal, or title work, OR16
THE DUE DILIGENCE PERIOD REQUIRED BY THE HOME OWNERS OR THEIR17
LENDERS OR DONORS; and18
(B) Providing a written response within seven calendar days of19
AFTER receiving an offer from a group of home owners or their assignees.20
(II.5) The written response DESCRIBED IN SUBSECTION (5)(b)(II)21
OF THIS SECTION must accept or reject the offer and, if the offer is22
rejected, must state:23
(A) The current price, terms, or conditions of an acceptable offer24
that the landlord has received to sell the mobile home park if the price,25
terms, or conditions have changed since the landlord gave notice to the26
home owners pursuant to subsection (3) of this section; and27
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(B) Why the landlord is rejecting the offer from a group of home1
owners and what terms and conditions must be included in a subsequent2
offer for the landlord to potentially accept it.3
(III) The price, terms, and conditions of an acceptable offer stated4
in the response must be universal and applicable to all potential buyers5
and must not be specific to and prohibitive of a group or association of6
home owners or their assignees making a successful offer to purchase the7
park.8
(6) Expiration of opportunity to purchase.9
(b) A landlord shall give a group or association of home owners10
or their assignees an additional one hundred twenty days after the11
one-hundred-twenty-day period provided by subsection (4)(a) of this12
section to close on the purchase of the mobile home park. T HE13
ONE-HUNDRED-TWENTY-DAY PERIOD TO CLOSE MUST INCLUDE AT LEAST14
A NINETY-DAY DUE DILIGENCE PERIOD.15
(13) (a) To qualify for an exemption under subsection (12) of this16
section, a transaction must not be made in bad faith, must be made for a17
legitimate business purpose or a legitimate familial purpose consistent18
with the exemptions listed in subsection (12) of this section, and must not19
be made for the primary purpose of avoiding the opportunity-to-purchase20
provisions set forth in this section.21
(b) (I) E XCEPT FOR A SALE OR TRANSFER DESCRIBED IN22
SUBSECTION (12) OF THIS SECTION AND A SALE CONDUCTED AS A FEDERAL23
INTERNAL REVENUE SERVICE SECTION 1031 EXCHANGE, A PROPOSED SALE24
OF A MOBILE HOME PARK MUST BE CONDUCTED AS AN ARMS -LENGTH25
TRANSACTION WITH THE LANDLORD AND BUYER ACTING INDEPENDENTLY26
AND IN GOOD FAITH.27
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(II) THE LANDLORD OF A MOBILE HOME PARK SHALL NOT COLLUDE1
WITH A POTENTIAL BUYER , OR ENGAGE IN OTHER ANTICOMPETITIVE2
PRACTICES, FOR THE PRIMARY PURPOSE OF INFLATING THE LISTING OR3
PURCHASE PRICE OF THE MOBILE HOME PARK ABOVE THE PARK 'S FAIR4
MARKET VALUE OR OTHERWISE ENGAGING IN PRACTICES TO PROHIBIT THE5
PURCHASE OF THE MOBILE HOME PARK BY A GROUP OR ASSOCIATION OF6
HOME OWNERS. 7
(14.5) A LANDLORD MUST PROVIDE THE FOLLOWING INFORMATION8
TO THE DIVISION; THE ATTORNEY GENERAL; A LOCAL GOVERNMENT; OR9
ANY GROUP OR ASSOCIATION OF HOME OWNERS, OR THEIR ASSIGNEES ,10
THAT HAS OBTAINED THE APPROVAL OF FIFTY-ONE PERCENT OR MORE OF11
THE HOMEOWNERS IN THE PARK WITHIN FOURTEEN CALENDAR DAYS AFTER12
RECEIVING A WRITTEN REQUEST:13
(a) T HE INFORMATION REQUIRED BY SUBSECTION (3) OF THIS14
SECTION;15
(b) A DISCLOSURE OF ANY DIRECTORS, MEMBERS, OR MANAGERS16
SHARED BETWEEN THE LANDLORD AND THE POTENTIAL BUYER OF THE17
MOBILE HOME PARK OR ANY OF THE BUYER'S INVESTORS OR AFFILIATES;18
(c) A DISCLOSURE OF ALL BENEFICIAL OWNERS OF THE LANDLORD19
AND THE POTENTIAL BUYER;20
(d) A DISCLOSURE OF ANY LEGAL ENTITIES FORMED OR AMENDED21
FOR THE PURPOSE OF THE TRANSACTION AND THE OPERATING AGREEMENT,22
ARTICLES OF INCORPORATION, OR BYLAWS OF ANY SUCH LEGAL ENTITIES;23
(e) T HE DISCLOSURE OF ANY AGREEMENT OTHER THAN THE24
PURCHASE AND SALE AGREEMENT BETWEEN THE LANDLORD AND THE25
POTENTIAL BUYER OR THE BUYER'S INVESTORS OR AFFILIATES, INCLUDING26
ANY AGREEMENT THAT:27
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(I) R ELATES TO THE TRANSACTION TO SELL OR PURCHASE THE1
MOBILE HOME PARK;2
(II) AFFECTS THE PRICE OR TERMS OF THE TRANSACTION TO SELL3
OR PURCHASE THE MOBILE HOME PARK, INCLUDING ANY AGREEMENT IN A4
SEPARATE TRANSACTION THAT INCLUDES A REDUCTION IN PRICE, OFFSET,5
OR DEDUCTION RELATED TO THE SALE OR PURCHASE OF THE MOBILE HOME6
PARK; OR7
(III) RELATES TO THE DISTRIBUTION OF PROCEEDS FROM THE SALE8
OF THE MOBILE HOME PARK OR OTHER ASSETS OR EQUITY INTERESTS;9
(f) INFORMATION REGARDING THE BUYER'S SOURCE OF FINANCING,10
INCLUDING SPECIFIC LENDERS , IF APPLICABLE, AND WHETHER THE11
LANDLORD IS PROVIDING ANY FINANCING DIRECTLY OR THROUGH A12
PARTNERSHIP AGREEMENT WITH THE BUYER;13
(g) WHETHER THE SALE OF THE MOBILE HOME PARK IS PART OF AN14
ASSET, STOCK, OR OTHER EQUITY PURCHASE AND, IF SO, AN EXPLANATION15
OF HOW THE PURCHASE PRICE OF THE MOBILE HOME PARK WAS16
CALCULATED BASED ON THE PRICE OF THE EQUITIES INVOLVED AND ANY17
DOCUMENTATION TO SUPPORT THE CALCULATION OF THE PURCHASE PRICE;18
AND19
(h) A N UNREDACTED COPY OF THE PURCHASE AND SALE20
AGREEMENT.21
SECTION 5. In Colorado Revised Statutes, 38-12-1106, amend22
(8) as follows:23
38-12-1106. Registration of mobile home parks - process - fees.24
(8) (a) The division shall establish by rule a fee that each landlord25
shall pay to the division as an annual registration fee for each mobile26
home independently owned on rented land within the landlord's mobile27
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home park.1
(b) On and after July 1, 2024, The division may adjust the2
REGISTRATION fee ESTABLISHED PURSUANT TO THIS SUBSECTION (8) to3
cover the costs associated with complaints filed pursuant to section4
38-12-1103 (2)(b), and may by rule authorize landlords to charge a5
resident, as defined in section 38-12-201.5 (11), a portion of the fee, SO6
LONG AS THE FEE ADJUSTMENT COMPLIES WITH SUBSECTION (8)(c) OF THIS7
SECTION.8
(c) A landlord must not charge a home owner or resident more9
than SEVENTEEN DOLLARS OR half of the fee, WHICHEVER AMOUNT IS10
LESS.11
(d) The registration fee for each mobile home must be deposited12
into the fund.13
(e) The division shall review the annual regist ration fee and, if14
necessary, adjust the annual registration fee through rule-making to15
ensure it continues to reasonably relate to the cost of administering the16
program, SO LONG AS THE FEE ADJUSTMENT COMPLIES WITH SUBSECTION17
(8)(c) OF THIS SECTION.18
SECTION 6. Act subject to petition - effective date -19
applicability. (1) This act takes effect January 1, 2027; except that, if20
a referendum petition is filed pursuant to section 1 (3) of article V of the21
state constitution against this act or an item, section, or part of this act22
within the ninety-day period after final adjournment of the general23
assembly, then the act, item, section, or part w ill not take effect unless24
approved by the people at the general election to be held in November25
2026 and, in such case, will take effect January 1, 2027 or on the date of26
the official declaration of the vote thereon by the governor, whichever is27
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later.1
(2) This act applies to conduct occurring on or after the applicable2
effective date of this act.3
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