Denver, CO HOA Rules: CC&R Enforcement (2026)

Under CCIOA (C.R.S. 38-33.3), Denver HOAs have authority to enforce covenants, conditions, and restrictions through fines, privilege suspension, and legal action. Before imposing any sanction, the board must provide written notice of the specific violation and give the owner a reasonable opportunity to cure. If the violation is not cured, the owner must be given notice and an opportunity to be heard at a board meeting before the board imposes fines or other sanctions. Fines must be authorized by the declaration, bylaws, or duly adopted rules and applied consistently to avoid selective enforcement claims. Enforcement must comply with the open meeting requirements, meaning the board cannot vote on enforcement actions against specific owners in executive session. Colorado law prohibits enforcement of certain restrictions, including those against renewable energy devices, xeriscape, political signs during election periods, and the display of U.S. and military flags. Associations may record liens for unpaid fines, though fine-based liens do not have the same super-priority status as assessment liens. The association may pursue legal action for persistent violations and recover attorney fees from the violating owner.