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ColoradoHB25-10432025 Regular SessionHouseWALLET

Owner Equity Protection in Homeowners' Association Foreclosure Sales

Sponsored By: Jennifer Bacon (Democratic), Naquetta Ricks (Democratic), Tony Exum (Democratic)

Signed by Governor

State GovernmentBusiness & Economic DevelopmentHousing

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Bill Overview

Analyzed Economic Effects

4 provisions identified: 3 benefits, 1 costs, 0 mixed.

Homeowners can seek foreclosure auction delays

For Colorado HOA enforcement actions begun on or after October 1, 2025, owners gain a court-supervised sale option. After a foreclosure filing but before the auction date, an owner or representative can request a 9-month auction delay. The request must state the intent to list the home and notify the HOA and officer handling the sale. Owners must support fair market value with an appraisal, licensed agent's market analysis, online marketplace estimate, or county assessor's value. Alternatively, they can propose a price above all liens and specified advanced fees and costs. If the HOA objects, the court sets or adjusts the listing price. Courts can extend the delay for an imminent sale or good cause. Sale money stays in escrow for payment under lien priority and applicable law; buyers receive title free of claims tied to the foreclosure filing.

Stronger safeguards for homeowners facing collections

These safeguards apply to Colorado enforcement actions begun on or after October 1, 2025. An HOA must strictly follow state law and its governing documents before recovering debt or collection and legal costs through foreclosure. HOAs and holders of HOA debt must adopt and follow a written policy before using collection agencies or legal action. Delinquency notices must explain how to request an account ledger, which must arrive within 7 business days. Notices must warn that foreclosure can erase some or all of your home equity and explain how to access free online foreclosure and federal counseling information.

Homeowners' assessments include delinquency collection costs

For enforcement actions begun on or after October 1, 2025, Colorado's HOA lien rules expand what counts as an assessment. Assessments include common expenses, charges for limited common elements, delinquency fees, and reasonable costs of collecting overdue payments. This broadens the types of charges treated as assessments in HOA lien cases.

More notice before homeowners face foreclosure

For enforcement actions begun on or after October 1, 2025, Colorado HOAs must give owners more foreclosure information. Owners or their chosen representatives must receive written and electronic notice at least 30 days before a foreclosure filing. The notice must explain counseling at the owner's expense, where to find it, and foreclosure consequences. It must describe how counseling can address debt, costs, credit effects, keeping title, staying in the home, and avoiding foreclosure. Within 5 business days after filing, HOAs must notify lienholders listed in property records, in writing and electronically. That notice must explain lienholders' right to pay the overdue debt and the owner's right to request an auction delay.

Sponsors & Cosponsors

Sponsors

  • Jennifer Bacon

    Democratic • House

  • Naquetta Ricks

    Democratic • House

  • Tony Exum

    Democratic • Senate

Cosponsors

  • Jamie Jackson

    Democratic • House

  • Junie Joseph

    Democratic • House

  • Mandy Lindsay

    Democratic • House

  • Manny Rutinel

    Democratic • House

  • Regina English

    Democratic • House

  • Steven Woodrow

    Democratic • House

  • Cathy Kipp

    Democratic • Senate

  • Chris Kolker

    Democratic • Senate

  • Iman Jodeh

    Democratic • Senate

  • Judy Amabile

    Democratic • Senate

  • James Coleman

    Democratic • Senate

  • Lisa Cutter

    Democratic • Senate

  • Marc Snyder

    Democratic • Senate

  • Mike Weissman

    Democratic • Senate

  • Nick Hinrichsen

    Democratic • Senate

Roll Call Votes

All Roll Calls

Yes: 266 • No: 115

House vote • 4/15/2025

Conference committee report: Repass

Yes: 41 • No: 23

House vote • 4/15/2025

Conference committee report: Adopt

Yes: 42 • No: 22

Senate vote • 4/9/2025

Conference committee report: Repass

Yes: 23 • No: 11

Senate vote • 4/9/2025

Conference committee report: Adopt ccr

Yes: 34 • No: 0

Vote • 4/8/2025

Adopt conference committee report CLHB1043.001

Yes: 6 • No: 0

House vote • 3/28/2025

Senate amendments: Not cncr

Yes: 46 • No: 17

Senate vote • 3/19/2025

Third reading: Bill

Yes: 23 • No: 11

Senate vote • 3/13/2025

Refer House Bill 25-1043, as amended, to the Committee of the Whole.

Yes: 4 • No: 3

House vote • 2/27/2025

Third reading: Bill

Yes: 38 • No: 24

House vote • 2/11/2025

Refer House Bill 25-1043, as amended, to the Committee of the Whole.

Yes: 9 • No: 4

Actions Timeline

  1. Governor Signed

    6/4/2025House

  2. Sent to the Governor

    5/2/2025House

  3. Signed by the Speaker of the House

    5/1/2025House

  4. Signed by the President of the Senate

    5/1/2025Senate

  5. House Consideration of First Conference Committee Report result was to Adopt Committee Report - Repass

    4/15/2025House

  6. Senate Consideration of First Conference Committee Report result was to Adopt Committee Report - Repass

    4/9/2025Senate

  7. First Conference Committee Result was to Adopt Rerevised w/ Amendments

    4/8/2025House

  8. House Considered Senate Amendments - Result was to Not Concur - Request Conference Committee

    3/28/2025House

  9. House Considered Senate Amendments - Result was to Laid Over Daily

    3/20/2025House

  10. Senate Third Reading Passed - No Amendments

    3/19/2025Senate

  11. Senate Second Reading Passed with Amendments - Committee

    3/18/2025Senate

  12. Senate Committee on Local Government & Housing Refer Amended to Senate Committee of the Whole

    3/13/2025Senate

  13. Introduced In Senate - Assigned to Local Government & Housing

    3/3/2025Senate

  14. House Third Reading Passed - No Amendments

    2/27/2025House

  15. House Third Reading Laid Over Daily - No Amendments

    2/19/2025House

  16. House Second Reading Special Order - Passed with Amendments - Committee, Floor

    2/18/2025House

  17. House Second Reading Laid Over Daily - No Amendments

    2/14/2025House

  18. House Committee on Transportation, Housing & Local Government Refer Amended to House Committee of the Whole

    2/11/2025House

  19. Introduced In House - Assigned to Transportation, Housing & Local Government

    1/8/2025House

Bill Text

  • Engrossed

    PDF

  • Final Act

    PDF

  • House Transportation, Housing & Local Government Preamend

    PDF

  • Introduced

    PDF

  • Reengrossed

    PDF

  • Rerevised

    PDF

  • Revised

    PDF

  • Senate Local Government & Housing Preamend

    PDF

  • Signed Act

    PDF

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