Colorado Mobile Home Park Rent Control: 2026 Guide

Is mobile home lot rent controlled in Colorado?

Colorado does not cap how much you can raise lot rent. There is no statewide rent cap, no percentage limit, and no CPI-tied ceiling on mobile home lot rent.

What the state does control is timing. Under the Mobile Home Park Act (C.R.S. 38-12-204), you may raise a resident's lot rent only once in any 12-month period of consecutive occupancy, and only after at least 60 days' written notice.

Local rent control is also off the table: C.R.S. 38-12-301 still bans any city or county from enacting rent control, and no recent law created a mobile-home-park exception.

No statewide dollar or percentage cap on lot rent

No Colorado statute limits the amount or percentage of a lot-rent increase. The Mobile Home Park Act governs how often and with what notice you can raise rent, not the price you set.

C.R.S. 38-12-204 states that rent 'shall not be increased without sixty days' written notice to the home owner,' and that a landlord 'shall not increase rent more than one time in any twelve-month period of consecutive occupancy.' Your written notice must include the new amount, the effective date, and the park management or owner's name, address, and phone number.

One caveat: you cannot raise rent at all while the park is out of compliance. If the park lacks a current, active Division of Housing registration, owes DOH penalties, has not complied with a final agency order, or has failed water-quality standards, an increase is prohibited until the issue is cured.

Can Colorado cities or counties cap mobile home lot rent?

No. C.R.S. 38-12-301 preempts local rent control statewide: 'no county or municipality may enact any ordinance or resolution that would control rent.' The only carve-outs are voluntary affordable-housing agreements and deed restrictions (added by HB21-1117 in 2021) — neither is a mandatory cap, and neither is specific to mobile home parks.

There is a common misconception that a 2024 law (sometimes cited as HB24-1099) gave local governments authority to cap mobile-home-park rents. That is incorrect. HB24-1099 is titled 'Defendant Filing Fees in Evictions' and has nothing to do with rent.

The bill that would have repealed the local-rent-control ban, HB23-1115, passed the House in 2023 but was postponed indefinitely in Senate committee. No 2024 or 2025 law created a mobile-home-park exception, so no Colorado local government can impose rent control on your park today.

Is there a CPI-based cap on increases?

No. Colorado has not enacted any consumer-price-index or percentage ceiling on mobile home lot rent.

The only CPI language to surface was in the failed HB23-1115, which would have let local governments cap annual increases at roughly consumer price index plus three percentage points — but that bill died and never became law.

As of 2026, the amount you charge is set by the market and your lease, subject only to the once-per-year frequency limit, the 60-day notice requirement, and the compliance conditions in C.R.S. 38-12-204.

Rent-increase rules at a glance in Colorado

• Statewide rent cap
  None. No dollar, percentage, or CPI limit on lot-rent increases.
• How often
  No more than once per 12-month period of consecutive occupancy (C.R.S. 38-12-204).
• Notice required
  At least 60 days' written notice before the increase takes effect.
• Notice contents
  New amount, effective date, and the management/owner's name, address, and phone number.
• Local rent control
  Banned statewide under C.R.S. 38-12-301; no mobile-home-park exception exists.
• When you cannot raise rent
  While the park lacks active DOH registration, owes penalties, ignores a final agency order, or fails water-quality standards.

Operator best practices in Colorado

• Keep your DOH registration current
  An expired or non-compliant registration legally bars any rent increase — renew and clear penalties before you issue a notice.
• Send the 60-day notice in writing
  Include the new amount, effective date, and your management/owner contact details, or the increase can be challenged as invalid.
• Raise rent only once per year
  Track each home's 12-month consecutive-occupancy window so you never exceed one increase per period.
• Do not rely on 'local caps'
  No Colorado city or county can lawfully cap your lot rent today; confirm before assuming any local ordinance applies.
• Document your market basis
  Keep comparables and cost records supporting each increase in case a resident disputes it.
• Build a relationship with a Colorado MHP attorney
  The Mobile Home Park Act changes frequently (HB19-1309, HB22-1287, HB24-1294) — have counsel review your notices, leases, and compliance before each cycle.