File a Complaint as a Resident

How Complaints Work

Under Colorado law, the Mobile Home Park Oversight Program investigates complaints that fall under the Mobile Home Park Act, the Dispute Resolution and Enforcement Program, and/or a Rule under 8 CCR 1302-1.

• The program doesn’t represent either side, such as a mobile home owner or park landlord, in a dispute. It acts as a neutral party to encourage both sides to communicate and ensure state law is being followed.
• After someone files a complaint, staff encourage the parties to come up with their own solutions to resolve the complaint.
• To carry out their duty under state law, staff educate the parties about the laws that apply to mobile home parks in Colorado. Staff cannot be your legal representative, and the information they share isn’t legal advice.
• Alleged violations are investigated at the program’s discretion. The program may send a letter to one or both parties declining to investigate one or more issues in a complaint. For example, we may decline to investigate if the issues are outside of the program’s jurisdiction, or authority to investigate.
• When the parties don’t agree on a way to resolve a complaint, staff may determine next steps either party must take to follow state laws.
  • If the parties can’t agree on a resolution, staff send a written determination and a notice of violation or notice of nonviolation to both parties. For alleged issues in the complaint, the notice will identify:
    • Whether a violation occurred
    • What actions the parties need to take to correct any violations, and
    • When those actions are due 
    • Either party may appeal the decision within 15 business days of receiving the notice and request a hearing before the Colorado Office of Administrative Courts. Learn more about the complaint process and potential results for residents or landlords.
• If a person or entity pays a penalty, the money goes toward the fund for the Mobile Home Park Oversight Program, not to the person that complained. For example, if a home owner’s complaint leads to a landlord penalty, the home owner doesn’t get the money.

Who Can File a Complaint

Now: Individual Home Owners, Groups of Home Owners, and Landlords (Park Owners and Managers)

The program currently accepts complaints from:

• People who own a mobile or manufactured home and rent lot space in a mobile home park, including people with rent-to-own or lease-to-own agreements
• Groups of home owners in a mobile park, including home owner associations
• Mobile home park owners, managers, and landlords

The complaint program is available in communities where there are five or more mobile or manufactured homes. Get the details on what’s considered a mobile home under Colorado law.

Future: Renters, Nonprofits and Local Governments

The program isn’t accepting complaints from people who rent a mobile or manufactured home at this time. It will begin accepting renters’ complaints for issues that fall under the Mobile Home Park Act by July 1, 2024.

In the meantime, renters can: 

• Ask the home owner to file a complaint against the landlord on their behalf
• Learn about their legal rights and responsibilities when there’s a landlord dispute

The program will also begin accepting complaints from nonprofit or local government employees by July 1, 2024.

In the meantime, a nonprofit or local government may:

• Help a home owner or group of home owners file a complaint
• Act as the agent for a home owner or group of home owners in the complaint process

Types of Complaints We Investigate

We investigate complaints about violations of the Mobile Home Park Act, Dispute Resolution and Enforcement Program, or administrative rules. 

Non-Jurisdiction

The Mobile Home Park Act and Dispute Resolution Program does not cover complaints or allegations about:

• Campers, motor homes and recreational vehicles (RVs) 
• Issues with towing vehicles.  The Public Utilities Commission (PUC) is the primary regulator of the towing industry in Colorado.  Visit the PUC’s website to find more information on their complaint program.
• Animals running free.  For this issue, you may want to contact your local animal control agency.
• Neighbor to neighbor disputes
• Criminal activity.  For this issue, you may want to contact local law enforcement.
• Heating and cooling issues due to repairs that need to be made inside a mobile home.  If you are renting a mobile home that has health or safety issues not caused by you, you may be able to file a warranty of habitability claim against the owner of the home in court. Find more information about legal assistance. 
• Frozen pipes on a home owner’s lot that were not wrapped in heat tape