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File a Complaint
Individuals and groups must use the official program complaint form to file a complaint.
How Complaints Work
Under Colorado law, the Mobile Home Park Oversight Program investigates complaints that fall under the Mobile Home Park Act.
- 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.
- 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 aren’t attorneys, and the information they share isn’t legal advice.
- When the parties don’t agree on a way to resolve a complaint, staff determine next steps either party must take to follow state laws.
- If the parties can’t agree on a resolution, staff send a notice of violation or notice of non-violation 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 and request a hearing before the Colorado Office of Administrative Courts. Learn more about the complaint process and potential results.
- If a person or entity pays a penalty, the money goes toward the fund for the Mobile Home Park Act and Dispute Resolution and Enforcement 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
The program currently accepts complaints from:
- People who own a mobile or manufactured home and rent lot space in a mobile home park, including 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
Get the details on what’s considered a mobile home under Colorado law.
Future: Renters, Nonprofit and Government Workers
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
- Animals running free
- Neighbor to neighbor disputes
- Water heaters in a mobile home
- Heating and cooling issues inside a mobile home
- Frozen pipes on a home owner’s lot that were not wrapped in heat tape
We Can Also Investigate Allegations That a Landlord:
- Charged fees that a home owner did not agree to in writing
- Charged fees for services that were not actually performed
- Charged fees not included in the lease agreement
- Increased rent more than once in a 12-month period
- Did not provide at least 60 days advance written notice of a rent increase
- Is missing information on the water bill or is charging improperly for water
- Did not maintain water lines, sewer lines or utility lines that they own
- Did not maintain park premises or common areas, including trees
- Did not maintain roads or other pavement
- Did not maintain grading of the lots
- Did not have a lawful reason to terminate a home owner’s tenancy
- Misled home owner about signing a new lease
- Took retaliatory action against a home owner
- Did not provide a timely water shutoff notice
- Added or amended rules without providing 60 days’ notice