Mobile Home Park Registration

2023 Registration Training Series (last updated February 2023, English only)

• Part 1: Changes in State Law & Intro
• Part 2: Online Registration Form
• Part 3: Address List
• Part 4: Assessor Report
• Part 5: SOS Certificate of Good Standing

Complete registration applications must include:

All applicable required fields filled in and the owner or manager’s signature on the last page of the Registration Form.

• As of June 5, 2023, new questions regarding the park’s water source(s) and billing are required for all landlords as a result of House Bill 23-1257.

A County Assessor report showing the legal owner of the mobile home park.

• As of October 1, 2022, all landlords must submit a copy of the property record, property report, or similar supporting document that includes the name and address of the legal owner of the park, from the County Assessor in which the park is located.
• The report or similar documentation provided must be recent. 
• Many Colorado counties provide online access to property records and reports through a property search page on their website. A list of Colorado County Assessors, their websites, and examples of their reports is available here.

The Colorado Secretary of State Certificate of Good Standing if the landowner as recorded with the county assessor is an LLC.

• As of October 1, 2022, if the legal owner of the mobile home park is a domestic or foreign limited liability company (LLC), the landlord must submit a copy of the Certificate of Good Standing for the LLC on file with the Colorado Secretary of State’s office. You can search for the LLC’s certificate of good standing online on the  Secretary of State's website.
• The Certificate must have been retrieved recently. The certificates have a date from when the document was delivered and Staff will check to see if this is recent. 

A Mobile Home Address List (Address List).

For complete details, see the fact page: The Mobile Home Address List. To summarize, Address Lists must include the:

• Lot physical addresses;
• Type of home/structure on the lot, or "Lot Use";
• Mailing addresses for mobile home owners; and
• Most recent rent increase dates and dollar amounts for all mobile homes and mobile home lots. 

For an Excel Address List template, download a copy by using the relevant links below. If you would prefer a Google Sheets version of the template, email the Program to MHPOP@state.co.us with your request.

• English
• Español

A Registration Fee

A Registration Fee payment equal to the number of occupied, tenant-owned mobile homes multiplied by $24. See the “Registration Fee” section on how to calculate and submit payment.

The registration fee established for the 2023 calendar year is $24 for each “occupied tenant-owned mobile home”. You must pay this registration fee when you submit your mobile home park registration application to the Division (online or by mail). Applications requiring a registration fee but missing payment may be subject to a late fee. 

Registration fees are automatically calculated when using the online registration form. If you are filling in the paper version of the registration form, calculate the registration fee by multiplying the number "occupied, tenant-owned mobile homes" in the park by $24.

Landlords should include the following as “occupied, tenant-owned mobile homes” when calculating the park’s Registration Fee:

• Mobile homes owned by the tenant renting the lot;
• Mobile homes not owned by the landlord but that may be rented by the home owner;
• Mobile homes with rent-to-own or lease-to-own agreements;
• Factory-built residential structures (modular homes), if the home has all of the characteristics of a “mobile home” described in section 38-12-201.5(5)(a), C.R.S., including being built on a permanent chassis; and
• Tiny homes built to the state standards on or after July 1, 2023. Visit the Building Codes and Standards webpage for more information about tiny home regulations.

Landlords should not include the following in calculating the park’s Registration Fee:

• Vacant lots;
• Mobile homes, occupied and vacant, owned by the landlord (i.e “park-owned homes”); 
• Abandoned mobile homes; and
• Lots with non-mobile home structures including but not limited to: “stick built” homes (i.e. site built homes), camper coaches, camper trailers, fifth wheel trailers, motor homes, recreational park trailers, recreational vehicles, travel trailers, or truck campers.

Pay your registration fees by one of the following methods:

• Online by credit card or e-check.
  • As of July 2023, Program Staff must transfer your data to our Salesforce database before you can pay your registration fee online. Contact the Program at MHPOP@state.co.us or 1-833-924-1147 (toll free) to let staff know you want to pay online.
• By mailing a check for the registration fee amount made out to the “CO Division of Housing” to the address below. Write your park name and registration number (MHP-) on the memo line of the check.
  • Mail to the following to address:
    CO Division of Housing
    Attention: MHPOP Registrations
    1313 Sherman St #320
    Denver, CO 80203

If you have questions about whether to include a particular home in your park’s Registration Fee, review the Program's fact page The Mobile Home Address List and the Fact Sheet: Park Models RVs, Modular Homes, and Tiny Homes (English only - contact the Program if you need this information in Spanish or another language). You may also contact the Program at MHPOP@state.co.us (preferred) or call 1-833-924-1147 (toll free).

Landlords may but are not required to pass on up to fifty percent (50%) of the annual Registration Fee to the mobile home owner (e.g. $12 in 2023). Pursuant to 8 CCR 1302-15, Rule 2.7.1: 

“If the management or landlord attempts to recoup up to 50 percent of this fee from the home owner, the management or landlord must:
A. Notify the home owner in writing at least 60 calendar days before the management or landlord expects the home owner to pay the additional fee, or a longer time period if required by the home owner’s lease; and
B. Do so in a clear and consistent manner within one (1) year of paying the registration fee to the Division.”

Passing on more than fifty percent (50%) of the Registration Fee to a home owner, or passing on a portion of the Registration Fee without the notice required above, is a violation of the law.

Before approving a park’s annual registration, the Division will review the Registration Form, all supplemental documentation, the Mobile Home Address List, and the Registration Fee payment. If more information is needed to complete, clarify, or correct the registration, Division staff may contact the landlord prior to approval. Registration will be considered incomplete and may not be accepted by the Division until all required information is received.

Once the Division approves a park’s annual registration, the Division will send an email or letter (if no email address was provided) to the landlord, confirming that their park is registered. The confirmation email/letter will include a Registration Number (e.g. MHP-00xxxx) for the park, an Application Number (e.g. APP-2023-00xxxx), the Registration Issue Date, and the Registration Expiration Date. Please keep these numbers and dates for your records.

Pursuant to 8 CCR 1302-15, Rule 2.5, a mobile home park registration expires one (1) year from the first day of the following month after the Division approves the park’s registration application. For example, if the Division approves a park registration in January 2023, the registration expires February 1, 2024. A landlord must renew the registration before the expiration date if they are still operating the land as a mobile home park. 

Pursuant to section 38-12-1106(9), C.R.S., and 8 CCR 1302-15, Rules 2.3, 2.4, 4.1, and 4.2, a landlord may be subject to a late registration fee of up to $5,000 for failing to register or renew a park registration by the deadline or expiration date.

1. First offense, may be fined up to $3,000.
2. Second offense, may be fined up to $4,000.
3. Third or subsequent offense(s), may be fined up to $5,000.

In determining the amount of a late fee, the Division will consider:

• The severity of the violation;
• The type of violation;
• The duration of the violation;
• Whether the person or entity committed repeated violations;
• Whether the person or entity submitted complete, accurate, and truthful information to the Division; and
• Any other mitigating or aggravating circumstances, including the impact on others, cooperation with the investigation process, and the sufficiency of the penalty to deter future violations.

Landlords who do not submit complete, accurate, and truthful information on their initial registration or registration renewal forms may be subject to a late registration fee.

To avoid a late fee, before submitting your registration to the Division, make sure you:

• Fill out all required fields marked with an asterisk (*) on the Registration Form;
• Include a complete and accurate Mobile Home Address List (preferably in an Excel format);
• Include a complete and accurate Registration Fee payment, if required;
• Include a copy of the property record card for the park from the appropriate County Assessor; and
• Include a copy of the Colorado Certificate of Good Standing for any LLC that owns the park.

Colorado Revised Statutes (C.R.S.) section (§) 38-12-204 states when and how a mobile home park landlord can increase rent. More information is available on our Rent Increases in Mobile Home Parks webpage.

Effective October 1, 2022, any notice of rent increase that does not comply with section 38-12-204 is invalid and cannot take effect. A landlord is prohibited from increasing lot rent if the mobile home park:

• Does not have a current, active registration filed with the Division of Housing (Division);
• Has any unpaid penalties owed to the Division; OR
• Has not fully complied with any Final Agency Order issued by the Division.

Effective June 5, 2023, a landlord is also prohibited from increasing lot rent if the mobile home park “has failed to comply with a provision of Section 25-8-1003(2) [concerning remediation of mobile home park water quality issues identified by the CO Department of Public Health and Environment] and the applicable deadline to comply with the provision has passed.”

As established by law through House Bill 19-1309, the Division may impose specific, limited penalties for violations of the Mobile Home Park Act or Program. Pursuant to section 38-12-1105(14), C.R.S., any penalty levied against a landlord under the Program “shall be a lien against the landlord's mobile home park until the landlord pays the penalty.”

The Division will notify the landlord of any late registration fee or other penalty by mail and email (if available). The initial notification (1st Notice) will include the penalty amount, due date, and the process for appealing or reducing the penalty. If the landlord does not appeal the penalty, or the appeal process with the Program has been exhausted, and the penalty is past due, the Division will send one (1) final demand letter to collect the penalty. If the landlord does not pay the penalty within 30 calendar days, the Division may file a lien against the mobile home park until the penalty is paid (if a lien has not already been filed). Any unpaid penalty(ies) not paid or waived by the Division within 120 days of a 1st Notice letter may be turned over to a collection agency. Any collections costs will be added to the account balance and will increase the total owed.

State law requires that information on protections afforded to mobile home owners who rent lot space in mobile home parks be provided to landlords and tenants. The purpose of the Program is not to represent landlords or tenants, but to advance the public interest by assisting parties to resolve disputes in compliance with the law.

The Notice of Home Owner and Resident Rights summarizes some of the protections afforded to mobile home owners residing in mobile home parks. The Notice and instructions are available below and on the Program's Resources webpage. Pursuant to sections 38-12-212.5 and 38-12-1105(13), C.R.S., the management or landlord of a mobile home park may not take any “retaliatory actions” against a tenant home owner for exercising any of their legal rights, including making a complaint to the Program. If the Division determines that a landlord has retaliated against a home owner, the Division may impose a fine of up to ten thousand dollars ($10,000) on the landlord.

• Instructions for Posting and Sharing the Notice of Home Owner Rights (October 1, 2022): English / Español
• Home Owner and Resident Rights (October 1, 2022): English / Español
  • Audio (October 1, 2022): English / ​​​​​​​Español

• Map of mobile home parks in Colorado 
• Number of Lots and Homes by Registered Park  
  • The list has columns using the shorthand "MHs" (or "CM" for Spanish) which stands for mobile or manufactured homes.
  • The number of lots presented on this list are accurate as of the park's last complete registration application. The list may not reflect changing numbers throughout the year.
• A list of mobile home parks that are likely prohibited from increasing rent (updated monthly)