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Mobile Home Park Registration

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Para ver esta información en español, elija "Spanish " del menú desplegable "Select Language" en la parte superior derecha de esta página web para ver esta página en español. O, para solicitar esta información en español, comuníquese con el Programa de Supervisión de Parques de Casas Móviles a través del correo electrónico MHPOP@state.co.us o llame al 1.833.924.1147 (llamada gratuita).

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Introduction:

Thank you for visiting the Colorado Division of Housing's (Division) Mobile Home Park Oversight Program (Program) park registration website. This page includes important details for landlords with mobile homes about the requirements to register or renew your annual mobile home park registration with the State of Colorado.

  • Effective February 1, 2020, mobile home parks in Colorado are required to register with the Division and to renew their registration annually before the expiration date.
  • New mobile home parks created after February 1, 2020 are required to register with the Division within three (3) months of the availability of mobile home lots for rent.

If you are unsure if you are required to register, review the Program's fact page: Do you need to register as a mobile home park? You can also contact the Program at MHPOP@state.co.us or 1-833-924-1147 (toll free) with questions. In summary:

  • Properties with five or more occupied mobile homes are required to register.
    • This may include non-contiguous parcels.
  • Landlords who own all of the homes in a park are required to register, but may not have to pay a registration fee.
  • “Mobile homes” do not include recreational vehicles, motor homes, camper trailers, or fifth wheel trailers.
  • Tiny homes built in compliance with the state design standards on or after July 1, 2023 are “mobile homes.”

Continue scrolling down to find information on the annual registration process, including:

  • Instructions and guidance on how to register or renew;
  • Due dates and late fees; and
  • The 2023/2024 online registration form.

If you need the paper versions of this information and/or any of the forms emailed or mailed to you, request a copy by emailing the Program at MHPOP@state.co.us or calling 1-833-924-1147 (toll free).

To receive periodic updates from the Program about registration and changes in state law that affect mobile home parks, join the Program's email list.

 

If the contact information has changed for or you are no longer the owner of a mobile home park:

Contact the Division in writing as soon as possible. Landlords are required to contact the Division within 30 calendar days if the name of or contact information for the park owner or park manager changes (C.R.S.A. § 38-12-1106(5), 8 CCR 1302-15 Rule 2.6). 

 

Not related to a mobile home park sale:

Provide the new contact information using the Program's Contact Information Update form: English / EspañolNote: if you are due for registration renewal, simply provide the updated contact information using the registration form: English / Español.

If you need a form mailed to you instead, request one by emailing the Program at MHPOP@state.co.us or calling 1-833-924-1147 (toll free).

 

Related to a mobile home park sale:

Sellers:

Review the Program's Mobile Home Park Sales website for any documentation you may need to provide and contact the Program in writing as soon as possible by one of the methods below:

  • Email: MHPOP@state.co.us
  • Fax: 720-927-2630. Include a cover page with "Attention: Registrations".
  • Mail to the following to address:
    CO Division of Housing
    Attention: MHPOP Registrations
    1313 Sherman St #320
    Denver, CO 80203

Buyers:

If you have recently bought or acquired a mobile home park in Colorado, contact the Program about transferring park registration account(s) at MHPOP@state.co.us or 1-833-924-1147 (toll free), and:

  • Provide contact information using the Program's Contact Information Update form: English / Español; or
  • If the park is due for renewal and the previous owners did not already submit paperwork, follow the registration information below and fill out the form (English / Español).
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How to Register

Submit a complete registration application online or by mail. The Division strongly encourages landlords to register their park(s) online if they are able to do so. Applying online helps save money, time, and resources. However, if you need a new copy of the paper version of the registration form emailed or mailed to you in a PDF or printed format, request a copy by emailing the Program at MHPOP@state.co.us or calling 1-833-924-1147 (toll free).

To avoid a late fee, make sure to submit a complete registration as described under "Guidance to a Complete Registration Application" before the due date. Due dates include:

  • Currently registered parks: no later than 11:59 PM MT on the last day before the park’s current expiration date.
  • Existing parks that missed the first registration deadline of February 1, 2022: as soon as possible, but see the specific dates outlined in the 1st or 2nd Penalty Notice letter you received.
  • New parks: no later than 11:59 PM MT on the last day of the three-month period after mobile home lots become available for rent in the new park

Parks that do not have an active registration on file and/or have outstanding registration penalties with the Division cannot increase rent. More information is available on our Rent Increases in Mobile Home Parks webpage.

Register Online

The Program's online system has been enhanced for your convenience. Applying online helps keep program costs and registration fees down in future years. 

  • The online form must be used with Google Chrome on a computer to work correctly. The online form is through Salesforce which strongly recommends the use of Google Chrome. In past registration years, browsers such as Safari and Firefox or the use of tablets or mobile devices appear to drop important information and you may be unable to submit your application.

Registration Form - English

For Spanish speaking users, the online registration form is now available via the AccessGov platform.

Formulario de Inscripción - Español

A few notes about the AccessGov platform:

  • You do not need to create an account to submit a registration form. However, if you intend not to complete the form in a single sitting, then you will want to create an account to save your progress.
  • If you created an account in AccessGov and saved an in-progress form without submitting, you can find your in-progress forms by logging in and clicking "Home" at the top of the page.
  • The AccessGov form does not accept payments at this time. Payments can be made:
    • Online by credit card or e-check.
      • 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
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Register by Email, Fax, or Mail

Paper versions of the registration form are mailed to landlords about 60 days prior to their park’s expiration date. Additional paper forms may be requested by contacting the Program at MHPOP@state.co.us or 1-833-924-1147 (toll free).

Email, Fax, or Mail completed applications:

  • Email: MHPOP@state.co.us
  • Fax: 720-927-2630. Include a cover page with "Attention: Registrations".
  • Mail to the following to address:
    CO Division of Housing
    Attention: MHPOP Registrations
    1313 Sherman St #320
    Denver, CO 80203

If mailing your application and/or payment, the Division recommends using postal services with tracking numbers, such as the U.S. Postal Service’s certified or registered mail. FedEx or UPS may also be used, however, please be aware that the Program has experienced issues receiving these types of deliveries.

To avoid a late fee, make sure the registration packet is correctly addressed, has enough postage, and is postmarked before your park’s expiration date (e.g. postmarked by January 31, 2023 if the park’s expiration date is February 1, 2023).

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Guidance to a Complete Registration Application

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

To help landlords submit a complete registration application and navigate changing registration requirements, the Program has created a series of training videos: 

 

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. The Program has compiled a list of Colorado County Assessors, their websites, and examples of their reports.
  • 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 at 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 appropriate link below. If you would prefer a Google Sheets version of the template, email the Program to MHPOP@state.co.us with your request.
  • 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.
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More Registration Information:

Open the below dropdowns to read more about each topic. This information is also available in the Information Packet mailed to landlords 60 days prior to the park's registration expiration. If you need a hard copy of this information emailed or mailed to you in a PDF or printed format, request a copy by emailing the Program at MHPOP@state.co.us or calling 1-833-924-1147 (toll free).

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 (November 2023): English / Español
  • Home Owner and Resident Rights (November 2023): English / Español