Selling a Mobile Home Park? Colorado is Adding New Transparency Rules.

What This Bill Actually Does

Under current Colorado law, landlords already have to notify residents if they are selling a mobile home park so the residents have a chance to try and buy it themselves. HB26-1224 puts major teeth into that process. If a landlord wants to sell, they can't just throw out an arbitrary number. They have to show their math. The bill requires sellers to provide a detailed breakdown of the purchase price, including recent appraisals, aggregate rent data, rent projections, and even formulas that use nonpublic market data. They also have to explicitly disclose the age of all major infrastructure—like water lines, sewer systems, and electrical grids—and hand over three years of maintenance records.

The legislation also tackles the complex mechanics of real estate deals, particularly portfolio sales. If a park is being sold as part of a larger multi-property package, the landlord has to disclose any bulk discounts they are offering the buyer and extend that exact same proportional discount to the residents if they want to buy just their park. Furthermore, it mandates that all sales be legitimate arms-length transactions. This means landlords and buyers are strictly prohibited from colluding to artificially inflate the park's price above fair market value just to price out the residents' association.

Finally, the bill changes daily operational rules. It explicitly caps the amount a landlord can charge a resident to cover the state's annual mobile home park registration fee at exactly $17 (or half the fee, whichever is less). It also tightens up eviction protocols: a landlord can no longer terminate a lease by claiming a tenant violated a local ordinance or state law unless a government agency has issued a final order confirming the violation actually occurred. And if the state temporarily prohibits a landlord from raising rent, the landlord has 14 days to notify all residents in writing about the rent freeze and the reason behind it.

What It Means for You

If you live in a mobile home park, this bill is designed to give you more stability and a fighting chance to own the land under your home. The most immediate impact to your wallet is the hard cap on state registration fees. Landlords currently pass these fees down to tenants, but HB26-1224 explicitly limits your share to a maximum of $17. It also protects you from arbitrary evictions; your landlord can't threaten to kick you out by claiming you violated a city code or state law unless the government has actually issued a formal, final order saying you did.

The bigger picture here is about your neighborhood's future. If your park goes up for sale, you and your neighbors have a legal right to band together and buy it. This bill forces the park owner to open the books. Instead of guessing if the asking price is fair, your resident association will get access to recent appraisals, infrastructure ages, and three years of utility and maintenance bills. You also get a guaranteed 90-day due diligence period and an extra 120 days to close the deal, giving you realistic time to secure financing without the owner rejecting your offer just because you need time for basic property inspections.

• Check your current fees: Look at your monthly statement to see what you're currently paying for the state registration fee. If this bill passes, it shouldn't exceed $17.
• Organize early: If you suspect your park might be sold, start talking to your neighbors now. The new transparency rules are powerful, but only if you have a resident association ready to act.
• Make your voice heard: This bill is currently sitting in the Transportation, Housing & Local Government Committee. Contact the committee members if you want to share how these rules would impact your neighborhood.

What It Means for Your Business

For mobile home park owners, real estate developers, and portfolio investors, this bill represents a significant increase in compliance and disclosure requirements. If you plan to sell a park, the days of keeping your valuation metrics private are over. You will be required to disclose exactly how you arrived at your purchase price, including sharing nonpublic market data formulas, aggregate rental data, and detailed infrastructure reports covering the age of your sewer, water, and electrical systems. If you're selling a park as part of a larger portfolio sale, you must offer the residents a proportionate discount if they want to buy the park individually.

The bill also heavily regulates the negotiation process with resident associations. You are required to provide due diligence materials—like redacted rent rolls, utility bills, and three years of operating expenses—within seven calendar days of a request from a resident group. Furthermore, you cannot reject a resident group's offer simply because it includes contingencies for financing, inspections, title work, or a 90-day due diligence period. On the operational side, you need to update your eviction protocols immediately. You can no longer pursue a tenancy termination for a code violation without a final, official order from a government entity.

• Audit your records: Make sure you have clear, documented records of all maintenance, utility bills, and infrastructure improvements for the past three years. You'll need these handy within seven days if you ever decide to sell and residents ask for them.
• Review your fee pass-throughs: Check your accounting software and lease agreements. You will need to hard-code a cap of $17 for the resident share of the state registration fee.
• Consult your real estate attorney: If you are currently structuring a portfolio deal or a park sale, talk to your legal counsel about the new arms-length transaction requirements and disclosure mandates to ensure your deal structure doesn't get flagged for anticompetitive practices.

Follow the Money

Because this bill was just introduced, the official fiscal note from the nonpartisan Legislative Council Staff hasn't been published yet. However, the direct cost to the state budget is likely minimal. The bill primarily regulates private real estate transactions and operational standards between landlords, buyers, and residents.

There may be some minor administrative impacts for the state's Division of Housing, which manages the mobile home park registration program and handles dispute resolutions. If disputes arise over whether a sale was truly an arms-length transaction or if the correct financial disclosures were made, the Division could see an uptick in enforcement costs and complaint processing. But the immediate financial impact is strictly private: capping fee pass-throughs for residents at $17 and potentially altering the final sale prices of multi-million dollar real estate transactions by enforcing proportional portfolio discounts for resident buyers.

Where This Bill Stands

HB26-1224 was introduced in the House on February 18, 2026, and is currently assigned to the Transportation, Housing & Local Government Committee. Sponsored by Representatives Elizabeth Velasco and Andrew Boesenecker, along with Senators Lisa Cutter and Dylan Roberts, the bill has solid backing from legislators who have historically championed housing rights and tenant protections.

Because it touches on both residential stability and high-dollar real estate transaction rules, expect heavy testimony from both mobile home resident advocacy groups and property owner associations. If it clears the committee, it will need to pass the full House before heading to the Senate. Keep an eye on the committee calendar—this is the exact stage where amendments are often made to smooth out the practical mechanics of how real estate transactions are executed. If signed into law, the new rules are scheduled to take effect on August 12, 2026.