Colorado Eviction Protections for Mobile Home Owners

If you own your mobile home and rent a space in a Colorado manufactured housing community, you have special protections against eviction under state law. Navigating an eviction notice or dispute can feel overwhelming, but understanding the process and your rights can help you stay secure in your home. This guide explains the legal eviction process for mobile home owners in Colorado, the forms you may encounter, and practical steps you can take.

Your Rights as a Mobile Home Owner Renting a Lot in Colorado

Colorado law recognizes that owning your mobile home but renting the land where it sits is unique, and provides enhanced safeguards. The Mobile Home Park Act and its 2022 amendments outline your eviction rights, protections, and required procedures.^[1]

When Can You Be Evicted?

• Nonpayment of lot rent (after proper notice and grace period)
• Serious violations of park rules or regulations — these must be in the written rental agreement or posted rules
• Substantial endangerment to others or the property
• Criminal conduct on the premises
• Failure to comply with local health and safety codes
• The landlord intends to change the use of the land — e.g., redeveloping the property

Unlike other renters, you cannot be evicted without a specific reason permitted by law (C.R.S. § 38-12-203).

Notice Requirements

Landlords must provide a written eviction notice before starting the process. Common notices include:

• 10-Day Notice to Cure or Quit: For nonpayment of rent or rule violations, landlords must give you 10 days to fix the issue or move out.
• 60-Day Notice: If the park is closing or converting to another use, a 60-day notice is required. During this time, residents may have certain rights to purchase or relocate.^[2]

All notices must comply with the Mobile Home Park Act procedures.

Eviction Process and How It Works

If you receive an eviction notice, the process must follow these steps:

• Landlord serves you a written notice (with the reason and cure period, if applicable)
• If you do not fix the issue or move out, the landlord can file a court case called a "Forcible Entry and Detainer" action
• A hearing is set in county court, and you will receive an official summons
• You have the right to appear in court, state your case, and present defenses
• Only a court order (writ of restitution) can require you to leave or remove your mobile home

Official Colorado Forms You May Encounter

• Complaint in Forcible Entry and Detainer (JDF 99): Used by landlords to begin the legal eviction process after notice expires.
  Example: If your landlord files for eviction, you may be served this complaint. Read it carefully, and prepare to attend your court hearing.
  Official Form JDF 99
• Summons in Forcible Entry and Detainer (JDF 97): Notifies you of a court hearing for eviction and explains your right to respond.
  Act quickly if you receive this — your court date will be listed.
  Official Form JDF 97
• Answer Under Simplified Civil Procedure (JDF 98): Optional form to respond in writing to the landlord’s complaint. Brings your defenses to the court’s attention in advance.
  If you wish to file before your hearing, get help from the court’s self-help centers.
  Official Form JDF 98

Filing a Complaint Against Your Landlord

If you believe your landlord is violating your rights, you can file a complaint with the Mobile Home Park Dispute Resolution and Enforcement Program, which is overseen by the Colorado Department of Local Affairs (DOLA).

If You Receive an Eviction Notice: What To Do

• Read the notice carefully and check the date. Does it clearly state the reason for eviction and provide the required time to fix the issue?
• Gather all documents — lease agreements, payment records, correspondence with your landlord
• Respond in writing if possible, and keep copies
• Consult with state resources or legal aid as soon as possible
• If you are summoned to court, attend your hearing — this gives you a chance to explain your situation and raise defenses

Colorado Agency Handling Rental Disputes

The Mobile Home Park Act Dispute Resolution and Enforcement Program (DRP) at the Colorado Department of Local Affairs resolves complaints and provides oversight for mobile home park disputes.

Relevant Colorado Legislation

Your rights are protected under two main laws:

• Colorado Revised Statutes (C.R.S.) § 38-12-200.1 to § 38-12-217 – Mobile Home Park Act (latest version)
• House Bill 22-1287 (2022 Amendments to MHP Act)

Frequently Asked Questions

1. Can my landlord evict me for no reason from a Colorado mobile home park?
   No, landlords must provide a legally specific reason, such as nonpayment of rent or serious rule violations.
2. How much notice does a landlord need to give before eviction?
   Typically, you must receive a 10-day notice for most issues, and a 60-day notice if the park is closing or changing use.
3. Am I entitled to a court hearing before eviction?
   Yes, only a judge can order eviction after a court case. You have the right to appear and defend your case.
4. Where do I file a complaint about my mobile home community landlord?
   You can file with the Colorado Department of Local Affairs’ Mobile Home Park Act Dispute Resolution Program.
5. What if I need help understanding or responding to an eviction notice?
   Reach out immediately to state resources or legal aid for advice and guidance, and never ignore legal notices.

Conclusion: Key Takeaways for Mobile Home Owners In Colorado

• Eviction for mobile home owners renting lots is only allowed for limited, legal reasons, with proper notice required.
• You have the right to a court hearing, and only a judge can order removal from your lot.
• If you face eviction or believe your rights have been violated, act quickly and contact state resources for help.

Understanding these protections ensures you can respond confidently to any issues or notices.

Need Help? Resources for Renters

• Colorado Department of Local Affairs – Mobile Home Park Act Dispute Resolution Program: Complaint process, info, and mediation. Phone: 1-833-924-1147
• Colorado Division of Housing: General housing and renter support
• Colorado Judicial Branch Self-Help Center: Eviction forms, responding to summons, and legal process help

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1. [1] See Colorado Revised Statutes Title 38 Article 12, Mobile Home Park Act
2. [2] Colorado House Bill 22-1287 (2022 Amendments)

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