Special assessment from your Colorado HOA — what does CCIOA actually let them do?

Colorado at a glance

Board power and the budget veto

CCIOA § 38-33.3-302 gives the board authority to levy regular and special assessments for common expenses. Regular assessments come through the annual budget, which the board must send to owners and present at a meeting — and owners holding a majority of all votes can veto it (§ 38-33.3-209.2). Special assessments for unbudgeted or emergency costs can be imposed by the board unless the declaration forbids them or requires an owner vote, and there's no statutory cap on increases.

No reserves, high-hazard insurance

Colorado mandates no reserve study or funding, so major capital work often comes through special assessments. Insurance is the accelerant: the state's 2026 threat assessment attributes a large share of premium to hail and wildfire, and master deductibles now commonly run 2–5% or higher. When a deductible that size meets a hail claim, the gap frequently becomes an owner assessment.

The six-month super-lien

Unlike most states, Colorado gives the association a true super-lien: six months of regular assessments take priority over the first mortgage (§ 38-33.3-316). Foreclosure is judicial only. That stronger collection position is good for the association's finances, but it also means delinquency and lien activity are meaningful signals — and the resale certificate, due within 14 days of request, must disclose approved special assessments.

Sources

• C.R.S. § 38-33.3-302 — board powers incl. assessments(High)
• C.R.S. § 38-33.3-316 — liens; 6-month super-lien; resale certificate(High)
• Colorado Division of Insurance — 2026 homeowners threat assessment(Medium-High)

Educational only — not legal, financial, or engineering advice. Confirm against the current statute and, where it matters, a Colorado-licensed professional.