Blog
By Tressa Bishop, Alliant Insurance Services
As condominium and townhome community boards of directors continue to feel significant pressure to reduce the insurance line item in their budgets, changing who is responsible for insuring the residential buildings is becoming a more prevalent solution.
Can We Do This?
After consulting with the association’s legal counsel to verify whether this type of change is allowed (by statute as well as the community’s governing documents), the process can take anywhere from a few weeks (Board Resolution) to several months or longer (Declaration Amendment).
The timing of switching from insuring the buildings on the association’s master insurance policy to requiring each owner to insure their unit as a single-family home to include their portion of the exterior of the building is important to consider. In addition to mortgage company notification requirements as outlined in the Declaration, Boards should allow ample time for each owner to secure an appropriate insurance policy to ensure they are properly covered.
Ch-Ch-Ch-Ch-Changes
Change seems to be constant in the insurance industry, including personal lines insurance. There are carriers that decline to quote single-family homeowners policies for units that are attached to other units. Their rationale ranges from issues with the ownership structure of the buildings to the increased chance of liability claims from neighbors who share the party-wall(s). Some carriers require not only the insurance responsibility be shifted to the owners, but also the maintenance responsibilities. On the association’s insurance front, carrier ratings differ for associations that retain maintenance responsibilities for the buildings they no longer insure.
Insurance, Maintenance, and Reserves
Confusion frequently arises when owners are responsible for insuring the building exteriors and roofs, but not maintaining them. If a hailstorm damages the roof, the owner’s insurance would be used to repair or replace it. What happens when two-thirds of owners replace their roofs following the hailstorm using funds from their insurance carrier but one-third does not, either due to their carriers denying the claim or their refusal to file a claim because they aren’t experiencing any leaks nor visible damage from ground level?
Since the association is still required to maintain the roofs, the regular monthly or quarterly assessments will continue to include collecting funds the for the eventual roof replacement as part of their reserve plan for the general common elements. If a change is made to the insurance and maintenance responsibility, what happens to the reserve funds previously earmarked for roof replacement? Thinking through those potential situations and challenges will be important prior to enacting any change to the insurance and maintenance responsibility.
Is It Always Less Expensive to Change the Insurance Responsibility?
The answer is one that you frequently get from well-meaning insurance professionals: It depends.
The total cost of insurance for each owner will vary significantly following a change to the insurance responsibility. Some owners will end up paying less than when the association insured the buildings and others will end up paying more. Some owners will have an easy time switching the type of homeowners policy with their current carrier and others will have to move to another carrier, oftentimes requesting quotes from multiple carriers before finding appropriate coverage that they deem affordable.
Consult Industry Experts and Use Available Resources
As always, any time there is a major change such as this, it is imperative to consult industry experts including your HOA attorney, specialized insurance professionals, management company resources, and other peers in the community association space. CAI’s online forum is a fantastic resource where homeowner leaders and managers can ask questions of others in the industry who have gone through similar decision points in the life of their community. Thinking longer term about the financial impacts of changing the insurance and maintenance responsibility is critical to fulfilling your fiduciary duty for the community.
Tressa Bishop, Senior Vice President at Alliant Insurance Services, is a CAI Educated Business Partner, and is one of just under 130 insurance brokers (as of this publication date) to hold the Community Insurance and Risk Management Specialist (CIRMS) designation through CAI. Tressa enjoys working closely with board members and managers to ensure a high-quality risk management program is in place for their communities. Her ability to communicate effectively and negotiate aggressively for coverage has allowed her to positively impact the communities she serves following loss.
By Jason Ryan, WestWork Management
Does the thought of a calm and productive Monday morning feel like a reality? For many community managers, board members and business owners the answer is a resounding no. Sifting through endless emails, tackling urgent issues, preparing for meetings, and juggling a whirlwind of daily tasks can leave anyone exhausted. A 2024 CAI survey revealed that 40% of a community manager’s week—two full days—is consumed by administrative tasks. This relentless workload drains the energy needed for what truly matters: being human. Our humanity is our greatest asset, and it should be the cornerstone of every organization. This challenge isn’t unique to community management—it’s a universal business and interpersonal issue.
So, how do we combat a dehumanized work environment? Surprisingly, the solution lies in embracing more technology, but used wisely. While AI burnout is real, technology’s true potential shines when it frees up time for meaningful human connection. Imagine a world where digital tools handle repetitive, time-consuming tasks, allowing you to focus on your strengths: building relationships, resolving conflicts with empathy, and engaging with residents, board members, colleagues, and even your family. By leveraging technology, we can restore humanity to our industry and unlock new paths to success.
After returning from a recent industry conference brimming with inspiration, I was determined to transform my company and our industry with smarter tools. While many of us rely on industry-standard accounting software with AI add-ons or management platforms, no single tool can do it all. To thrive in 2025 and beyond, we must explore emerging technologies and identify gaps in our current processes that innovative solutions can fill.
Fortunately, 2025’s technological landscape offers a range of smart assistants, moving far beyond outdated, clunky tools. Two standout additions to my workflow—monday.com and Grok by xAI—have proven transformative when used effectively.
The best use of an organizational tool like monday.com varies depending on your needs, but its user-friendly drag-and-drop boards turn chaotic to-do lists into clear and actionable plans. Whether you’re tracking budget approvals, scheduling snow removal, managing insurance renewals, or onboarding new clients, monday.com’s customizable templates streamline the process while syncing teams and boards in real time. Gone are the days of relying on scattered Excel spreadsheets, Outlook calendars, or handwritten checklists. This budget season, our managers are using the time saved to pick up the phone and discuss plans and goals with board members—imagine the impact of those conversations!
Then there’s Grok, xAI’s innovative tool that might just outshine Google—and sometimes even my own memory. Try asking Grok or a similar AI like ChatGPT to retrieve budget requirements for pre-CCIOA communities or notice requirements for board meetings. You may know the basics, but can you pinpoint the exact legal section or related requirements with sources in seconds? Grok can. By making critical information instantly accessible, Grok clears the mental fog, freeing up bandwidth for a quick call to a resident or a lunch meeting with a teammate. As it turns out, giving yourself time to decompress reduces burnout, as mundane micro-tasks are offloaded to your AI assistant.
Let’s be realistic—adopting new technology isn’t without challenges. Privacy concerns, tech-resistant colleagues or residents, and the hassle of logging into yet another system can feel like barriers. The key is to start small. Begin by using an organizational tool like monday.com to manage your association’s calendar. Ask Grok to locate a licensed chimney inspector or clarify a regulation. Through gradual steps and a commitment to growth, you’ll discover the perfect combination of tools that quiets the noise and lets you return to being the proactive professional you are at heart.
It’s time to break free from the grind and burnout. These tools aren’t here to replace you—they’re here to empower you. Authentic customer service and genuine human interaction cannot be replicated by machines. To stand out in a tech-driven world, use the time saved to answer your phone with a smile, engage in meaningful conversations, and reclaim your humanity. Technology, when harnessed thoughtfully, becomes the key to unlocking your potential and transforming the way we work.
Jason Ryan, co-owner of WestWork Management, leads a premier community association management firm serving Colorado's Front Range. Specializing in townhomes and HOAs, he combines innovative technology with personalized service to enhance community living. WestWork is celebrating its 10th year as champions for excellence in association management.
By Lee Freedman, VF Law
Alternative Dispute Resolution (“ADR”) has been a moving target for various disputes over the years. In the community association industry, it is no different. On May 7, 2025, the Colorado legislative session ended. ADR in the community association industry was a focus during this recent legislative session through House Bill 25-1123, a bill that ultimately died at the end of the session. HB25-1123 fell short of providing a fair and amicable dispute resolution mechanism that would not impact the affordability of home ownership in common interest communities. Future legislation in this area should be well focused on not duplicating prior legal issues, ensure ADR applies to actual legal disputes, and focused on maintaining the affordability of residences in common interest communities.
The Community Association Institute (“CAI”) describes itself as “an international membership organization dedicated to advancing excellence in the governance, management, and quality of life of community associations.” CAI, through its local legislative action committee in Colorado, supported sensible amendments to HB25-1123 which would provide a reasonable dispute resolution approach to community association disputes without unreasonable expense to community associations, and ultimately, all of the owners within such common interest communities.
Such a position is consistent with CAI’s recently adopted ADR policy, which states, “CAI recognizes the need for and supports the use of fair alternative dispute resolution mechanisms to resolve disputes arising in community associations, particularly in appropriate cases where such measures can facilitate efficient and equitable resolution.”
Unfortunately, after a multitude of unsuccessful attempts by numerous groups and the bill sponsors to amend HB25-1125, it was postponed indefinitely in the Colorado Senate committee.
ADR can be used to facilitate face-to-face discussions in situations where, for example, an owner does not understand their obligations under the governing documents in a community or the association's board does not acknowledge or understand the owner’s concerns. There is a saying that the best settlement is one where neither party wins. This means that the goal of negotiations and mediation is to have both sides give up something to reach a fair resolution.
Most disputes in the common interest communities are between neighbors. Board members are normally owners elected to the association’s board. These disputing parties must continue to live together within the community. The hope in these settlement negotiations is to work towards maintaining the communal nature of the community and limiting the number of similar disputes that may arise in the future.
Historically, it was thought that arbitration was a less expensive and quicker method to have a legal case heard by a finder-of-fact. However, that is not always the case. Especially in community association disputes, arbitration can take as long to get to the arbitration hearing as a court case can get to trial.
During this past legislative session in Colorado when HB25-1123 was introduced, the initial goal was to require “a dispute between a unit owner and a unit owners’ association to go through an internal dispute resolution process before the parties can file a complaint with the court. If the parties are unable to reach a mediation agreement, the bill allows the parties to undergo arbitration or commence a legal proceeding.”
The last version of the ADR procedure submitted for approval under HB25-1123 would have cost community associations, and, in turn, owners a substantial amount of money and negatively impact the affordability of homes in common interest communities. It placed few restrictions on the types of disputes that a party could seek mediation, encouraged disparate treatment of the various owners, favored non-compliant owners over compliant owners, and would have created situations that left compliant owners to have to cover most of the expense caused by non-compliant owners.
Without limiting the type of disputes that could be raised, any “dispute” an owner in a community could raise would require the board members to not only take time out of their private schedule to participate in a meeting with each disputing owner, but it would require an association board to consult with their attorney to determine if the dispute is a legal issue, what are the association’s legal duties, and to what resolution, if any, can the association legally agree.
Allowing an unlimited number and type of disputes to be presented to an association would have resulted in an enormous expense for most associations. Community associations are nonprofit corporations that do not operate from any funds they make from selling something. They operate only from funds received from assessments levied against the units within the community based on an annual budget. The amount and type of services an association provides are based on the governing documents and requirements under the law.
If the expenses for an association increase because it has to participate in some kind of ADR for each and every kind of dispute that could exist in the community, the association either has to cut the services it provides to or for the benefit of the owners or it has to increase the assessments levied against each unit, which impacts the affordability of living in a community association or the fair market values of the units within the community.
An ADR bill like HB25-1123 must be drafted carefully to properly balance the need for covenant compliance, proper governance, and affordability and protection of the homes in the community. HB25-1123 failed to pass and did not become law for a number of varying reasons. It did not contain the right balance for the best interests of both associations and owners alike.
C.R.S. § 38-33.3-209.5 requires community associations to adopt responsible governance policies, including “[p]rocedures for addressing disputes arising between the association and unit owners.”
Requiring arbitration of all such disputes, though, does not benefit owners or associations alike. Requiring them to pay the high costs for arbitration is cost-prohibitive to both parties and would result in increasing assessments in community associations at the expense of services an association can provide.
One proposal gained steam this past legislative session among a number of different stakeholder groups for a post-filing mediation and negotiations procedure for certain disputes between an owner and an association.
C.R.C.P. 11 helps limit the number of frivolous claims that can be asserted in a court of law in Colorado by requiring attorneys of parties to sign every complaint affirming that, among other things, the attorney has a reasonable and good faith belief that the complaint (or other pleading) is well grounded in fact and law and is not presented for an improper purpose. This helps limit the filing of frivolous or groundless complaints.
The expense for filing litigation also helps assure that most filed lawsuits have a true legal basis that a court has authority to resolve. If mediation is required pre-filing, associations would again face the consequences of having to incur the substantial cost associated with having to participate in mediation for issues that do not have legal sufficiency.
Post-filing mediation would require the court to immediately keep the case while the parties participate in mediation. If a resolution occurs, the case will be dismissed. Costs would be limited at that point to mediation unless mediation failed to result in a resolution.
Initial amendments approved by the Colorado House on HB25-1123 excluded the following types of disputes from the ADR process, among others: disputes involving violation of law; claims of discrimination, harassment, or other civil rights violations; emergency or injunctive relief; those which have already been adjudicated in court or through arbitration, and those which involve collection of past-due assessments claimed by an association. These exclusions are fair and will help maintain the affordability in community associations.
It is expected that new legislation will be introduced during the next legislative session in Colorado seeking to create a fair mechanism for dispute resolution of association and owner disputes.
The search continues for the holy grail of legislation in Colorado for fair ADR mechanisms to resolve disputes arising in community associations, but the parameters for such a mechanism exist. We will see where this next legislative session leads us.
Lee Freedman is of counsel in VF Law’s Colorado office. He may be reached at Lee.Freedman@vf-law.com.
By CJ Powell, for CAI-RMC
Common area maintenance is one of the most important responsibilities in any HOA. These shared spaces shape the first impression of a neighborhood, protect long-term property values, and keep communities safe. Yet many homeowners and even new board members are unsure what the HOA is responsible for, how maintenance decisions are made, and what Colorado law requires.
Understanding key HOA maintenance responsibilities and how these decisions are made under Colorado HOA guidelines helps everyone work together to keep communities healthy and well-maintained.
This guide breaks down what counts as a common area, who handles the work, how maintenance is budgeted, what happens when upkeep falls behind, and the best practices that keep neighborhoods running smoothly.
Common areas are the portions of a community shared and enjoyed by all residents. They are defined in the HOA’s governing documents and must align with the Colorado Common Interest Ownership Act (CCIOA). While every community is unique, most common areas fall into familiar categories.
Common areas may include:
Some communities have only a few shared features. Others manage acres of greenbelt, multiple buildings, and extensive amenities. Regardless of size, the HOA is responsible for maintaining these elements so they remain safe, attractive, and functional.
The HOA holds responsibility for maintaining all common areas unless the governing documents state otherwise. This duty is part of the HOA’s legal obligation to act in the best interest of the community. In Colorado, board members must exercise due care and follow the fiduciary standards outlined in both the governing documents and CCIOA, making common area maintenance a core Colorado HOA maintenance requirement.
Maintenance may be handled by:
The HOA Board: Board members oversee maintenance planning, budgeting, vendor approvals, and policy decisions.
Professional Community Managers: Managers coordinate day-to-day oversight, vendor scheduling, contract administration, and resident communication. (For a list of HOA Management Companies in the Rocky Mountain area, visit our CAI Directory here.)
External Vendors and Contractors: Landscapers, snow removal teams, roofers, painters, pool technicians, arborists, and specialized trades complete the work. (For a list of Business Partners in the Rocky Mountain area, visit our CAI Directory here.)
Even when managers and vendors assist, the board is accountable for ensuring maintenance happens on schedule, is completed properly, and aligns with the budget and reserve plan.
Common area maintenance covers a wide range of tasks. Most fall into a few predictable categories:
These tasks range from weekly landscaping to major long-term projects like road resurfacing or roof replacement. Clear scheduling helps HOAs manage common area maintenance more efficiently and smooths out annual budgeting.
Strong financial planning is the backbone of reliable maintenance. Colorado HOAs typically divide maintenance expenses into two categories: routine operating expenses and long-term reserve expenses. Both categories are essential to effective maintenance budgeting.
The operating budget covers predictable, recurring expenses such as landscaping, snow removal, pool contracts, janitorial work, and small repairs. These expenses are funded through regular assessments paid by homeowners.
Reserves cover long-term repairs and replacements. This may include new roofs, repaved parking lots, exterior paint cycles, mechanical equipment, or structural components in multifamily communities. A well-funded reserve helps avoid sudden special assessments and keeps a community prepared for the future.
Reserve studies are a best practice and strongly recommended by CAI-RMC. While Colorado does not mandate reserve studies, most boards rely on them to understand the condition of major components, estimate useful life cycles, and budget responsibly. A reserve study provides a roadmap that helps boards plan long before major repairs are needed.
Delayed or inadequate maintenance can create problems that grow costly over time. Even minor issues can escalate quickly if overlooked. For example, a small roof leak in a condo building may not seem urgent at first. If left unaddressed, moisture can damage framing, insulation, electrical systems, and interior finishes. The repair cost multiplies quickly and may require multiple trades. Strong maintenance planning avoids situations like this. Some other common consequences include:
Colorado’s CCIOA establishes the legal framework for HOA responsibilities. Several key principles guide how maintenance must be managed:
CCIOA and the governing documents define which components the HOA must maintain. These obligations vary by community type but are binding once established.
Board members must act in good faith, make informed decisions, and operate in the best interest of the community.
Colorado law requires HOAs to provide homeowners with clear notice of major repairs or special assessments through the association’s regular meeting and budget processes. Boards must communicate the purpose of the work, the expected financial impact, and the timeframe for decision-making so owners understand what is being proposed before any action is taken.
Boards that follow documented policies, communicate clearly, and base decisions on expert input strengthen both legal compliance and community trust.
A proactive approach keeps maintenance predictable, affordable, and aligned with community expectations. The following practices help boards and managers stay organized and effective:
Annual schedules keep recurring tasks on track, from irrigation checks to pool openings. This usually is discussed and included in annual budget conversations.
Monthly or seasonal checklists ensure that nothing is overlooked. They also create a clear record for accountability and are useful during transitions from one elected board to the next.
Professional contractors with proper insurance and experience provide consistent quality and reduce risk.
Walking the property helps board members and managers identify issues early and plan repairs before they become urgent.
Documentation helps resolve concerns quickly and ensures tasks do not fall through the cracks.
These habits build predictability into the community’s operations and help residents understand how and when work is completed.
CAI-RMC provides tools, training, and support to help Colorado boards and managers excel at maintenance planning. Available resources include:
These tools help community leaders make informed decisions and maintain safe, attractive, well-run neighborhoods.
HOA common area maintenance is more than a list of tasks. It protects home values, reduces legal risk, and helps communities feel inviting and cared for. When boards, managers, and homeowners understand their roles, neighborhoods stay strong and enjoyable for everyone.
CAI-RMC is here to support Colorado communities with education, best practices, and trusted resources that help associations stay proactive and well-prepared. Explore CAI-RMC’s maintenance tools and keep your community running smoothly.
HOA rules, also known as covenants, conditions, and restrictions (CC&Rs), are the foundation of community living.
They help maintain property values, community standards, and quality of life across neighborhoods in Colorado.
Understanding how these rules are created and enforced can empower both homeowners and board members to act fairly and confidently.
HOA rules are typically set by developers in the community’s governing documents and can later be amended by the board and membership vote. All rules must comply with federal, state, and local laws—including the Colorado Common Interest Ownership Act (CCIOA) and the Fair Housing Act. If any HOA rules conflict with federal or state law, the higher law takes precedence.
Most expectations fall into three document types:
This structure helps both the HOA board and residents understand where authority originates and how to confirm whether a rule is enforceable.
If new issues arise, such as short-term rentals or solar installations, associations may adopt policies at a regular board meeting, provided they align with existing CC&Rs and state laws. Major restrictions may require a vote of the membership.
Each governing document serves a specific purpose:
If conflicts arise between documents, CC&Rs generally prevail. Knowing which document to reference helps resolve questions quickly.
Colorado HOA rules cover nearly every aspect of community life. While every association is unique, most rules fall into a few familiar categories designed to protect property values and maintain harmony among neighbors.
Other regulated items may include mailbox styles, trash container placement, flags, solar equipment, and storage of RVs or trailers.
Communities with shared amenities, like private roads, pools, or clubhouses, may also have rules addressing access and safety.
Enforcement follows a clear process: notice of violation, opportunity to be heard, and possible fines or legal action. Boards must follow due process under CCIOA, act in good faith, and avoid selective enforcement. These principles are protected under Colorado’s Business Judgment Rule.
Colorado requires HOAs to have a written enforcement policy and apply it consistently. A typical violation process includes written notice, a chance to request a hearing, and fines if a violation is confirmed. Ongoing issues may require additional steps listed in the association’s policy.
Most associations try to resolve violations with straightforward communication. Architectural-related issues often require corrective steps if work was done without approval. Written timelines help keep the process predictable for everyone involved.
Consistent application is essential. If two similar violations are handled differently, claims of selective enforcement may arise, creating risk for the association.
Homeowners have the right to request records, dispute violations, attend hearings, and receive equal treatment under the law. Recent state protections also ensure transparency and fairness in enforcement practices.
If a notice is unclear, homeowners may request the specific rule, photos, or dates involved. This allows owners to respond accurately and avoid misunderstandings.
If you believe a violation notice is in error, start by reviewing the cited rule in the CC&Rs or rules and regulations. Many issues are timing-based (e.g., trash out too early) or can be corrected quickly.
If questions remain, request a board hearing. Hearings allow owners to provide context or documentation. Most matters resolve at this step.
If an issue cannot be resolved, mediation or legal guidance may help determine the next steps. Some governing documents outline optional dispute-resolution processes to keep matters out of court.
Clear documentation and consistent communication are key. Boards should avoid overreach or vague rules, encourage feedback before changes, and use CAI-RMC tools like the 'Board Member Gone Rogue' session to stay informed.
Good governance practices include:
Sharing reminders about common issues, such as seasonal landscaping or holiday décor—can reduce violations and improve understanding.
CAI-RMC offers homeowner workshops, board training, enforcement policy templates, and access to legal guidance. These resources help ensure HOA covenants and HOA regulations are applied fairly and communities remain strong.
HOA rules help maintain order and protect property values—but only when enforced consistently and transparently. CAI-RMC provides the education, resources, and advocacy needed to keep Colorado’s HOA communities fair, lawful, and thriving.
Learn more at a CAI-RMC event and empower yourself to be an informed member of your community.
If a dispute cannot be resolved through standard hearings or communication, homeowners or boards may consider working with their HOA management company or a Colorado HOA attorney to review compliance or explore mediation.
What happens if I ignore an HOA violation notice?
Ignoring a notice can lead to fines and additional enforcement steps. If the issue isn’t addressed, the association may escalate the matter according to its written enforcement policy. It’s best to respond quickly, either to resolve the concern or request a hearing.
Can an HOA enforce rules not in writing?
No. Rules must appear in the governing documents or formally adopted policies to be enforceable. If a notice references something unclear, you can request documentation from the HOA board.
Can the HOA change rules after I move in?
Yes. Rules can be updated through the association’s amendment procedures, but changes must comply with Colorado law. Once adopted and communicated, new rules apply to all owners.
Can the HOA enter my property?
Generally, an HOA cannot enter a home without permission. However, access to exterior areas may be allowed under certain HOA covenants, especially when repairs are needed to maintain shared structures.
What if the HOA board is not following its own rules?
Homeowners may request documentation, attend meetings, or raise concerns directly with the board. If the issue continues, mediation or legal action may be an option.
Can I recover legal fees if I win a dispute?
In some cases, Colorado statutes or governing documents may allow recovery of reasonable attorney fees, but outcomes vary based on circumstances.
When you buy a Colorado home in a community association, you’re likely committing to monthly or quarterly HOA fees (also called HOA dues). For many Colorado homeowners, that line item on the budget raises questions: Where is this money going? Are the dues fair? What do they actually cover?
This guide breaks it down clearly, so you know what to expect from your HOA fees — and how to keep your board accountable for managing them well.
HOA fees are regular payments made by homeowners to maintain and operate shared community spaces and services. In Colorado, these payments fall under the Colorado Common Interest Ownership Act (CCIOA), which sets rules for how associations handle budgets, disclosures, and homeowner access to financial information.
Simply put: HOA dues are how neighbors pool resources to protect property values and keep communities running smoothly.
One of the common misconceptions about associations and HOAs is that they’re all the same. That couldn’t be further from the truth! But while every association is different, most HOA budgets in Colorado include:
These services may seem invisible day to day, but they’re what keep communities safe, appealing, and functional.
Just as important is what your dues don’t cover. Again, all HOAs are different, but fees or assessments typically NOT include:
Understanding this boundary helps avoid confusion — and ensures homeowners know what’s their responsibility versus what’s the HOA’s.
Each HOA follows a budgeting process, usually led by the board with input from the community manager. Key steps include:
In Colorado, associations must present the proposed budget to homeowners, who then have the right to ratify or reject it.
Living in Colorado means your HOA’s budget is shaped by specific state laws and processes that all associations are subject to:
These laws are designed to protect homeowners and ensure boards operate fairly.
If you want to understand whether your HOA dues are being used responsibly, start by requesting a copy of the association’s annual budget and reserve study. These documents outline both short-term operating expenses and long-term funding plans for major repairs or replacements. As you review, make sure the services being provided match what you’re paying for, and look for signs of potential trouble. Frequent special assessments, sudden fee increases, or limited financial transparency from the board may signal that the association’s finances are not being managed as effectively as they should be.
Colorado law holds boards to a fiduciary duty under the Business Judgment Rule. That means they must act in the best interests of the community. Homeowners can help uphold that standard by:
CAI-RMC provides trusted tools to help homeowners, board members, and managers make sense of HOA finances:
HOA fees in Colorado are essential for maintaining a high-quality living environment — but only if they’re managed with transparency and in line with Colorado law. By understanding what dues cover (and what they don’t), you can better evaluate your community’s budget and ensure your investment is protected.
Join CAI-RMC to stay ahead on HOA budgeting best practices and connect with top Colorado HOA professionals.
Join CAI-RMC Today
Do HOA fees cover roofs in Colorado?
It depends on your community. In condo or townhome associations, HOA fees often cover roof maintenance and replacement because the roof is a shared element. In single-family home communities, homeowners are usually responsible for their own roofs. Always check your association’s governing documents to confirm.
Are HOA fees in Colorado tax-deductible?
Generally, HOA fees are not tax-deductible for your primary residence. If you rent out your property, you may be able to deduct dues as a business expense. Always consult a tax professional for guidance specific to your situation.
How much are average HOA fees in Colorado?
HOA fees in Colorado vary widely, typically ranging from $200–$400 per month, depending on location, amenities, and reserve funding. Communities with pools, clubhouses, or extensive landscaping usually have higher dues than those with limited shared services.
Do HOA fees include property insurance?
Most HOA dues include a master insurance policy that covers shared buildings, roofs, and common areas. Homeowners still need their own policy (HO-6 or HO-3) to cover the interior of their unit and personal belongings.
Can an HOA in Colorado raise fees without a vote?
Under CCIOA, boards must present budgets to homeowners for ratification. If a majority of owners do not reject the budget, it’s automatically approved. Special assessments or significant increases also require homeowner notification.
What happens if you don’t pay HOA dues in Colorado?
If you fall behind on dues, the HOA can charge late fees, restrict use of amenities, and place a lien on your property. In severe cases, foreclosure may be possible. Colorado law sets limits on fees and collection practices to protect homeowners.
By Andrew Vera, American Momentum Bank
Cybersecurity threats and internet fraud are on the rise. While it’s the large-scale cyberattacks that make news headlines, in reality, according to Accenture’s 2023 Cost of Cybercrime Study, 43% of cyberattacks are aimed at small businesses.
Homeowners’ personal and financial data are especially vulnerable in today’s high-threat cyber environment. Community association management companies and self-managed associations cannot be too careful when protecting themselves and their homeowners from theft and fraud.
Below are a few potential theft and fraud risks associations and management companies should be aware of, as well as tips for mitigating them.
Foreign Outsourcing
Some management companies are outsourcing accounting services to countries outside of the U.S. in an effort to significantly reduce payroll expenses. These overseas companies and individuals have access to associations’ financial information, including homeowners’ personal data and bank accounts.
Association boards should ask whether their management company is outsourcing work to organizations outside of the U.S. and, if so, ask additional questions to help ensure that their association and homeowners are protected from potential security and fraud risks.
Examples of questions to ask community association management companies outsourcing their accounting services overseas include, “What legal protections roll down to homeowners in the event of fraud or identity theft?”, “What protections are in place for associations if funds disappear?” and “What cyber insurance coverages may be applicable in various theft or fraud circumstances?”.
Data Breaches
Any organization that collects Personally Identifiable Information (PII)—names, social security numbers, driver’s license numbers, addresses, birthdates, etc.—is at risk of a data breach. That includes associations and CAMs that collect this type of information from homeowners.
The costs of a data breach can be steep. Expenses can include, and are not limited to, hiring attorneys, computer security experts and PCI forensic investigators; providing credit monitoring to victims; and fines and penalties issued by regulatory agencies.
Community association management companies and self-managed associations can protect homeowners from a data breach by having a layered cybersecurity program in place that includes monitoring, detecting and preventing data breaches.
Spear-phishing
When criminals send someone a fraudulent email that appears to be from a trusted sender to induce them to reveal confidential information or perform an action that seems legitimate, this is considered spear-phishing.
For example, a CAM employee or association board member receives an email that appears to be from a colleague. The email asks the recipient for a list of homeowners’ personal information, such as names, account numbers and access codes. Thinking this is a valid request, the recipient sends the requested information, which then results in fraud or theft for the homeowners.
Training CAM employees and association board members on detecting fraudulent emails is critical to protecting homeowners’ PII. Various organizations offer cybersecurity awareness training to help people identify fraudulent emails, prevent potential cybersecurity attacks and protect sensitive information.
Malware/Spyware
Malware is malicious software designed to infiltrate, damage or disrupt computer systems. It can pose a significant threat to associations and homeowners by stealing sensitive data, compromising operations and causing financial losses.
One type of malware is spyware, which is unwanted software that infiltrates a computer and allows the criminal to secretly monitor and collect user data. CAMs and associations are at risk of cybercriminals using spyware to collect information that will allow them to access PII and bank accounts.
Again, training employees and association board members on how to detect fraudulent emails and potentially malicious files can offer stronger protection against cyberattacks. Remember, spyware and spear-phishing attempts are only successful if an unsuspecting employee or board member follows through on the cybercriminal’s request.
In addition, it is vital to have a solid IT security infrastructure and processes in place – including IT detection software, content filtering and web blocking – to help block fraudulent emails and malicious files or sites.
Additional Ways to Protect Against Cybercriminals
CAMs and self-managed associations can also help protect themselves and their homeowners against cybersecurity risks by:
By Aaron Zigler, Zenith Property Services
One of the biggest challenges I see when working with communities is helping boards and homeowners’ picture how an exterior project will look once it’s completed. Paint chips, siding samples, or roofing swatches can only go so far, and often leave people feeling uncertain. That uncertainty can slow down decisions or even stall much-needed improvements.
That’s why we use Hover. With just a few photos taken from a smartphone, Hover creates an accurate 3D model of a building. I can then sit down with a board or group of homeowners and show them renderings of their actual property with different design options applied. Suddenly, it’s not just about choosing from a catalog—it’s about seeing their own community in a fresh light.
For example, if a community is considering new siding, we can instantly try out different color schemes, trim styles, or material combinations. If it’s a roofing project, I can show how various shingle styles and tones would look from multiple angles. This makes the decision-making process far more collaborative and confident, since everyone can visualize the same outcome.
The benefits go beyond design, too. Hover provides accurate measurements for siding, roofing, and trim, which helps contractors prepare precise estimates. That accuracy reduces waste, keeps budgets on track, and streamlines the entire project. We can also provide a great value to recurring clients and communities by storing the reports for access to help create RFPs in the future on most kinds of jobs.
In the end, using Hover allows me to guide boards and homeowners through projects with clarity and confidence. Instead of imagining what a change might look like, they get to see it—and that makes all the difference when bringing community improvements to life.
About the Author: My name is Aaron Zigler, and I work with Zenith Property Services. We aim to be a value to our clients and their communities by providing stellar exterior services and guiding them through difficult projects. We love to help and always enjoy lending a hand to anyone in need.
By Oshadhi Herman, CondoVoter
Annual General Meetings (AGMs) are the cornerstone of HOA governance — where owners elect leaders, approve budgets, and make important decisions that shape the community’s future.
Yet for many Colorado communities, the real challenge isn’t what’s on the agenda. It’s getting enough owners to participate to meet quorum.
When quorum isn’t reached, the consequences are immediate: votes are delayed, projects stall, and board seats may remain vacant. This can leave the community at a standstill, making it harder to plan or take action on pressing needs.
One approach gaining momentum in Colorado is electronic voting (e-voting), which allows owners to vote remotely while still complying with the Colorado Common Interest Ownership Act (CCIOA).
Why E-Voting Works for Colorado HOAs
Under CCIOA, associations can hold votes electronically if they:
If your governing documents don’t yet allow e-voting, boards can work with legal counsel to adopt compliant rules or amend bylaws.
In short: with the right process in place, e-voting is legal, secure, and recognized in Colorado.
How E-Voting Works in Practice
For most owners, e-voting feels as straightforward as online banking:
For those without internet access, telephone voting is an option. Owners use a toll-free number and a secure code to vote from any phone, similar to telephone banking.
Addressing the Participation Problem
Many communities struggle with low turnout due to work schedules, travel, mobility issues, or a lack of interest in attending in-person meetings. E-voting removes many of these barriers.
The impact can be significant. Some communities report reaching quorum days before their meeting, and participation rates can rise by 30–50% in the first year.
E-voting can also reduce operational costs by eliminating printing, postage, and manual ballot counting. While savings vary, a mid-sized HOA can save hundreds of dollars per vote cycle.
Getting Started with E-Voting in Colorado
Common Questions About E-Voting in Colorado
Is e-voting legal? Yes — as long as notice timeframes, verification, and record-keeping requirements under CCIOA are met.
How secure is it? Votes are encrypted, linked to unique credentials, and independently verifiable — all without revealing voter identities.
What about residents who aren’t tech-savvy? Telephone voting allows ballots to be cast from any landline or mobile phone without internet access.
Beyond Quorum: Building a Culture of Participation
While e-voting can help meet quorum, its benefits extend further. Communities that adopt it often see greater engagement in surveys, committees, and other initiatives. By making participation more accessible, owners feel their input matters — which can foster trust and collaboration over time.
The Takeaway
E-voting is not a shortcut; it’s a practical tool that addresses longstanding challenges in HOA governance. For Colorado communities, it offers a legally compliant, secure, and convenient way to involve more owners in decision-making.
By reducing logistical barriers and improving access, communities can move from struggling to meet quorum to making timely, inclusive decisions that benefit everyone.
About the Author Oshadhi Herman is the Growth and Engagement Lead at CondoVoter, helping communities across North America adopt electronic voting. With over eight years of experience in customer engagement, Oshadhi is passionate about breaking down barriers to participation.
By Rebecca Zazueta, PCAM, Windsor Gardens Association
Thinking back to the first time I used a virtual meeting platform to attend an HOA meeting makes me laugh. It was called video chatting at the time. My family vacation was making it impossible for me to attend the most important board meeting of the year. I needed a solution that would allow me to attend the meeting virtually from our vacation spot. Does anyone remember Skype from the early 2000s? Yes, Skype was the solution. My family played in the swimming pool that afternoon while I worked and joined the board meeting by Skype. The internet connection was slow, the video was grainy, the audio wasn’t great, and my face was probably just a tiny spec on a laptop in the meeting room, but the board knew I was there on the other side of the computer screen. Present and accounted for!
Today, the internet connection is fast and available almost anywhere you travel, the audio and video are mostly great, and you can conveniently join a meeting from your cell phone while on the go. This makes it way too easy to always be available to attend board meetings.
Take a Break, Don’t Take the Meetings with You
Years after my first experience with virtual meetings, I’ve come to realize that every board meeting can feel like the most important meeting of the year, and it is okay to miss one occasionally. Vacations serve specific purposes. Spending precious time with your family is usually at the top of the list, but it is equally important to get away from work to rest and rejuvenate the weary brain of a dedicated and hard-working HOA manager.
Pitfall: I have never met an HOA manager who does not have a full meeting schedule every month. We live and breathe by our meeting schedule, and there are few breaks between meetings. We blink, and another month has gone by, and it is time to do it all over again. It is a constant high-intensity merry-go-round. If we don’t get off, we get dizzy and just keep spinning faster and faster until we drop. No one performs well when they are spinning and ready to drop. This is why it is so important to take a break.
Best Practice: Let the board know you are going on vacation and won’t be attending meetings virtually. It is unbelievably freeing when you are honest about needing a break, and you may be surprised at the support you receive from board members. Many are or were business professionals too, and they understand the importance of taking a break. If the meeting schedule cannot be changed, or a co-worker can’t step in to help you, you still need to take a break.
Once you get off the merry-go-round, stay the course. Get away from your calendar and hide your phone to avoid the temptation of joining virtual meetings. (I know you want to listen in, just in case something comes up.) Even if something goes wrong at the meeting, you will recover; it will be a mere memory the following month.
When you return to work, you will have a clear and rested HOA manager brain and be able to move mountains again!
Don’t Forget the Importance of Face-to-Face Communication
During the 2000s, my portfolio included mountain communities. Skype was occasionally used by out-of-state board members, but they typically preferred to schedule meetings during their ski trips, summer vacations, and long holiday weekends when they were in town. I was not thrilled about Friday evening or Saturday morning meetings, especially over holiday weekends. This was less than an ideal schedule for me as a manager, and it usually added several hours to my already crazy work week. I recommended conference calls and Skype meetings as often as possible to avoid making a weekend trip up to the mountains to participate in HOA meetings. Ultimately, we landed on a hybrid approach that accommodated everyone, quarterly in-person meetings (a couple of communities went to twice a year), and all other meetings were virtual or by conference call.
Pitfalls: Although there are numerous advantages to having virtual communication, such as convenience and accessibility, which are critical for HOAs, there are some drawbacks. Virtual interactions are less personal, and relationships between the manager and board members cannot be as fully developed as those in face-to-face interactions. You don’t get the benefit of engaging each other eyeball to eyeball, which is important for creating and maintaining connection and trust. And as we all know, without connection and trust, the chances of successfully managing community associations decrease substantially.
Best Practices: Building credibility and trust with the board is boosted with eye contact, physical presence and personal warmth and authenticity in face-to-face exchanges, which virtual meetings often lack. Being in the same physical space allows for shared moments that deepen relationships—like laughter, gestures, or even silence.
According to Copilot AI, in-person meetings have cognitive and emotional advantages, like:
Additionally, there are benefits to real-time responsiveness, like:
Discuss with your board the benefits of virtual meetings and the importance of meeting in person. To be an effective team, volunteer board members and managers must commit to dedicating time in their busy schedules to conduct association business, virtually or in person. Work on finding some middle ground and being creative to make it work. Accommodating our volunteer board members who can only participate virtually is a reality, but we also need effective communication to do our best work. If virtual meetings are preferred, be sure to also schedule intentional in-person meeting times.
Rebecca Zazueta, PCAM has been in the HOA industry for 30 years. She is the General Manager of the Windsor Gardens Association in Denver, the largest condominium association in Colorado. Windsor Gardens is a 60-year-old amenities-based community for residents 55 and older, and Rebecca’s home away from home.
