Getting Your Colorado HOA's Records

The Colorado Common Interest Ownership Act gives owners a broad records right — and, unusually, takes away a common excuse boards use to refuse. For your specific situation, a licensed Colorado attorney is the right resource. This is general information, not legal advice.

What records can I get from my HOA in Colorado?

All records the association maintains. Under C.R.S. § 38-33.3-317, they must be available for examination and copying by a unit owner or the owner's authorized agent, though the association may require a written request describing them with reasonable particularity at least ten days before inspection. Under § 38-33.3-209.4(2), annual owner disclosures also include the most recent reserve study.

Under § 38-33.3-317, "all records maintained by the association must be available for examination and copying by a unit owner or the owner's authorized agent." The right runs to the owner or an authorized agent, so an attorney or family member can review on the owner's behalf.

The association may set reasonable mechanics: it "may require unit owners to submit a written request, describing with reasonable particularity the records sought, at least ten days prior to inspection," and may limit inspection to normal business hours or the next regularly scheduled board meeting if it falls within thirty days.

Separately, § 38-33.3-209.4(2) lists information the association must make available to owners within ninety days after the end of each fiscal year. Since August 12, 2026, under House Bill 26-1099, that list includes "[t]he most recent reserve study required pursuant to section 38-33.3-209.2" (§ 38-33.3-209.4(2)(j)) — the study a declarant must commission and pay for before handing control to the association, which "must project costs over a thirty-year period" (§ 38-33.3-209.2(1)).

Do I have to explain why I want my Colorado HOA's records?

No. Under C.R.S. § 38-33.3-317, a Colorado association "may not condition the production of records upon the statement of a proper purpose." In many states a board can demand that an owner justify why they want the records; Colorado removes that gatekeeping step, so an owner does not have to explain or defend the request.

What records can a Colorado HOA withhold?

Only narrow categories. Under C.R.S. § 38-33.3-317, the exceptions are architectural drawings (absent written consent), contracts, leases, and bids "currently in or under negotiation," attorney-client privileged communications, executive-session records, and individual unit records other than the requesting owner's. These are limited categories, not a basis to refuse an entire request.

What owners commonly request

People reviewing the association's records often look at:

• Annual budgets, reserve studies, and financial statements
• Board and member meeting minutes and notices
• The declaration, bylaws, rules, and the required governance and fining policies
• Vendor contracts, bids, and bank records
• The assessment ledger and any lien or payment-plan records for the unit

Records frequently feed other disputes — questioning a fine or the assessment lien usually starts with the underlying documents.

What people generally do

For owners seeking Colorado records, a few practical points:

• A written request that cites § 38-33.3-317 and describes the records with reasonable particularity is the usual starting point.
• The statute lets the association require the written request at least ten days before inspection, and an association that has not allowed inspection or copying within thirty calendar days after receiving a certified-mail request (and payment of any copy charge) is liable for $50 per day, counted from the eleventh business day after it received the request, up to $500 or the owner's actual damages, whichever is greater (§ 38-33.3-317(4.5)).
• Because the statute does not allow the association to require a "proper purpose," an owner is not obligated to state one.
• Keeping a copy of the request and any response is common practice.
• If a proper request is refused, the HOA Information and Resource Center and a licensed Colorado attorney are the available resources.

Sources

• C.R.S. § 38-33.3-317 — Association records
• C.R.S. § 38-33.3-209.4 — Public disclosures required
• C.R.S. § 38-33.3-209.2 — Declarant duties; reserve study
• Colorado House Bill 26-1099 — Protect Financial Condition of HOAs
• Colorado House Bill 22-1137 — HOA Board Accountability & Transparency