Cal. Civ. Code § 24-34-504
Time limits on filing of charges.
Operative Text
(1) Any charge alleging a violation of this part 5 shall be filed with the commission pursuant to section 24-34-306 within one year after the alleged unfair housing practice occurred, or it shall be barred. (2) A civil action filed by the attorney general under this section shall be commenced not later than eighteen months after the date of the occurrence or the termination of the alleged discriminatory housing practice. (3) The director, not later than ten days after filing or identifying additional respondents, shall serve on the respondent a notice identifying the alleged discriminatory housing practice and advising such respondent of the procedural rights and obligations of respondents under this part 5, together with a copy of the original charge. (4) The director shall commence an investigation of any charge filed pursuant to subsection (1) of this section within thirty days of such filing. Within one hundred days after the filing of the charge, the director shall determine, based on the facts, whether probable cause exists to believe that a discriminatory housing practice has occurred or is about to occur, unless it is impracticable to do so or the director has approved a conciliation agreement with respect to the charge. If the director is unable to complete the investigation within one hundred days after the filing of the charge, the director shall notify the parties of the reasons for not doing so. (4.1) After a determination by the director that probable cause exists to believe that a discriminatory housing practice has occurred or is about to occur, the commission shall issue a notice and complaint as provided in section 24-34-306 (4). After such notice and complaint is issued by the commission, the complainant, respondent, or any aggrieved person on whose behalf the charge was filed may elect to have the claims asserted in the charge decided in a civil action in lieu of an administrative hearing. Such election shall be made in writing within twenty days after receipt of the notice and complaint issued by the commission. The commission shall provide notice of the election to all other parties to whom the notice and complaint relates. (4.2) If all parties agree to have the charges decided in an administrative hearing, the commission shall hold a hearing as provided in section 24-34-306. If any party elects a civil action, the commission shall authorize the attorney general to commence and maintain a civil action in the appropriate state district court to obtain relief with respect to the discriminatory housing practice or practices alleged in the notice and complaint. (4.3) Final administrative disposition of a charge filed pursuant to this section shall be made within one year of the date the charge was filed, unless it is impractical to do so. If the commission is unable to do so, the commission shall notify the complainant and the respondent, in writing, of the reasons that such disposition is impractical. (5) Repealed.
Colorado Revised Statutes § 24-34-504 establishes the procedural timeline governing fair housing discrimination complaints in Colorado. A person alleging an unfair housing practice generally must file a charge with the commission within one year of the alleged incident, or the claim is barred. The state's director is then required to begin investigating within 30 days of filing and to reach a probable-cause determination within 100 days, while the attorney general has up to 18 months to initiate a civil action. If probable cause is found, parties may choose between an administrative hearing or a civil court proceeding, and the entire administrative process is expected to conclude within one year of the charge being filed.
Plain English — not legal advice.
Under § 24-34-504, property owners and managers named as respondents in a fair housing complaint are entitled to timely notice—within ten days of being identified—that describes the alleged discriminatory practice and outlines their procedural rights and obligations. Compliant operators typically keep thorough records of rental decisions, communications, and policies so they can respond effectively within the investigation's 100-day probable-cause window. When a notice and complaint is issued following a probable-cause finding, respondents have 20 days to elect in writing whether they prefer an administrative hearing or a civil court proceeding, making prompt attention to all commission correspondence an important operational practice.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section § 24-34-504 gives tenants and other aggrieved persons who believe they have experienced discriminatory housing practices a one-year window from the date of the alleged incident to file a charge with the Colorado Civil Rights Commission—missing that deadline generally bars the claim. Once a charge is filed, the director is required to begin an investigation within 30 days and to notify parties if the 100-day determination timeline cannot be met, providing some transparency into the process. If probable cause is found, tenants or aggrieved persons on whose behalf a charge was filed may elect within 20 days to pursue their claims in civil court rather than through an administrative hearing; tenant-rights organizations and legal aid resources can help individuals understand which procedural path may be available to them.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 16, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
Effective Timeline
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