Operative Text
(1) If the management charges home owners or residents individually for water usage in the park, then, on or before January 31 of each year, the management shall provide to each home owner and resident and post in both English and Spanish in a clearly visible location in at least one common area of the mobile home park the following information: (a) The methodology by which the management calculates the amount charged to each home owner or resident for water usage on the home owner's or resident's lot; (b) The methodology by which the management calculates the amount charged to each home owner or resident for water usage in common areas of the mobile home park; and (c) The current residential water rate schedule of the water utility or municipal water service provider that supplies water to the park. (2) If the management charges home owners or residents for water usage in the park, whether individually or in an aggregate amount, the management shall provide to each home owner or resident a monthly water bill that indicates the amount owed by the home owner or resident, the total amount owed by all the residents in the mobile home park, and, if the management purchases the water from a provider, the total amount paid by the management to the provider. (3) The management shall not charge a home owner or resident for any costs in addition to the actual cost of water billed to the management. (4) The management shall use a methodology that is reasonable, equitable, and consistent for billing home owners or residents for any type of water usage. (5) If the management learns of a leak in a water line inside the park, the management shall notify each home owner and resident of the leak within twenty-four hours. (6) The management shall not bill a home owner or resident for any water usage that is caused by a leak in a water line inside the park.
Colorado Revised Statutes § 38-12-212.4 governs how mobile home park management must handle water billing and leak disclosures. When residents are charged individually for water, management must post and distribute annual disclosures—in both English and Spanish—explaining how charges are calculated for lot and common-area usage, along with the utility's current rate schedule. Monthly water bills must be provided showing individual and park-wide totals, management may not mark up the cost of water beyond what it actually pays, and any leak discovered in a park water line must be reported to all residents within 24 hours, with no charges passed on to residents for water lost due to that leak.
Plain English — not legal advice.
Operators of mobile home parks subject to § 38-12-212.4 generally maintain compliance by preparing annual water-billing disclosures each January—posted visibly in a common area in both English and Spanish—that detail the calculation methodology for lot-level and common-area water charges as well as the current utility rate schedule. Each month, compliant management issues itemized water bills to every home owner and resident showing individual amounts owed, the park-wide total, and, where applicable, what the management paid the water provider. When a leak is discovered in a park water line, compliant operators notify all residents within 24 hours and ensure that no water-loss costs from that leak appear on any resident's bill.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Under § 38-12-212.4, mobile home park residents have the right to receive clear, annual disclosures about how their water charges are calculated and to see the utility's actual rate schedule, ensuring management cannot silently mark up the cost of water. Residents are also entitled to monthly bills that show not just their own charges but the park-wide water totals, giving them a basis to verify that billing is reasonable, equitable, and consistent as the statute requires. If a resident believes management has overcharged for water, billed for leak-related usage, or failed to provide the required 24-hour leak notice, they may consider filing a complaint with the Colorado Department of Housing and Community Development or consulting a local tenant-rights organization for guidance on available remedies.
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.
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