The HOA Book

The registration lapse watch

Every Colorado HOA must renew its state registration annually — and a volunteer-run board is exactly the kind that lets the date slip. As of the 2026-08-05 check of the state roster: 0 self-managed registrations are expired and 182 more expire within 60 days, out of 1,717 self-managed associations statewide. Nobody else watches this. We check it on every monthly roster pull.

What a lapse actually costs — the statute, precisely

Under C.R.S. §38-33.3-401(3) (read in full, August 2026), a registration is valid for one year, and an association whose registration has expired has its right to impose or enforce an assessment lien suspended — along with its other statutory enforcement mechanisms — until it registers again. Liens recorded while the association was validly registered survive a lapse, but pending enforcement proceedings are suspended (with time limits tolled) until registration is restored. The recoverable part: re-registering revives the suspended rights without penalty. A lapse isn't fatal — it's a quiet switch-off of the association's collection power that nobody announces.

Expiring within 60 days (182)

Renewal windows, in date order. If your association is here, the fix costs minutes now — or its collection rights later.

On the list — or don't want to be?

Board members: renew with the state first; then claim your association's page — free — and we flag your renewal dates for you on every roster cycle. Buying or closing on a unit inside one of these associations? The entity page shows the registration record this watch is built from — and a lapsed association can't enforce assessment liens until it renews.

Source: Colorado Division of Real Estate HOA registration roster, pulled 2026-08-05; lapse check 2026-08-05. Refreshed with the monthly roster cycle. Registration status can change any day — confirm against the state's live records before relying on it.

On a board and staring at a renewal date — or need help reaching one of these associations?

A person reads every message. No spam, no list brokers, no drip campaigns.