C.R.S. §38-33.3-308
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Meetings
Sets meeting and notice rules for both unit-owner meetings and executive board meetings. Subsection (1) requires annual unit-owner meetings; special meetings may be called by the president, by majority of the board, or by owners holding 20% (or any lower percentage in the bylaws). Notice must be hand-delivered or sent by US mail not less than 10 nor more than 50 days before the meeting; notice must also be posted in a conspicuous place. Subsection (2)(a) requires all regular and special meetings of the board (and any committee) to be open to attendance by all association members or their representatives. Subsection (2.5)(b) requires that owners be permitted to speak before any board vote on an issue. Subsections (3)–(7) govern executive session — permitted only for the topics enumerated in (4), and no rules may be adopted in executive session.
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Statutory Text
Verified Aug 5, 2026 · OTHER
C.R.S. Section 38-33.3-308 Meetings (1) Meetings of the unit owners, as the members of the association, shall be held at least once each year. Special meetings of the unit owners may be called by the president, by a majority of the executive board, or by unit owners having twenty percent, or any lower percentage specified in the bylaws, of the votes in the association. Not less than ten nor more than fifty days in advance of any meeting of the unit owners, the secretary or other officer specified in the bylaws shall cause notice to be hand delivered or sent prepaid by United States mail to the mailing address of each unit or to any other mailing address designated in writing by the unit owner. The notice of any meeting of the unit owners shall be physically posted in a conspicuous place, to the extent that such posting is feasible and practicable, in addition to any electronic posting or electronic mail notices that may be given pursuant to paragraph (b) of subsection (2) of this section. The notice shall state the time and place of the meeting and the items on the agenda, including the general nature of any proposed amendment to the declaration or bylaws, any budget changes, and any proposal to remove an officer or member of the executive board. (2) Intentionally left blank —Ed. (a) All regular and special meetings of the association’s executive board, or any committee thereof, shall be open to attendance by all members of the association or their representatives. Agendas for meetings of the executive board shall be made reasonably available for examination by all members of the association or their representatives. (b) Intentionally left blank —Ed. (I) The association is encouraged to provide all notices and agendas required by this article in electronic form, by posting on a website or otherwise, in addition to printed form. If such electronic means are available, the association shall provide notice of all regular and special meetings of unit owners by electronic mail to all unit owners who so request and who furnish the association with their electronic mail addresses. Electronic notice of a special meeting shall be given as soon as possible but at least twenty-four hours before the meeting. (II) Notwithstanding section 38-33.3-117 (1.5)(i), this paragraph (b) shall not apply to an association that includes time-share units, as defined in section 38-33-110 (7), C.R.S. (2.5) Intentionally left blank —Ed. (a) Notwithstanding any provision in the declaration, bylaws, or other documents to the contrary, all meetings of the association and board of directors are open to every unit owner of the association, or to any person designated by a unit owner in writing as the unit owner’s representative. (b) At an appropriate time determined by the board, but before the board votes on an issue under discussion, unit owners or their designated representatives shall be permitted to speak regarding that issue. The board may place reasonable time restrictions on persons speaking during the meeting. If …
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Governance
| Ref | Requirement |
|---|---|
| (1) | Every Colorado HOA must hold an annual owner meeting. Special meetings can be called by the president, by a majority of the board, or by petition of 20% of voting owners. Notice must go out 10–50 days in advance via mail or hand delivery, must also be physically posted, and must list the time, place, and agenda — including any declaration amendment, budget change, or removal proposal. |
| (2.5)(b) | Before the board votes on any agenda item, owners have a statutory right to speak. The board can cap each owner at (e.g.) three minutes and can balance opposing-view speakers, but cannot bar owner input altogether. Skipping this step makes the resulting vote subject to challenge. |
| (2)(a) | Open-meeting is the default rule in Colorado. The board cannot meet privately to handle ordinary business — only for narrow categories enumerated in §308(4). Ordinary policy debates must happen in open session, and agendas must be available to any member. |
| (4) | The board cannot use executive session as a catch-all to avoid public business. Only six narrow topics qualify: employees, legal advice, criminal investigations, legally-protected confidential matters, individual privacy/owner discipline, and legal counsel communications. Rules cannot be adopted in executive session — those must be voted on in open session. |
Legal Topics
Legal references last verified September 5, 2026.
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