Colorado HB24-1233 New Communication Requirements


Two years after Colorado implemented HB22-1137 to address communication regarding a unit owner’s delinquency in paying assessments, fines, and fees, the state introduced new modifications with HB24-1233.

These updates, which go into effect on August 7, 2024, aim to protect homeowners and boost transparency within associations. They also mandate associations use additional communication methods to notify unit owners of delinquencies. In this blog article, you’ll discover what these new requirements mean for your association and how to get ready.

HB24-1233 Homeowner Communication Requirements

In June 2022, a law required HOAs to notify unit owners via mail, text, or email, send the notification in the preferred language, allow owners to designate a contact for communications, and maintain records of all communications about delinquencies. On June 3rd, 2024, the Colorado Governor approved new mandates for associations to inform unit owners about delinquencies. These new requirements specifically focus on communication methods. The new law goes into effect on August 7, 2024. 

Important changes in HB24-1233 include:

  • HOAs must now contact a unit owner or their designated contact through two methods instead of one. Communication methods include phone call, text message, or email.
  • HOAs can charge unit owners if they want to receive notices or documents via certified mail.
  • Allow HOAs to contact the owner or designated contact via phone using the number that the HOA has on file. 
  • The previous requirement for HOAs to physically post a notice of a homeowner’s delinquent account on their unit has been eliminated.

How to Prepare for Changes Required by HB24-1233

With just a month left to comply with the new law, here are some steps you can take to stay prepared:

1) Update Your Communication Policies

It’s important to update your HOA’s communication policies to adapt to the new requirement for contacting delinquent unit owners or their designated contacts. Make sure your communication policies allow for reaching out using at least two methods from the following options: phone call, text message, or email. Having multiple ways to communicate with homeowners ensures that important messages are received and creates a more transparent environment.

2) Verify Resident Contact Information

Next, you want to ensure that the HOA has accurate and up-to-date contact information for all unit owners and their designated contacts. This includes phone numbers, email addresses, and any preferred methods of communication. Accurate information is crucial to sending your residents updates about delinquency, emergencies, or community information. 

Once resident information is up to date, how do you continue to ensure the accuracy of the contact information? That’s where a regular review system comes in. You can periodically remind residents through automated communications to review and update their contact information by giving them access to a resident portal where they can make these changes on their own. Implement a robust system for regularly updating contact information to maintain accuracy. Encourage residents to provide multiple forms of contact to ensure they can be reached under any circumstances.

3) Check You’re Still in Compliance with HB22-1137 (previous law)

While many requirements from the original law remain unchanged, confirming that you’re still meeting them is crucial. These include allowing unit owners to choose a different language to receive their communications in, designating a contact person, and maintaining communication records. It’s essential to verify that your methods still comply with these requirements.  

4) Staff Training and Documentation

Train HOA staff and board members on the new communication protocols for contacting unit owners about delinquent payments. Ensure staff are well-versed in handling various communication methods and documenting each attempt. Some communication platforms that are designed for the HOA industry will automatically track email opens, phone calls, and text message delivery.  It’s important to ensure your software platform can track this automatically to save time for your team to focus on more important community matters. 

5) Communicate Changes with Homeowners 

Communicate the upcoming changes to all unit owners well before the effective date of August 7, 2024. You can use various channels, such as email, mail, and community meetings, to keep everyone informed.

In your communications, it’s a good idea to explain the new requirements, why these changes are occurring, and how they will impact the unit owners.  

If your association plans to charge unit owners for sending out mailed notices or documents through certified mail, it’s important to communicate that update.  

You can inform homeowners about these changes through:

  • The community website
  • Their preferred communication methods (email, phone, text)
  • Notices on the resident portal
  • Notices on common areas like the community clubhouse or main office

6) Consult with your community association lawyer

Be sure to discuss the more complex details of HB24-1233 with your lawyer and how it impacts your association.

How Pilera can help you comply with HB24-1233

Automate Communications

PileraConnect is our comprehensive communication suite designed to streamline your interactions with residents. Whether it’s routine updates or emergency alerts, you can automate messages via phone, email, text, or postal mail to homeowners and their designated contacts.

Resident Communication Preferences

In accordance with HB24-1233, associations are now required to communicate with residents through two different methods instead of one. The most effective way to gather accurate resident contact information is to let them choose their preferred communication channels.

Invalid Communication Report

Having the most accurate resident information is essential for ensuring your messages reach residents. Pilera offers an automated monthly invalid communication report highlighting invalid email addresses and phone numbers, enabling you to correct them. Additionally, you can access a list of residents, their preferred communication methods, and contact errors like bounces or unsubscribes on demand.

Language Translation 

The original law requires associations to provide residents the option of receiving messages in their preferred language.  With PileraConnect, residents have the flexibility to select their preferred language for text and email messages from over 100 options. They can also opt to receive phone calls in either English or Spanish.

Confirm Message Delivery

The original law requires associations to keep track of every contact made to a resident about delinquency. With PileraConnect’s message center, managers can effortlessly view a list of recipients, delivery methods, and confirmations. Instantly check if an email was delivered, bounced, or replied to. You can also check if a text message was received; or if a phone call was answered live or went to voicemail. The message center also logs the content of each message you send. 

Track Resident Email Replies 

PileraConnect lets you track email replies from any outbound communication initiated through our platform. With the Message Inbox feature, you can quickly search for replies from residents, ensuring no conversation is lost during staff turnover or when out of the office.

One month left to comply with HB24-1233

Schedule a Consultation to Stay Ahead

With just a month remaining to meet the new requirements of HB24-1233, it’s crucial to stay prepared. Additionally, it’s important to have a plan to start communicating about delinquencies to residents. One significant change is the requirement to contact residents in two ways, so it’s essential to have a communication platform that offers multiple methods and allows residents to choose how they want to hear from you.  If you’d like to learn more about how Pilera can help you comply with the updated law requirements, schedule a 15-minute discovery call. 

About Pilera

Pilera Software is a CRM custom built for the community association industry and has helped thousands of community managers enhance communications, improve customer service, and manage compliance.

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