Cal. Civ. Code § 38-12-203
Reasons for termination.
Operative Text
(1) The management of a mobile home park may terminate a tenancy only for one or more of the following reasons: (a) [ Editor's note: This version of subsection (1)(a) is effective until January 1, 2027. ] Except in the case of a home owner who cures a noncompliance as described in section 38-12-202 (3), failure of the home owner to comply with local ordinances and state laws and rules relating to mobile homes and mobile home lots; (a) [ Editor's note: This version of subsection (1)(a) is effective January 1, 2027. ] Except in the case of a home owner who cures a noncompliance as described in section 38-12-202 (3), failure of the home owner to comply with local ordinances and state laws and rules relating to mobile homes and mobile home lots. A landlord may pursue the termination of a tenancy on these grounds only if a local government, the state, or an agency or division of a local government or the state has issued a final order finding that a violation of a local ordinance or a state law or rule related to mobile homes and mobile home lots has occurred. (b) Repealed. (c) Except in the case of a home owner who cures a noncompliance as described in section 38-12-202 (3), failure of the home owner to comply with written rules and regulations of the mobile home park that are enforceable pursuant to section 38-12-214, are necessary to prevent material damage to real or personal property or to the health or safety of one or more individuals, and were: (I) Established by the management in the rental agreement at the inception of the tenancy; (II) Amended after the inception of the tenancy with the consent of the home owner; or (III) Amended after the inception of the tenancy without the consent of the home owner after providing sixty days' prior written notice to the home owner. (d) (I) Condemnation or change of use of the mobile home park. When the owner of a mobile home park is formally notified by a notice of intent to acquire pursuant to section 38-1-121 (1) or other similar provision of law, or a complaint in a condemnation action from an appropriate governmental agency that the mobile home park, or any portion thereof, is to be acquired by the governmental agency or may be the subject of a condemnation proceeding, the landlord shall, within seventeen days, notify the home owners in writing of the terms of the notice of intent to acquire or complaint received by the landlord. (II) If a landlord wants to change the use of a mobile home park, and the change of use has been approved by the local or state authority or does not require approval, and the change of use would result in the eviction of inhabited mobile homes, the landlord shall give the owner of each mobile home that is subject to the eviction a written notice of the landlord's intent to evict not less than twelve months before the change of use of the land, which notice must be mailed to each home owner. The notice must advise the home owner of the home owner's right to compensation pursuant to subsection (3) of this section. (e) The making or causing to be made, with knowledge, of materially false or misleading statements on an application for tenancy; (f) Conduct of the home owner or any lessee of the home owner or any guest, agent, invitee, or associate of the home owner or lessee of the home owner that: (I) Occurs on the mobile home park premises and unreasonably endangers the life of the landlord, any home owner or lessee of the mobile home park, any person living in the park, or any guest, agent, invitee, or associate of the home owner or lessee of the home owner; (II) Occurs on the mobile home park premises and constitutes willful, wanton, or malicious damage to or destruction of property of the landlord, any home owner or lessee of the mobile home park, any person living in the park, or any guest, agent, invitee, or associate of the home owner or lessee of the home owner; (III) Occurs on the mobile home park premises, materially harms or threatens real or personal property or the health, safety, or welfare of one or more individuals or animals, including pet animals, as defined in section 35-80-102 (10), and constitutes a felony prohibited under article 3, 4, 6, 7, 9, 10, 12, or 18 of title 18; or (IV) Was the basis for an action that declared the mobile home or any of its contents a class 1 public nuisance under section 16-13-303. (2) In an action pursuant to this part 2, the landlord shall have the burden of proving that the landlord complied with the relevant notice requirements and that the landlord provided the home owner with a statement of reasons for the termination. In addition to any other defenses a home owner may have, it shall be a defense that the landlord's allegations are false or that the reasons for termination are invalid. (3) A landlord shall not make any oral or written statement threatening eviction for a violation or action that is not grounds for terminating a tenancy under subsection (1) of this section. A home owner may file a complaint pursuant to section 38-12-1105 or a civil action pursuant to section 38-12-220 for a violation of this subsection (3). If the court determines that the landlord violated this subsection (3), the court shall award a statutory penalty of up to twenty thousand dollars to the plaintiff in addition to any other remedies authorized by section 38-12-220.
Colo. Rev. Stat. § 38-12-203 limits the circumstances under which a mobile home park may end a tenancy, establishing an exclusive list of permissible grounds such as uncured violations of local ordinances or state laws, uncured breaches of enforceable park rules, condemnation or change of use of the park, materially false application statements, and certain dangerous or criminal conduct on the premises. The burden of proof in any eviction action falls on the landlord, who must show proper notice was given and valid reasons were stated; home owners retain the right to raise defenses, including that the stated reasons are false or legally insufficient. Landlords are also prohibited from threatening eviction for reasons that fall outside the statute's enumerated grounds, and courts may award a statutory penalty of up to $20,000 to a home owner when such an unlawful threat is proven.
Plain English — not legal advice.
Operators of mobile home parks in Colorado must ensure that any notice of tenancy termination issued under Colo. Rev. Stat. § 38-12-203 is grounded in one of the statute's specifically enumerated reasons, such as an uncured ordinance or rule violation, a qualifying safety or criminal conduct incident, or a properly noticed change of use. Compliant operators document the basis for termination in writing, follow all applicable notice timelines—including the twelve-month advance notice required for change-of-use evictions—and, beginning January 1, 2027, obtain a final governmental order before pursuing termination based on ordinance or state-law violations. Park management should also avoid making any oral or written statements that threaten eviction on grounds not listed in § 38-12-203, as such statements expose the park to a court-imposed statutory penalty of up to $20,000.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Under Colo. Rev. Stat. § 38-12-203, mobile home park residents have the right to have their tenancy terminated only for reasons specifically listed in the statute, and the landlord bears the burden of proving both proper notice and a valid reason in any eviction proceeding. Home owners may raise as a defense that the landlord's stated grounds are false or legally invalid, and if a landlord threatens eviction for a reason not permitted by § 38-12-203, a home owner may file a complaint under § 38-12-1105 or pursue a civil action under § 38-12-220. Tenant-rights organizations and legal aid resources can help home owners understand which defenses or complaint pathways may be relevant to their circumstances.
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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