Monday June 01, 2026
Can an HOA or condo tow a resident’s car?
Potentially, yes, if the vehicle is parked on HOA- or condo-controlled private property and the tow complies with Colorado’s private property towing requirements (C.R.S. § 40-10.1-405). The association should also confirm that its governing documents and parking rules allow towing before using it as an enforcement tool.Colorado’s 24-hour towing notice rule
Under Colorado towing laws, a towing carrier generally cannot nonconsensually tow a vehicle from a parking space or common parking area unless the towing carrier or property owner gives the vehicle owner or operator 24 hours’ written notice before the tow (C.R.S. § 40-10.1-405(3)(b)(I)).The notice must be placed on the vehicle’s windshield at least 24 hours before towing (C.R.S. § 40-10.1-405(3)(b)(II)).
When immediate towing may be allowed
Colorado towing laws say that a vehicle generally may be towed without the 24-hour notice if it:- Blocks a driveway or roadway enough to effectively obstruct access
- Is in or effectively obstructing a designated and marked fire zone
- Is improperly parked in a disability-reserved area
- Occupies or obstructs an individually designated/rented/purchased resident space
- Is parked without authorization in a lot marked for exclusive resident or invited-guest use
- Has received two previous notices for parking inappropriately in the same manner within the past six months
- Is being repossessed by a creditor with a lien or security interest in the vehicle
- Is expressly ordered or authorized to be removed by a court order, an administrative order, a peace officer, or by operation of law
What the 24-hour towing notice must say
The 24-hour notice must clearly say that the vehicle will be towed without consent if it remains parked inappropriately. The notice must describe the inappropriate parking, state the time the vehicle will be towed if it is not moved or corrected, and explain that repeated inappropriate parking in the same manner may lead to towing without notice (C.R.S. § 40-10.1-405(3)(b)(III)(A)-(D)).Towing authorization must be specific
A towing carrier generally cannot nonconsensually tow from private property based on property-owner or association permission unless it receives signed, documented permission on the required form for each individual tow within the 24 hours immediately before the tow. That permission cannot be automated or preapproved (C.R.S. § 40-10.1-405(3)(a)(IV)).Who can authorize the tow?
Permission may come from:- The private property owner or leaseholder, unless that owner or leaseholder would earn income from the nonconsensual tow;
- A person subject to the Colorado Common Interest Ownership Act, if the property is within that person’s area of operation; or
- Certain employees of the owner, leaseholder, association, or property management company.
Towing companies cannot patrol for HOAs
A towing carrier may not patrol or monitor property to enforce parking restrictions on behalf of the property owner (C.R.S. § 40-10.1-405(3)(e)). For HOAs and condos, that means the association or its authorized representative should be the party documenting the violation and authorizing the specific tow.Signage requirements for private property towing
For a nonconsensual tow, Colorado towing laws say that the property owner must have posted signage that:- Is at least two square feet in size
- Uses lettering at least one inch high
- Sharply contrasts with the background and the structure the sign is placed on
- Includes, in order: the parking restriction, applicable times or “Authorized Parking Only” if the restriction applies 24/7, and the towing carrier’s name and telephone number
- Is printed in English and Spanish
- Is permanently mounted
- Is not obstructed from view or placed in a way that prevents direct visibility
- Is not placed higher than ten feet or lower than three feet from the surface closest to the sign’s placement
- Is at the entrance to the private property so that it faces outward toward the street and is visible before and upon entering the property
- Is inside the property facing the parking area
Tips for board members
Board members should consult qualified Colorado counsel before creating or updating towing rules, but these practical steps can help reduce confusion and disputes:- Confirm the association controls the parking area: Before towing, confirm that the vehicle is on HOA- or condo-controlled private property, not a public right-of-way.
- Keep parking rules simple and visible: Clear rules about permits, guest parking, reserved spaces, fire lanes, and common parking areas make enforcement easier for residents and guests to understand.
- Use a written towing policy: Spell out who can authorize a tow, when 24-hour notice is required, when an exception may apply, and what documentation must be kept.
- Require specific authorization for every association-authorized tow: Colorado towing laws require signed, documented, non-automated, non-preapproved permission on the required form for each individual permission-based tow within the 24 hours before the tow (C.R.S. § 40-10.1-405(3)(a)(IV)).
- Keep records before calling the tow company: Photos, time stamps, notices, rule references, and authorization forms can help show that the association followed the correct process under Colorado towing laws and the governing documents.
- Communicate parking expectations regularly: Remind residents about permits, guest parking, fire lanes, snow routes, and reserved spaces before problems happen.
How a management company can help
A professional management company can help the board turn parking rules into a workable process that comply with Colorado towing laws. That may include organizing the towing policy for legal review, coordinating resident communication, confirming signage, keeping towing documentation, working with vendors, and helping residents understand what to do if a vehicle has been noticed or towed.About FirstService Residential
FirstService Residential supports Colorado communities with local expertise backed by national resources. Our teams help boards stay organized with governance support, recordkeeping systems, financial management, vendor coordination, resident communication, and 24/7 customer care. We help boards apply consistent processes that align with their governing documents and Colorado law, so board members can stay focused on long-term community goals instead of day-to-day administration.Contact a member of our team today to learn more.
This information is provided for general informational purposes only and is not intended to constitute, and should not be relied upon as, legal, regulatory, financial, or operational advice, or as a representation or guarantee of any specific services, capabilities, or outcomes. Property management needs, regulatory requirements, market conditions, and available services vary by jurisdiction, property type, and community. FirstService Residential provides services through locally based affiliates and associates, and services and results may vary by community, region, contractual terms, and applicable law.