How Common Area Maintenance Works in HOAs | Colorado HOA Guide

By CJ Powell, for CAI-RMC

Common area maintenance is one of the most important responsibilities in any HOA. These shared spaces shape the first impression of a neighborhood, protect long-term property values, and keep communities safe. Yet many homeowners and even new board members are unsure what the HOA is responsible for, how maintenance decisions are made, and what Colorado law requires.

Understanding key HOA maintenance responsibilities and how these decisions are made under Colorado HOA guidelines helps everyone work together to keep communities healthy and well-maintained.

This guide breaks down what counts as a common area, who handles the work, how maintenance is budgeted, what happens when upkeep falls behind, and the best practices that keep neighborhoods running smoothly.

What Are Common Areas in an HOA

Common areas are the portions of a community shared and enjoyed by all residents. They are defined in the HOA’s governing documents and must align with the Colorado Common Interest Ownership Act (CCIOA). While every community is unique, most common areas fall into familiar categories.

Common areas may include:

• Sidewalks, trails, greenbelts, and landscaped grounds
• Clubhouses, pools, playgrounds, and fitness centers
• Parking lots, shared driveways, and private roads
• Building exteriors and structural components in condo or townhome communities

Some communities have only a few shared features. Others manage acres of greenbelt, multiple buildings, and extensive amenities. Regardless of size, the HOA is responsible for maintaining these elements so they remain safe, attractive, and functional.

Who Is Responsible for Maintenance?

The HOA holds responsibility for maintaining all common areas unless the governing documents state otherwise. This duty is part of the HOA’s legal obligation to act in the best interest of the community. In Colorado, board members must exercise due care and follow the fiduciary standards outlined in both the governing documents and CCIOA, making common area maintenance a core Colorado HOA maintenance requirement.

Maintenance may be handled by:

The HOA Board: Board members oversee maintenance planning, budgeting, vendor approvals, and policy decisions.

Professional Community Managers: Managers coordinate day-to-day oversight, vendor scheduling, contract administration, and resident communication. (For a list of HOA Management Companies in the Rocky Mountain area, visit our CAI Directory here.)

External Vendors and Contractors: Landscapers, snow removal teams, roofers, painters, pool technicians, arborists, and specialized trades complete the work. (For a list of Business Partners in the Rocky Mountain area, visit our CAI Directory here.)

Even when managers and vendors assist, the board is accountable for ensuring maintenance happens on schedule, is completed properly, and aligns with the budget and reserve plan.

Typical HOA Maintenance Tasks

Common area maintenance covers a wide range of tasks. Most fall into a few predictable categories:

• Landscaping: Mowing, trimming, irrigation checks, tree care, mulch, snow removal
• Building Systems: Roof repairs, siding upkeep, exterior painting, shared HVAC or mechanical systems
• Safety & Repairs: Fixing trip hazards, sidewalk cracks, broken lighting, fencing, signage
• Amenity Upkeep: Pool chemicals and maintenance, fitness equipment inspections, clubhouse cleaning

These tasks range from weekly landscaping to major long-term projects like road resurfacing or roof replacement. Clear scheduling helps HOAs manage common area maintenance more efficiently and smooths out annual budgeting.

How Maintenance Is Budgeted in Colorado HOAs

Strong financial planning is the backbone of reliable maintenance. Colorado HOAs typically divide maintenance expenses into two categories: routine operating expenses and long-term reserve expenses. Both categories are essential to effective maintenance budgeting.

1. Annual Operating Budget

The operating budget covers predictable, recurring expenses such as landscaping, snow removal, pool contracts, janitorial work, and small repairs. These expenses are funded through regular assessments paid by homeowners.

2. Reserve Fund Contributions

Reserves cover long-term repairs and replacements. This may include new roofs, repaved parking lots, exterior paint cycles, mechanical equipment, or structural components in multifamily communities. A well-funded reserve helps avoid sudden special assessments and keeps a community prepared for the future.

3. Reserve Studies

Reserve studies are a best practice and strongly recommended by CAI-RMC. While Colorado does not mandate reserve studies, most boards rely on them to understand the condition of major components, estimate useful life cycles, and budget responsibly. A reserve study provides a roadmap that helps boards plan long before major repairs are needed.

What Happens When Maintenance Is Neglected?

Delayed or inadequate maintenance can create problems that grow costly over time. Even minor issues can escalate quickly if overlooked. For example, a small roof leak in a condo building may not seem urgent at first. If left unaddressed, moisture can damage framing, insulation, electrical systems, and interior finishes. The repair cost multiplies quickly and may require multiple trades. Strong maintenance planning avoids situations like this. Some other common consequences include:

• Declining Property Values: Poor curb appeal and obvious disrepair lower confidence among buyers and appraisers.
• Increased Homeowner Complaints: Residents expect safe sidewalks, clean amenities, and functioning lighting. Neglect leads to frustration and more disputes.
• Higher Legal and Financial Risk: Unmaintained common areas can raise liability concerns, particularly when trip hazards or safety issues are involved.
• Greater Likelihood of Special Assessments: When reserves are too low to cover major repairs, the board may need to levy special assessments to fund the work.

Colorado Laws Related to HOA Maintenance

Colorado’s CCIOA establishes the legal framework for HOA responsibilities. Several key principles guide how maintenance must be managed:

Maintenance Obligations

CCIOA and the governing documents define which components the HOA must maintain. These obligations vary by community type but are binding once established.

Business Judgment Rule

Board members must act in good faith, make informed decisions, and operate in the best interest of the community.

Owner Notifications

Colorado law requires HOAs to provide homeowners with clear notice of major repairs or special assessments through the association’s regular meeting and budget processes. Boards must communicate the purpose of the work, the expected financial impact, and the timeframe for decision-making so owners understand what is being proposed before any action is taken.

Boards that follow documented policies, communicate clearly, and base decisions on expert input strengthen both legal compliance and community trust.

Best Practices for Common Area Maintenance

A proactive approach keeps maintenance predictable, affordable, and aligned with community expectations. The following practices help boards and managers stay organized and effective:

Create a Detailed Maintenance Calendar

Annual schedules keep recurring tasks on track, from irrigation checks to pool openings. This usually is discussed and included in annual budget conversations.

Use Written Checklists

Monthly or seasonal checklists ensure that nothing is overlooked. They also create a clear record for accountability and are useful during transitions from one elected board to the next.

Hire Qualified Vendors

Professional contractors with proper insurance and experience provide consistent quality and reduce risk.

Perform Regular Inspections

Walking the property helps board members and managers identify issues early and plan repairs before they become urgent.

Track Work Orders and Resident Reports

Documentation helps resolve concerns quickly and ensures tasks do not fall through the cracks.

These habits build predictability into the community’s operations and help residents understand how and when work is completed.

Resources from CAI-RMC

CAI-RMC provides tools, training, and support to help Colorado boards and managers excel at maintenance planning. Available resources include:

• Workshops on vendor management and maintenance planning
• Guides on reserve funding and long-term financial strategy
• Certification programs for board members and managers
• Sample RFPs, maintenance policies, and checklists
• Access to legislative updates relevant to HOA operations

These tools help community leaders make informed decisions and maintain safe, attractive, well-run neighborhoods.

Well-Maintained Communities Build Value

HOA common area maintenance is more than a list of tasks. It protects home values, reduces legal risk, and helps communities feel inviting and cared for. When boards, managers, and homeowners understand their roles, neighborhoods stay strong and enjoyable for everyone.

CAI-RMC is here to support Colorado communities with education, best practices, and trusted resources that help associations stay proactive and well-prepared. Explore CAI-RMC’s maintenance tools and keep your community running smoothly.