County recording office
Mesa County Clerk & Recorder
200 S Spruce St, Grand Junction, CO 81501 (opens in Google Maps)
Rolling out the agenda
Colorado CCIOA & local noise ordinances
Colorado HOAs operate under CCIOA (Title 38, Article 33.3). City noise ordinances and HOA quiet-hour covenants are separate enforcement tracks — publish both in your rules directory.
County recording office
Mesa County Clerk & Recorder
200 S Spruce St, Grand Junction, CO 81501 (opens in Google Maps)
Wildland-urban-interface communities face increasing mitigation expectations. Coordinate landscape standards with local fire district guidelines.
Board checklist
Municipal trash schedules, curb placement, and code enforcement pathways.
Municipal trash haulers or city collection programs set pickup days, cart rules, and bulky-item scheduling for Grand Junction. Property maintenance and nuisance codes are enforced by city/county code enforcement—not the HOA. Boards should route covenant violations through the association process and municipal issues (illegal dumping, abandoned vehicles on public streets) to the appropriate city department or 311 service.
Mediation, courts, and state resources when board actions are challenged.
Most HOAs in Grand Junction follow the Colorado Common Interest Ownership Act (CCIOA) plus recorded covenants. City noise ordinances, STR licensing, and Mesa County clerk recording add a local layer — see kindhoa.com/compliance/colorado and kindhoa.com/compliance/colorado/grand-junction. Educational, not legal advice.
State-level guidance — confirm current city ordinances with local officials.
Late fee estimator
Enter your typical monthly assessment to see how local caps may apply. KindHOA can automate notices and fee schedules once your board defines the rules.
Estimated legal ceiling
$500.00
Many associations cannot assess late fees until accounts are at least 30 days past due and proper notice has been sent. You entered 15 days past due.
Tell us about your community. We'll show you how KindHOA automates dues, late fees, and resident communication — free for self-managed HOAs.
Statewide checklist plus every Colorado city guide we publish.
Title 38 HOA laws, HB22-1137 collections, and metro guides.
City quiet hours vs. covenant enforcement for metro boards.
No per-door fees. No enterprise bloat. Just the tools your neighbors need to run Grand Junction with confidence.
Mesa County guide for Grand Junction HOAs: CCIOA requirements, city code vs. CC&Rs, county recorder filing basics, and a searchable rules directory (kindhoa.com/blog/hoa-rules-directory-guide).
The quick answer
Reviewed by the KindHOA Editorial Team · Last reviewed July 25, 2026
Grand Junction is the largest city on Colorado's Western Slope, the Mesa County seat in the high-desert Grand Valley where the Colorado and Gunnison rivers meet. Its HOAs skew toward newer Redlands and Orchard Mesa subdivisions plus 55+ and golf communities. Owners here often search for a 'homeowners policy' — meaning they want to know which rules come from city zoning versus the association's recorded CC&Rs under Colorado's CCIOA.
Local rules board members use
City-specific answers for Grand Junction — sourced to municipal code and official city pages. Educational, not legal advice.
The Grand Valley is high desert: hot, dry summers, mild winters, and intense irrigation and water-rights culture. HOA landscaping and xeriscape standards are common and must respect Colorado's water-wise landscaping protections. Recording of liens and covenant amendments runs through the Mesa County Clerk & Recorder.
Primary source: Grand Junction municipal code / city ordinances
Summaries below are for board orientation. Verify requirements in the official Grand Junction municipal code (opens in a new tab).
Grand Junction municipal code
Grand Junction may license or zone short-term rentals under local ordinances in addition to Colorado Common Interest Ownership Act (CCIOA) & HB22-1137. Colorado does not preempt all municipal STR rules. Boards should obtain the current STR checklist from Grand Junction Planning or Excise & Licenses and compare it to recorded CC&R use restrictions. Enforce HOA rules only after confirming they do not conflict with a valid city license.
HOA governing documents
HOAs enforce recorded use restrictions (minimum lease terms, guest limits, parking) when consistent with applicable city licensure and state law. Covenant enforcement requires notice, cure periods, and uniform application.
Zoning & building code
Grand Junction and Mesa County zoning codes set baseline fence heights, setbacks, and sight triangles by district. HOAs may regulate design through architectural covenants if restrictions comply with CCIOA (C.R.S. title 38, article 33.3) and are applied consistently. Document both city zoning compliance and HOA ACC approval before approving fence or accessory projects.
Permit thresholds
When construction triggers the building code, Grand Junction or Mesa County requires permits for structural changes, many electrical/plumbing alterations, decks, and additions. An HOA architectural approval letter does not substitute for a city building permit. Boards should require proof of city permit (or written exemption) before final ACC approval on regulated work.
HOA architectural control
HOAs review fences and additions through architectural committees under CC&Rs. Municipal compliance alone does not satisfy HOA design or notice requirements.
State / local protections
C.R.S. §38-30-168 voids covenants that prohibit renewable energy devices (including solar). Aesthetic rules may not increase cost more than 10% or reduce production more than 10%, and approvals must follow statutory timelines. Water-efficient landscaping cannot be banned when it meets applicable water-district and municipal rules. HB22-1137 and CCIOA collection reforms also limit certain fee practices—confirm with association counsel.
What HOAs may still regulate
HOAs may adopt reasonable design rules that meet statutory tests (location, color, timeline). Associations cannot impose outright bans where state law voids them.
Drought cycles and municipal watering schedules affect landscaping covenants. Automate reminders when restrictions tighten.
Board checklist
Mountain communities often require timely sidewalk clearing and designated plow routes. Boards should align CC&R enforcement with municipal snow events.
Board checklist
Cities and counties increasingly regulate STRs. HOAs should align covenant enforcement with municipal registration rules.
Board checklist
Colorado disputes may be resolved through association internal processes, mediation, or state courts. Small claims jurisdiction is set by Colorado statute and court rule—verify current limits with the clerk of Mesa County. The Colorado Department of Regulatory Agencies (DORA), Division of Real Estate, maintains HOA-related consumer resources. For collection disputes, comply with CCIOA notice and HB22-1137 cure requirements before referral to counsel.
Grand Junction may license or zone short-term rentals under local ordinances in addition to Colorado Common Interest Ownership Act (CCIOA) & HB22-1137. Colorado does not preempt all municipal STR rules. Boards should obtain the current STR checklist from Grand Junction Planning or Excise & Licenses and compare it to recorded CC&R use restrictions. Enforce HOA rules only after confirming they do not conflict with a valid city license.
Grand Junction and Mesa County zoning codes set baseline fence heights, setbacks, and sight triangles by district. HOAs may regulate design through architectural covenants if restrictions comply with CCIOA (C.R.S. title 38, article 33.3) and are applied consistently. Document both city zoning compliance and HOA ACC approval before approving fence or accessory projects.
Municipal trash haulers or city collection programs set pickup days, cart rules, and bulky-item scheduling for Grand Junction. Property maintenance and nuisance codes are enforced by city/county code enforcement—not the HOA. Boards should route covenant violations through the association process and municipal issues (illegal dumping, abandoned vehicles on public streets) to the appropriate city department or 311 service.
When construction triggers the building code, Grand Junction or Mesa County requires permits for structural changes, many electrical/plumbing alterations, decks, and additions. An HOA architectural approval letter does not substitute for a city building permit. Boards should require proof of city permit (or written exemption) before final ACC approval on regulated work.
C.R.S. §38-30-168 voids covenants that prohibit renewable energy devices (including solar). Aesthetic rules may not increase cost more than 10% or reduce production more than 10%, and approvals must follow statutory timelines. Water-efficient landscaping cannot be banned when it meets applicable water-district and municipal rules. HB22-1137 and CCIOA collection reforms also limit certain fee practices—confirm with association counsel.
Colorado disputes may be resolved through association internal processes, mediation, or state courts. Small claims jurisdiction is set by Colorado statute and court rule—verify current limits with the clerk of Mesa County. The Colorado Department of Regulatory Agencies (DORA), Division of Real Estate, maintains HOA-related consumer resources. For collection disputes, comply with CCIOA notice and HB22-1137 cure requirements before referral to counsel.
Sources
KindHOA is educational software for self-managed boards, not a law firm, and this guide is not legal advice. State statutes, local ordinances, and your community’s recorded CC&Rs control and change over time — confirm liens, amendments, and enforcement with association counsel and the official sources above.
Free Title 33 checklist and metro city guides.