Colorado's HB24-1152 requires subject jurisdictions to allow one accessory dwelling unit wherever single-unit detached homes are allowed, using objective standards with no public hearing, on or after June 30, 2025. It bans required new off-street parking, owner occupancy, and restrictive design standards. It is codified at C.R.S. 29-35-101 to 29-35-105.
Last verified: October 18, 2026 against the Colorado General Assembly HB24-1152 bill page (leg.colorado.gov) and the enrolled and signed act (content.leg.colorado.gov), codified at C.R.S. 29-35-101 to 29-35-105.
An accessory dwelling unit, or ADU, is a second, smaller home on a lot that already has a house. In Colorado, HB24-1152 defines the rule for an ADU as an accessory use to a single-unit detached dwelling. This page explains what Colorado’s ADU law requires, which jurisdictions it covers, and the effective dates, with the statute citation for each point.
What does Colorado ADU law allow?
Colorado’s ADU law is House Bill 24-1152 (2024), titled “Concerning increasing the number of accessory dwelling units, and, in connection therewith, making an appropriation.” Governor Polis approved the act on May 13, 2024, and it took effect on that date because it carries a safety clause. The act added a new Article 35 to Title 29 of the Colorado Revised Statutes, “State Land Use Criteria For Strategic Growth,” Part 1 “Accessory Dwelling Units,” codified at C.R.S. 29-35-101 through 29-35-105.
The core mandate is in C.R.S. 29-35-103(1). On or after June 30, 2025, a subject jurisdiction must allow, subject to an administrative approval process, one accessory dwelling unit as an accessory use to a single-unit detached dwelling in any part of the jurisdiction where it allows single-unit detached dwellings.
An administrative approval process means administrative staff approve, condition, or deny a proposal based solely on its compliance with objective standards set in local law, and the process cannot require a public hearing (C.R.S. 29-35-102(5)(a)). An objective standard is a defined benchmark applied consistently regardless of the decision maker, and it does not require a subjective determination about master plan consistency, compatibility, or neighborhood character (C.R.S. 29-35-102(17)). A narrow exception lets an appointed historic preservation commission act on designated historic properties in certified local governments (C.R.S. 29-35-102(5)(b)).
Colorado ADU rules at a glance
Each row states one rule, the Colorado standard under HB24-1152, and the statute section. The Source column points to the enacted act.
| Rule | Colorado standard under HB24-1152 | Statute | Source |
|---|---|---|---|
| By-right allowance | One ADU allowed wherever single-unit detached homes are allowed, on or after June 30, 2025 | C.R.S. 29-35-103(1) | Signed act |
| Approval process | Administrative approval on objective standards only, no public hearing | C.R.S. 29-35-102(5)(a), 29-35-103(1) | Signed act |
| Off-street parking | No new off-street parking space may be required, except in limited cases | C.R.S. 29-35-103(2)(a) | Signed act |
| Owner occupancy | May not require the ADU or another dwelling on the lot to be owner-occupied | C.R.S. 29-35-103(2)(b) | Signed act |
| Design and dimension | May not apply a restrictive design or dimension standard | C.R.S. 29-35-103(2)(c) | Signed act |
| HOA rules | In a DOLA-certified supportive jurisdiction, an HOA ban on ADUs or a restrictive design or dimension standard is void, subject to a reasonable-restriction exception | C.R.S. 38-33.3-106.5(4) | Signed act; General Assembly summary as enacted |
Which Colorado jurisdictions must allow ADUs?
The mandate applies only to a “subject jurisdiction,” defined in C.R.S. 29-35-102(21). A subject jurisdiction is either a municipality that both has a population of one thousand or more and is within a metropolitan planning organization, or the portion of a county that is both within a census-designated place with a population of forty thousand or more and within a metropolitan planning organization.
A municipality means a home rule or statutory city or town, a territorial charter city or town, or a city and county (C.R.S. 29-35-102(16)). A metropolitan planning organization is defined by reference to the federal Transit Act, 49 U.S.C. Section 5301 and following (C.R.S. 29-35-102(15)).
The rule only applies to a parcel in a subject jurisdiction that is not an exempt parcel (C.R.S. 29-35-103(4)). Exempt parcels include those without domestic water or sewage service, or on a well that cannot supply another unit, a historic property that is not within a historic district, and land in a floodway or a 100-year floodplain (C.R.S. 29-35-102(9)).
The act does not name the subject jurisdictions. Coverage follows from metropolitan planning organization boundaries plus the population thresholds above, and the Department of Local Affairs publishes the working list on its Accessory Dwelling Units program page. We have not reproduced that list here because it can change as populations and MPO boundaries move, so check DOLA’s page or ask your planning department whether your city is covered.
What can Colorado local governments still regulate?
HB24-1152 prohibits three categories of local rule but preserves others. Under C.R.S. 29-35-103(2), on or after June 30, 2025 a subject jurisdiction may not require the construction of a new off-street parking space for an ADU (except as allowed in subsection (3)), may not require the ADU or another dwelling on the lot to be owner-occupied, and may not apply a restrictive design or dimension standard.
A restrictive design or dimension standard (C.R.S. 29-35-102(18)) includes requiring architecture, materials, or landscaping more restrictive than for a single-unit detached dwelling in the same district, not allowing ADU sizes between 500 and 750 square feet, side setbacks larger than the primary dwelling’s, a rear setback larger than the greater of the setback for other accessory buildings or five feet, a more restrictive minimum lot size than for a single-unit detached dwelling, and stricter aesthetic or dimensional rules for factory-built ADUs.
Local governments keep several powers under C.R.S. 29-35-103(3). They may require designation of an existing off-street space; require one new space only where a parcel has no existing off-street space, in a district that required parking as of January 1, 2024, and on a block where on-street parking is prohibited; set ADU size floors or ceilings outside the 500 to 800 square foot band or cap ADU size at the principal unit; allow multiple ADUs; apply non-restrictive design standards; charge generally applicable impact fees under C.R.S. 29-20-104.5; regulate short-term rentals; apply historic-district design standards; enforce life-safety, building, and fire codes; and require a water or wastewater capacity statement.
The owner-occupancy ban has a narrow exception. A jurisdiction may require proof that the owner resides on the parcel at the time of application to construct or convert an ADU (but not when it is built at the same time as a new primary dwelling), or for a short-term-rental license or permit (C.R.S. 29-35-103(2)(b)).
Does Colorado require owner occupancy for an ADU?
No. Under C.R.S. 29-35-103(2)(b), a subject jurisdiction may not require an ADU, or any other dwelling on the same lot, to be owner-occupied. The narrow exceptions allow requiring proof of owner residence at the time of application, or for a short-term-rental permit. This means a homeowner in a subject jurisdiction can generally build and rent an ADU without living on the property.
Can HOAs or PUD rules block a Colorado ADU?
PUD rules, no. In a subject jurisdiction, a planned unit development ordinance may not restrict ADU creation more than the local law that applies outside a PUD, or in any way prohibited by 29-35-103 (C.R.S. 24-67-105(5.3)).
HOA rules are narrower than most summaries say. The General Assembly’s summary of the act as enacted describes the HOA provision as applying to a unit owners’ association in a supportive jurisdiction: there, an HOA prohibition on ADUs, or a restrictive design or dimension standard, is void as a matter of public policy, subject to a reasonable-restriction exception (C.R.S. 38-33.3-106.5(4)). A supportive jurisdiction is one DOLA has certified under C.R.S. 29-35-104, which is not the same list as the subject jurisdictions above. So before you count on overriding your HOA, confirm your city or county holds that certification.
When does Colorado’s ADU law take effect?
The act became law on May 13, 2024, the approval date, under its safety clause. The substantive ADU allowance and the prohibitions apply on or after June 30, 2025, under C.R.S. 29-35-103(1) and (2). That June 30, 2025 date is the key operative date.
There is also a report deadline. On or before June 30, 2025, a subject jurisdiction must submit the report described in C.R.S. 29-35-104(1)(a). DOLA, the Department of Local Affairs, may allow a submission no more than six months after that deadline, roughly to late December 2025, if the jurisdiction shows it has initiated and planned the necessary local-law updates (C.R.S. 29-35-104(1)(b)(II)).
An earlier assumption placed the compliance date in 2026. That is not correct. No 2026 compliance date appears in the enacted statute. Both the operative allowance and prohibition date and the report deadline are June 30, 2025, with a possible administrative extension of up to six months into late 2025.
What funding does Colorado offer for ADUs?
HB24-1152 created two funding programs that are separate from the mandate in C.R.S. 29-35-103. Being eligible for these programs is distinct from being required to allow ADUs.
The ADU Fee Reduction and Encouragement Grant Program (C.R.S. 29-35-105) is run in DOLA to provide grants for pre-approved plans, technical assistance, and fee waivers or reductions. Only ADU supportive jurisdictions, certified by DOLA under C.R.S. 29-35-104, may receive grants (C.R.S. 29-35-105(4)(a)). The award cap is no more than fifteen thousand dollars per accessory dwelling unit permitted, reimbursed by permit count (C.R.S. 29-35-105(6)). The State Treasurer was directed to transfer five million dollars from the General Fund to the fund on or before June 30, 2024 (C.R.S. 29-35-105(7)(c)). The grant-program section is repealed effective December 31, 2030 (C.R.S. 29-35-105(11)).
Separately, C.R.S. 24-46-104(1)(q) authorizes the Economic Development Commission to expend eight million dollars to contract with the Colorado Housing and Finance Authority, or CHFA, for programs benefiting low- to moderate-income residents in certified supportive jurisdictions, including credit enhancement, interest-rate buydowns, down-payment assistance, and loans or grants to nonprofits and CDFIs.
For a breakdown of what an ADU typically costs to build in the state, see our Colorado ADU cost guide.
How Colorado compares to other states
Colorado’s approach, a statewide by-right allowance enforced through objective standards, mirrors a national wave of ADU reform. Washington and Massachusetts both moved to require ADUs by right in single-family zones, and you can compare the details on our Washington ADU law page and our Massachusetts ADU law page. Maryland set a statewide floor in 2025 too, while Florida still leaves ADUs entirely to local option. For the broader question of what counts as an ADU versus a movable structure, see our tiny house in a backyard page. For every state we track, visit the ADU laws library.
What changed in 2026?
No statewide Colorado ADU changes took effect in 2026 under HB24-1152. The operative allowance and prohibitions took effect on June 30, 2025, and the report deadline fell on the same date with a possible extension into late 2025. The 2026 status quo is the framework enacted by HB24-1152.
What changes in 2027?
No further statewide Colorado ADU changes are scheduled as of October 18, 2026. The grant-program section is set to be repealed on December 31, 2030 (C.R.S. 29-35-105(11)), but that is a funding sunset, not a change to the ADU mandate. We recheck the Colorado General Assembly each session and will update this page when a new bill is enacted.
Frequently Asked Questions
Does HB24-1152 force every Colorado city to allow ADUs?
No. It applies only to subject jurisdictions: municipalities with a population of 1,000 or more within a metropolitan planning organization, and the portions of counties within a census-designated place of 40,000 or more within an MPO. This is defined in C.R.S. 29-35-102(21).
What exactly must a subject jurisdiction allow?
One ADU as an accessory use to a single-unit detached dwelling, anywhere single-unit detached dwellings are allowed, through an administrative approval process using objective standards. This is set in C.R.S. 29-35-103(1).
When does the requirement take effect?
On or after June 30, 2025. The act itself became law on May 13, 2024. See C.R.S. 29-35-103(1) and the HB24-1152 bill page.
Can a Colorado city require the owner to live on the property?
No. Owner-occupancy requirements are prohibited, with narrow exceptions for proof of residence at the time of application or for a short-term-rental permit. See C.R.S. 29-35-103(2)(b).
Can a Colorado city require extra parking for an ADU?
Generally no new off-street parking space may be required, except in the limited circumstances in C.R.S. 29-35-103(3), such as a parcel with no existing off-street space combined with a block-level on-street parking ban. See C.R.S. 29-35-103(2)(a) and (3).
Can HOAs or PUD rules block a Colorado ADU?
A PUD rule cannot restrict ADUs more than the surrounding local law (C.R.S. 24-67-105(5.3)). An HOA ban or restrictive design standard is void only in a DOLA-certified supportive jurisdiction, subject to a reasonable-restriction exception (C.R.S. 38-33.3-106.5(4)), so check whether your city holds that certification.
Is there money to help build an ADU in Colorado?
Yes. DOLA runs an ADU Fee Reduction and Encouragement Grant Program of five million dollars, with up to fifteen thousand dollars per permitted ADU, and the Economic Development Commission contracts with CHFA using eight million dollars for low- to moderate-income ADU financing. See C.R.S. 29-35-105 and 24-46-104(1)(q).
What new statute did HB24-1152 create?
A new Article 35 of Title 29, “State Land Use Criteria For Strategic Growth,” Part 1 (Accessory Dwelling Units), codified at C.R.S. 29-35-101 through 29-35-105. See Section 1 of the signed act.
Sources
- Colorado General Assembly, HB24-1152 bill page (status and dates): https://leg.colorado.gov/bills/hb24-1152
- Colorado General Assembly, HB24-1152 signed act, full statutory text (PDF): https://content.leg.colorado.gov/sites/default/files/2024a_1152_signed.pdf
- Colorado Department of Local Affairs, Accessory Dwelling Units program (subject and supportive jurisdiction lists): https://dlg.colorado.gov/accessory-dwelling-units
Disclaimer
This page is general information, not legal advice. ADU law changes often and jurisdictions apply it differently. Confirm the current rules with your local planning department before you build.