Water and Wastewater in Mobile Home Parks - Landlords

Billing

Landlords can only charge residents for the actual cost of water used. Billing methods should be reasonable, equitable, and consistent. Landlords can change the way they bill for water, sewer or storm water billing after providing 60 days notice.

If a landlord charges residents for water use individually or as a group, the landlord should provide each resident a monthly water bill that includes the:

• Amount the resident owes
• Total amount amount all residents owe
• Total amount the landlord paid to the water provider, if the water is from a provider

If a park charges residents individually for water use, the landlord should provide annual notices no later than January 31 to each resident and post them in at least one common area. The notices should be in both English and Spanish and include the:

• Park’s method for charging for individual water use
• Park’s method for charging for water use in common areas
• Current residential water rate for the park’s water provider, if the water is from a provider

Meter Reading

Landlords must give 72-hours notice before entering a lot to read meters for monthly water, sewer or utility billing. A landlord can give a notice once every 12 months that includes:

• A date range that does not exceed 5 calendar days, and
• A time range that does not exceed 8 hours on any calendar day

Water Sources

Most mobile home parks in Colorado get their water from a water utility. Some parks have their own source, such as a well.

Residents can ask their park manager who provides their water. If it’s a water utility, the utility may be listed on the water bill. To look up contact information for a water utility, check the Safe Water Information Finder Tool (SWIFT) provided by the Colorado Department of Public Health & Environment (CDPHE).

Responsibilities

When a park’s water comes from a water utility, the utility is responsible for the service and pipes up to the park’s water meter. In these cases, the park is responsible for the water quality and system maintenance after the park’s water meter, up to and including each mobile home pad space.

Landlords are responsible for any water lines, utility service lines, and related connections that the landlord owns and provides to:

• a pad space
• a utility pedestal immediately adjacent to the pad space, and
• a meter that is connected to the mobile home

Home owners are responsible for the drinking water quality and system maintenance after the mobile home pad and into the home.

Here are some ways to understand the difference. If a utility line or connection: 

• Would stay on the land if the home were removed, it’s probably the landlord’s responsibility
• Was added when the mobile home was installed, it’s probably the home owner’s responsibility

People who rent their mobile home can review their lease to find out whether the renter or the landlord is responsible for indoor plumbing issues.

Damages

If a landlord or their agent damages a home owner’s portion of a utility line or connection, the landlord may be responsible for the cost of repairs.

If a home owner or their guest damages a landlord’s portion of a utility line or connection, the home owner may be responsible for the cost of repairs. 

Public Drinking Water Systems

A water utility isn’t involved if a park is a public drinking water system. In these cases, which are less common, the park is responsible for more of the system.

A park must notify CDPHE if it serves water to at least 25 people or 15 buildings (including homes) for at least 60 days per year, and at least one of the following is true — the park:

• Has its own source of water
• Charges based on the amount of water used
• Gets water from a utility, then provides additional treatment onsite

Find out a park’s status by reviewing CDPHE’s list of public water systems.

Water Quality Testing

Colorado House Bill 23-1257, passed in 2023, created a statewide drinking water testing program for mobile home parks that CDPHE will develop and administer.

Mobile home parks either have to be connected to a sewage utility or have their own sewage system.

If the park has its own system that treats less than 2,000 gallons a day, the county oversees the system. CDPHE oversees larger systems.

It’s typical for a park to be responsible for repairing and maintaining the sewage pipes and for having system operators per state regulations. Get details on water regulations that impact mobile home parks.

A “service disruption” includes, but is not limited to:

• A water shutoff
• Loss of running water, or
• A drop in water pressure below 20 pounds per square inch measured at the point of entry to the utility pedestal or pad space
  • This is not a reasonable amount of running water

A service disruption ends when the landlord has fixed the problem. If a boil water advisory was issued, the service disruption ends when the boil water advisory is lifted.

Planned Maintenance and Outages

Landlords must ensure plumbing lines are repaired and in good working order.

If planned maintenance will shut off water for more than two hours, landlords must give residents at least 48 hours’ notice.

Landlords also must give at least 72 hours’ notice before entering a lot. The notice should include the estimated date and time. Landlords don’t need to give this advance notice in emergencies.

Emergency Work, Outages, and Alternate Sources

Landlords must have and maintain an emergency contact number and post it in common areas of the park.

For emergency work that will shut off water, landlords should attempt to notify residents about the shutoff if conditions allow.

If the shutoff is going to last 12 or more hours, landlords must provide residents alternate sources of drinking water and portable toilets.

Providing Potable Water

Landlords must provide water that is safe for people to drink. This does not include water from a hose. State law requires landlords provide “potable” water that is safe for:

• Drinking
• Cooking
• Hand and face washing
• Brushing teeth
• Washing clothes

Water that is under a boil water advisory is not considered “potable.” If there is a boil water advisory in effect, landlords are only required to provide potable water to residents and home owners whose lots are under the boil water advisory.

If a water service disruption is the result of a landlord’s failure to maintain or repair water lines or related connections owned by the landlord, the landlord is responsible for paying for and providing the following to residents affected by the water service disruption:

• At least 2 gallons of potable water for each member of the household no later than 12 hours after a water service disruption begins
• An additional 8 gallons of potable water for each member of the household for bathing, brushing teeth, and washing their hands, face and clothes, no later than 72 hours after a water service disruption begins

Landlords can deliver the water to residents or put it in a place that is reasonably accessible to everyone.

Request More Potable Water

If there is a water service disruption that is the result of a landlord’s failure to maintain or repair water lines or related connections owned by the landlord that lasts more than 72 hours, residents can request more potable water for bathing, brushing teeth, and washing their hands, face and clothes. Residents can request up to a total of 20 gallons per person per day for members of the household.

If requested, landlords are responsible for paying for and providing this additional potable water from 96 hours after the service disruption started until the service disruption ends.

For a small park or shorter outage, landlords can consider purchasing sealed water jugs or bottled water.

For a larger park or longer outage, landlords can:

• Find a water hauler
• Contact CoWARN for help, which may not be free, from other Colorado water providers (only if the park is a public water system)

Provide Portable Toilets

Landlords must provide at least one toilet for every 5 households affected by the water service disruption. Landlords don’t need to provide toilets for residents or home owners whose lots are not affected by the water service disruption.

Colorado law requires that toilets are reasonably near affected homes so that they are accessible to people with disabilities. Landlords may be able to accomplish this by:

• Placing a toilet within a short distance of each affected home
• Placing a toilet where residents don’t have to cross a major road to get to it
• Providing toilet lighting for nighttime use
• Cleaning the portable toilets regularly

Leaks and Line Breaks

Residents who see water or sewage leaks should tell park management. If management doesn’t address the problem in a timely manner, they can:

• Contact their local public health agency
• Report the concern to CDPHE at 1-877-518-5608 
• File a complaint with the Mobile Home Park Oversight Program

If landlords know about a water leak in the park, they must notify residents within 24 hours. The actions needed to clean up a sewage spill vary based on many factors. The spill size, location, state and local laws, and site-specific requirements affect clean-up requirements. Generally, residents can expect the spill area to be blocked off during clean-up and solids should be removed. Any sewage spill emergency should be reported to the CDPHE at 1-877-518-5608. The local public health agency can provide information on county-specific requirements and resources.

If landlords have questions about their additional responsibilities under Colorado law, they can contact MHPOP@state.co.us or 1-833-924-1147.

Landlords can’t bill residents for water line leaks that are the park’s responsibility.

Visit CDPHE’s guidance for emergencies, including reporting spills and what to do if there’s a loss in water pressure, including boil orders.

If a landlord fails to maintain or repair parts of a water, sewer, or utility system that are the park’s responsibility, the landlord may be required to reimburse residents for resulting damages, loss of property, and expenses.

Costs that may be reimbursable include:

• Drinking water
• Laundromats
• Showers
• Disposable plates and cutlery, if residents can’t do dishes
• Motel or hotel stays
• Mileage to and from non-park laundromats, shower facilities, and lodging

To get reimbursed, residents should:

• Get and keep receipts for all potential expenses
• Ask store owners to write receipts for cash purchases, such as coin laundries or water dispensers
• Save a map showing their mileage
• Request reimbursement in writing from the landlord and include copies of receipts

If the request is not successful, residents can file a complaint and include documentation, such as copies of receipts.