2023 Colorado Revised Statutes › Title 38 - PROPERTY - REAL AND PERSONAL (§§ 38-1-101 — 38-53-110) › LIENS (§§ 38-20-101 — 38-27.5-108) › Article 21.5 - SELF-SERVICE STORAGE FACILITY LIENS (§§ 38-21.5-101 — 38-21.5-105) › Section 38-21.5-103 - Enforcement of lien

(1)
An owner's lien, as provided for a claim that has become due, may be satisfied as follows:
(a)
No enforcement action shall be taken by the owner until the occupant has been in default continuously for a period of thirty days.
(b)
After the occupant has been in default continuously for thirty days, the owner may begin enforcement action if the occupant has been notified in writing. The owner shall deliver the notice in person or by verified mail or electronic mail to the last-known address of the occupant and shall provide the notice to any lienholder with an interest in the property to be sold or otherwise disposed of, of whom the owner has knowledge through the disclosure provision on the rental agreement, as evidenced by a financing statement filed with the secretary of state, or through the owner's receipt of other written notice of such interest from the lienholder.
(c)
The notice shall include:
(I)
An itemized statement of the owner's claim showing the sum due at the time of the notice and the date when the sum became due;
(II)
A brief and general description of the personal property subject to the lien. Such description shall be reasonably adequate to permit the person notified to identify such property; except that any container including, but not limited to, a trunk, valise, or box that is locked, fastened, sealed, or tied in a manner which deters immediate access to its contents may be described as such without describing its contents.
(III)
A notification of denial of access to the personal property, if such denial is permitted under the terms of the rental agreement, which notification shall provide the name, street address, and telephone number of the owner or his designated agent whom the occupant may contact to respond to such notification;
(IV)
A demand for payment within a specified time not less than fifteen days after delivery of the notice;
(V)
A conspicuous statement that, unless the claim is paid within the time stated in the notice, the personal property will be advertised for sale or other disposition and will be sold or otherwise disposed of at a specified time and place.
(d)
If the owner sends notice of a pending sale of property to the occupant's last-known e-mail address and does not receive a response, return receipt, or delivery confirmation from the same e-mail address, the owner must send notice of the sale to the occupant by verified mail to the occupant's last-known postal address before proceeding with the sale.
(e)
(I)
After the expiration of the time given in the notice, the owner shall advertise the sale of the personal property either by:
(A)
Publishing an advertisement of the sale once a week for two consecutive weeks in a periodical that circulates weekly or more frequently in the county where the self-service storage facility is located; or
(B)
Advertising the sale in any other commercially reasonable manner. The manner of advertisement is deemed commercially reasonable if at least three independent bidders attend the sale at the time and place advertised.
(II)
As used in this paragraph (e), "independent bidder" means a bidder who is not related to and who has no controlling interest in, or common pecuniary interest with, the owner or any other bidder.
(f)
(Deleted by amendment, L. 2011, (SB 11-039), ch. 272, p. 272, § 2, effective August 10, 2011.)
(g)
(I)
Any sale or other disposition of the personal property must be held:
(A)
On an online auction website that customarily conducts public auctions;
(B)
At the self-service storage facility; or
(C)
At the nearest suitable place to where the personal property is held or stored.
(II)
If the property upon which the lien is claimed is a vehicle or watercraft, and rent and other charges related to the property remain unpaid or unsatisfied for sixty days:
(A)
The owner may have the property towed from the self-service storage facility by an independent towing carrier holding current and valid operating authority from the Colorado public utilities commission; and
(B)
The owner is not liable for the property, or for any damages to the property, once the towing carrier takes possession of the property.
(III)
The owner is not liable for identity theft or other harm resulting from the misuse of information contained in documents or electronic storage media:
(A)
That are part of the occupant's property sold or otherwise disposed of; and
(B)
Of which the owner did not have actual knowledge.
(h)
Before any sale or other disposition of personal property pursuant to this section, the occupant may pay the amount necessary to satisfy the lien and the reasonable expenses incurred under this section and thereby redeem the personal property. Upon receipt of such payment, the owner shall return the personal property, and thereafter the owner shall have no liability to any person with respect to such personal property.
(i)
A purchaser in good faith of the personal property sold to satisfy a lien as provided in this article takes the property free of any rights of persons against whom the lien was valid and free of any rights of a secured creditor, despite noncompliance by the owner with the requirements of this section.
(j)
In the event of a sale under this section, the owner may satisfy his lien from the proceeds of the sale, subject to the rights of any prior lienholder. The lien rights of such prior lienholder are automatically transferred to the proceeds of the sale. If the sale is made in good faith and is conducted in a reasonable manner, the owner shall not be subject to any surcharge for a deficiency in the amount of a prior secured lien but shall hold the balance, if any, for delivery to the occupant, lienholder, or other person in interest. If the occupant, lienholder, or other person in interest does not claim the balance of the proceeds within three years of the date of sale, it shall become the property of the owner without further recourse by the occupant, lienholder, or other person in interest.
(k)
Nothing in this section affects the rights and liabilities of the owner or the occupant if:
(I)
The requirements of this article are not satisfied;
(II)
The sale of the personal property is not in conformity with the notice of sale; or
(III)
There is a willful violation of this article.
Amended by 2018 Ch. 68, § 4, eff. 8/8/2018.
L. 80: Entire article added, p. 701, § 1, effective July 1. L. 2011: IP(1), (1)(b), (1)(d), (1)(e), (1)(f), (1)(g), and (1)(k) amended, (SB 11 -039), ch. 92, p. 272, § 2, effective August 10. L. 2018: (1)(g)(I) amended, (HB 18-1117), ch. 68, p. 627, § 4, effective August 8.