If you’re planning to install a fireplace or upgrade your existing one here in Colorado Springs, you’re probably wondering what kind of hoops you’ll need to jump through with your HOA. Trust me, I totally get it – dealing with homeowner associations can sometimes feel like trying to solve a Rubik’s cube blindfolded. But here’s the cool part: the rules have actually changed quite a bit recently, and some of these shifts might actually work in your favor.
As someone who’s been keeping a close eye on these regulations, I can tell you that 2025 has brought some pretty big changes in how HOAs handle fireplace approvals. Between new state laws, pressure from insurance companies, and growing fire safety worries, things look pretty different than they did just a couple of years ago.
The Big Picture: What’s Really Behind These Changes
Let’s talk about the obvious – Colorado’s wildfire risk isn’t going anywhere. After seeing communities tragically hit by fires, insurance companies have basically put their foot down and said, “We’re not taking any more chances.” This has started a chain reaction that’s really changing how HOAs look at anything fire-related, including your dream fireplace project.
But here’s where it gets interesting. While insurance companies are pushing for stricter fire safety, the state of Colorado has also been limiting HOAs’ ability to block certain fire-resistant upgrades. It’s like watching a tug-of-war between safety and homeowner rights, and honestly, it’s made for some really intriguing situations.
The numbers back this up, too. Recent reports show that HOAs are increasingly banning or heavily restricting fireplaces and outdoor fire features because insurance companies are hesitant to cover properties with higher fire risk. We’re talking about rules on everything from gas grills to wood-burning devices, with many insurance carriers now wanting proof of compliance before they’ll even write a policy.
New State Laws That Actually Help Homeowners
Here’s some genuinely good news that might catch you off guard. Colorado passed a law in March 2025 that stops HOAs from blocking homeowners who want to upgrade to fire-resistant building materials or make their homes safer from wildfires. This is a huge deal, and I don’t think enough people realize what a game-changer it is for their projects.
Basically, if your HOA’s old rules said you had to use materials that are more likely to burn – like wood decks, certain types of fencing, or specific siding – they can’t enforce those rules anymore if you want to switch to safer options. This even applies to fireplace installations, especially when you’re thinking about the materials around it and its safety features.
I’ve personally seen cases where HOAs had to completely flip their decisions on fireplace projects because of this new law. One homeowner I know was initially told “no” when they wanted to install a stone surround instead of the required wood mantle, but the HOA had to approve it once they understood what the law meant.
Indoor Fireplace Requirements: The Nitty-Gritty Details
When it comes to indoor fireplaces, you’re juggling a mix of HOA rules, local fire codes, and state guidelines. The good news is that most of Colorado Springs sits below 7,000 feet elevation, so you don’t have to worry about some of the high-altitude exceptions that make things trickier in mountain towns.
For wood-burning fireplaces and stoves, you’ll need to make sure your setup meets current EPA standards. We’re talking about EPA-certified Phase III stoves, Colorado-approved pellet stoves, or traditional masonry heaters. These usually get a pass from seasonal burning restrictions, but your HOA might still have extra rules about how they’re installed, vented, or how they look.
Gas fireplaces are typically easier to get approved, but don’t just assume it’s a done deal. Some HOAs have specific rules about venting, gas line installations, or even how the exterior venting looks. I’ve worked with Stewart Remodel Design Build on several fireplace projects, and they always stress getting HOA approval before you even think about starting work – it saves everyone a lot of headaches later on.
The Insurance Factor: Why Your HOA is Getting Pickier
This is where things get really interesting, and honestly, a bit frustrating for homeowners. Insurance companies have become super cautious about anything that could cause a fire. Some carriers are now telling HOAs they need to ban gas grills and open-flame devices near buildings, only allowing electric options or shared fire pit areas far away from anything that could catch fire.
So, what does this mean for your fireplace project? Well, your HOA might be more worried about keeping their insurance coverage (or avoiding huge premium hikes) than they are about your design choices. They’re not always trying to be difficult (okay, maybe some are), but they’re genuinely concerned about the financial risks.
I’ve seen HOAs ask for super detailed paperwork about fire safety features, how far things are from property lines, and even proof of professional installation before they’ll sign off on a project. It’s not enough to show them pretty pictures anymore – they want to see the serious stuff, like technical details and safety certifications.
Outdoor Fire Features: A Whole Different Ball Game
If you’re dreaming of an outdoor fireplace, fire pit, or something similar, get ready. This is where HOA rules have gotten really tight in 2025. Many associations are simply putting a stop to all outdoor fire features, while others are demanding such extensive safety measures that the projects become incredibly expensive.
The common requirements I’m seeing include minimum distances from structures (often 25-50 feet), specific materials for the surrounding areas, automatic shut-off systems, and sometimes even a dedicated water source for putting out fires. Some HOAs are also requiring yearly inspections and proof of insurance.
But here’s a little secret: if your HOA hasn’t updated their rulebook recently, you might have some room to maneuver. Those new state laws about fire-resistant materials could potentially overrule older restrictions, especially if you can show that your proposed outdoor feature actually makes the property safer from fire.
The Approval Process: What You Actually Need to Do
Alright, let’s get down to business. If you want to install a fireplace in Colorado Springs and you live in an HOA community, here’s your playbook:
Start with your HOA’s rulebook. I know, I know – reading HOA covenants is about as exciting as watching paint dry. But you really need to know what you’re up against. Look for any specific mentions of fireplaces, fire features, exterior changes, or structural work.
Get professional plans early. Don’t try to just sketch this out on a napkin. You’ll need detailed plans that clearly show how you’re meeting local fire codes, proper venting, safety distances, and what materials you’re using. Companies like Stewart Remodel Design Build can help you put together plans that hit all the marks for both building codes and HOA requirements right from the start.
Document everything about fire safety. Your HOA is going to want to see how your project actually boosts fire safety, rather than creating more risk. This could mean using fire-resistant materials, ensuring proper clearances, getting professional installation certifications, and showing you’re up to date with the latest safety standards.
Submit early and be patient. Most HOAs have monthly board meetings, and fireplace approvals often need more discussion than simpler projects. Get your application in well before you hope to start construction, and be ready to answer questions or provide more info.
Know your rights under the new state laws. If your HOA tries to demand materials or design elements that actually make things less fire-safe, you can push back. The 2025 legislation gives you a lot of power when it comes to making fire-resistant upgrades.
Common Problems and How to Solve Them
Problem: Your HOA says “no fireplaces, period.” This is becoming more common, but it’s not always the end of the story. Check when this rule was put in place and if it really applies to all types of fireplaces. Sometimes the ban only covers outdoor features or specific kinds of setups. Also, if the ban clashes with your right to make fire-resistant improvements, those new state laws might actually overrule it.
Problem: The HOA rules and local fire codes don’t agree. When this happens, safety codes usually win out, but you’ll need to clearly document this. Work with a pro who understands both sets of rules and can help you sort out the differences. Sometimes it’s just a matter of explaining current fire safety standards to the HOA board.
Problem: Your HOA keeps asking for more information or changing requirements. This is super frustrating but increasingly common as HOAs try to manage their insurance and responsibility worries. The key is to be super thorough from the get-go and keep the lines of communication open. If you feel like you’re being treated unfairly, document absolutely everything – you might need to take it to the state level if the HOA is breaking those new homeowner protection laws.
What’s Coming Next: Trends to Watch
Based on what I’m seeing around Colorado Springs and similar communities, I expect HOA fireplace regulations to keep changing in a few key ways. Restrictions driven by insurance companies will probably get even more common, especially for outdoor features. At the same time, we’ll likely see a bigger focus on fire-resistant materials and professional installation.
I also think more HOAs will start creating standard approval processes for fireplace projects, instead of dealing with them one by one. This could actually be good news for homeowners because it makes the requirements and timelines more predictable.
The move toward electric and gas options for outdoor features will probably speed up too. While this might limit some design choices, it could also open up possibilities for installations that wouldn’t have been approved with traditional wood-burning features.
Professional Help: When You Need It and Why
Look, I’m all for tackling projects yourself, but fireplace installations in HOA communities are not the place to cut corners. Between all the technical stuff, safety concerns, and the tricky approval process, you really want professionals involved right from the start.
A good design-build company can help you handle both the technical details and the “politics” of the project. They know the local codes, often have good relationships with HOA boards, and understand how to present projects in a way that addresses common worries. Plus, having professional plans and installation can actually make your approval more likely – HOAs generally feel much better about projects that have professional oversight.
If you’re in the Colorado Springs area, I’d definitely recommend checking out Stewart Remodel Design Build’s reviews and what they offer. They’ve been doing these types of projects locally for a while and really understand the unique challenges of working with HOAs here.
The Bottom Line: Planning for Success
Here’s my take after watching these regulations shift over the past few years: the secret to getting your HOA fireplace approved isn’t just about how it looks anymore. It’s about managing risk, meeting insurance rules, and handling legal responsibilities. If you approach your project with that in mind, you’re much more likely to get the green light.
Yes, the process has gotten more complicated, but those new state laws have also given homeowners more power when it comes to making fire-safe improvements. The trick is knowing how to use these changes to your advantage while still working nicely with your HOA.
Start early, be super thorough, and don’t be afraid to bring in professional help. A fireplace can be an amazing addition to your home, but only if you can actually get permission to install it. With the right strategy and a good grasp of the current rules, most projects can still move forward – they just need a bit more planning and patience than they used to.
If you’re ready to start exploring your options, swing by Stewart Remodel Design Build at 5061 N 30th St #102 in Colorado Springs, or just give them a call at (719) 266-0336. They can help you figure out what’s possible for your unique situation and put together a plan that works with your HOA’s current requirements.
The rules might be a bit trickier than they used to be, but with the right approach, your fireplace dreams are definitely still within reach. Just make sure you understand the rules before you start shopping for those beautiful mantels!