Utah HOA and condominium law is governed by the Utah Community Association Act. The 2025 Utah Legislature passed HB 217, widely described as the most significant HOA reform in Utah history, along with HB 119 addressing solar panel CC&R amendments. Both bills became effective May 7, 2025. Utah boards need to understand and implement these changes immediately.
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2025: Landmark HOA Reform (Effective May 7, 2025)
HB 217 — Major HOA Reform: Ombudsman, Fees & Transparency
HB 217 is a comprehensive reform statute that affects virtually every aspect of Utah HOA governance:
HOA Ombudsman Created
The Office of the HOA Ombudsman is now established within the Utah Department of Commerce. Homeowners and associations can bring disputes to the Ombudsman as a lower-cost alternative to litigation. Boards should familiarize themselves with the Ombudsman's jurisdiction and procedures.
Annual HOA Registry Renewal
All Utah HOAs must renew their registration with the state HOA registry annually. The annual renewal fee is approximately $90. Associations that have not registered or renewed are out of compliance.
Fee Caps and Restrictions
HB 217 capped and restricted several categories of fees:
- Transfer fees, reinvestment fees, and late fees are now subject to statutory caps.
- Excessive fee structures must be revised to comply with the new limits.
Governing Documents Available on Request
Associations must make governing documents available to any member on request. Boards that have been charging for copies or restricting access must update their procedures.
ARC Denial Requirements
Architectural review committee (ARC) denials must be:
- In writing.
- Citing the specific governing document provision violated.
- Citing the specific aspect of the plan or request that fails to comply with that provision.
A vague or conclusory ARC denial is no longer legally sufficient.
Wildfire-Risk Area Materials
Associations may not restrict the use of fire-resistant materials in wildfire-risk areas. Architectural rules that prohibit fire-resistant roofing or siding in these areas are unenforceable.
HB 119 — Solar CC&R Amendment Threshold
Utah law previously required more than 67% of unit owners to vote in favor of amending CC&Rs that prohibit solar installations on detached-dwelling lots. HB 119 lowers that threshold to at least **51%**, making it substantially easier for communities to vote to allow solar panels.
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What Utah HOA Boards Should Do Now
1. Register or renew your HOA registry registration with the Utah Department of Commerce (~$90/year) immediately (HB 217).
2. Update all ARC denial letters — every denial must specify the governing document provision violated and the exact aspect of the request that fails (HB 217).
3. Review and update your fee schedule — transfer fees, reinvestment fees, and late fees must comply with the new statutory caps (HB 217).
4. Establish a written procedure for providing governing documents to members on request (HB 217).
5. Identify any CC&R provisions prohibiting solar on detached lots — these are now amendable by 51% owner vote instead of 67% (HB 119).
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How APM Provides Remote HOA Management in Utah
APM provides professional remote HOA and condo management to Utah boards through our HOA Alchemy platform, serving communities in Salt Lake City, Provo, Ogden, and across the state. Our compliance team has built HB 217's ARC, fee, and registry requirements into our management procedures for all Utah clients. Contact us at billing@apmhoa.com or visit [apmhoa.com/remote-hoa-management/utah](https://www.apmhoa.com/remote-hoa-management/utah) for a free remote management proposal.
*This article is for general informational purposes only and does not constitute legal advice. For questions specific to your association, consult a licensed Utah attorney.*
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