Modern HOA management software

Built for self-managed communities

Kimball Villas Owners Association Inc

Kimball Villas Owners Association Inc is a homeowners association (HOA) in Heber City, Wasatch County, managed by Advanced Community Services, with registration active through 09/30/2026. Dues run about $260 a month — above the Wasatch County median.

Registration expired 09/30/2026 — while it stays lapsed, § 57-8a-105 bars the association from enforcing assessment liens. Verify against the official registry.

Kimball Villas HOA dues

Monthly dues

$260

From home listings in this community. See the source. Varies by unit.

vs. county median (26 with dues)$64 above

How that compares

Kimball Villas Owners Association Inc$260

Cottage Creek Homeowners Association$250

Sawmill Subdivision Phase 1A Condominiums$225

Appenzell Owners Association Inc$220

Wasatch County median · 26 with dues$196

Fees the CC&Rs set · 2023 declarationRead the dues clauses

18% / yrInterest on a late payment, 18% a yearSection 12.9 · p. 48

On the board and this figure is wrong? Correcting it takes one minute and publishes the real number under your name.

Corrections are verified against the registry contact on file before the real figure replaces the estimate.

Kimball Villas HOA registration record

On file with the state

Number: 14248040-HOA1
Type: Homeowners association
Status (as of July 31, 2026): Active
Expires: 09/30/2026

Who manages Kimball Villas HOA?

Manager: Advanced Community Services
President: Ryan Bonham

From the Utah Department of Commerce HOA registry, July 31, 2026. Why the expiry matters: under § 57-8a-105 a lapsed association can't enforce assessment liens — how Utah assessment liens work.

Monthly dues

Dues not yet on file — the board shares the real figure when it claims this page.

How Utah HOAs set and raise dues · § 57-8a-201

Kimball Villas HOA CC&Rs

Recorded with the county

Document: Restrictive covenants
Entry: 537835 · 2023
Recorded: Oct 20, 2023
Length: 117 pages

Read the recorded document

From the Wasatch County Recorder's index. Amendments and supplemental declarations may apply — the recorder holds the full trail.

What the declaration says

Can the board raise dues?The declaration sets no percentage cap on annual dues; the board prepares a budget each year at least 60 days before the fiscal year and the base assessment is spread equally over all non-exempt units. After declarant control ends, a budget is rejected only if at least 51% of all allocated voting interests vote to disapprove it within 45 days at a special meeting called for that purpose, in which case the last approved budget continues. Owners may not disapprove a budget during the Period of Administrative Control.Section 12.2 · p. 42

What dues and fees does the declaration set?The 2023 declaration does not state a dollar annual or monthly assessment. It does set a reinvestment fee at closing of 0.5% of the gross sales price of a unit, 18% per year interest on unpaid assessments, a $1,000 per year cap on capital-improvement special assessments without a member vote (that cap rising 5% per year), and a $100 per unit per year payment for 20 years toward an irrigation reserve.Section 12.5 · p. 44

What happens over unpaid dues?Unpaid assessments become a continuing lien on the unit and the owner's personal obligation, with 18% annual interest, late charges, collection costs and attorney fees. The association may foreclose judicially or non-judicially (30 days' notice of sale, owner may demand judicial foreclosure within 15 days), suspend voting rights and use of common facilities, cut off utility service paid as a common expense after a 14-day termination notice, and after 60 days of delinquency require the owner's tenant to pay rent directly to the association.Section 12.9 · p. 48

What insurance does the HOA carry, and who pays the deductible?The association carries property insurance at 100% of full replacement cost on the residences, limited/exclusive common area and common facilities — including fixtures, cabinets, flooring, paint and other items permanently affixed inside a dwelling — plus liability coverage of at least $1,000,000 per occurrence, workers' compensation, fidelity coverage and directors and officers insurance. The association's policy is primary; an owner pays a share of the deductible equal to the Lot Damage Percentage for that residence, the association's deductible may not exceed $5,000 without 30 days' notice to owners, and a loss from an exterior peril is shared equally by all affected owners. Each owner must carry an HO-6 'all-in' policy on furnishings, personal property and contents.Section 6.1.1 · p. 26

Does the declaration require a reserve fund?Yes. The board must prepare a reserve fund analysis as required by the Community Association Act, update it, and set a reserve budget and capital contribution funded through annual base assessments. Reserve money must be kept separate from other funds and may not be used for daily maintenance unless a majority of owners approve. These requirements do not apply during the Period of Administrative Control.Section 12.4 · p. 44

Can owners rent their homes?Short-term rentals of less than 30 consecutive days are prohibited; leases must be for at least 30 consecutive days and an owner may not re-rent a unit more than once within the same 30-day period. All leases must be in writing and must disclose the 55-and-older age restriction. Exemptions apply for military deployment, leases to a parent, child or sibling, employer relocation of two years or less, and certain entity- or trust-owned units; rental of a permitted internal accessory dwelling unit is allowed.Section 14.27 · p. 76

What can't owners do with their homes?Kimball Villas is operated as a 55-and-older community: at least 80% of occupied residences must be occupied by at least one person 55 or older, and re-sales or leases violating the age restriction can be voided by recorded notice. No business, commercial or manufacturing use is allowed unless it is undetectable by sight, sound or smell from outside the unit and brings no customers to the community. Recreational vehicles and boats may not be parked on project streets or stored in driveways.Section 2.3.1 · p. 12

Do I need approval to change my home's exterior?Yes. No regulated modification — buildings, fences, walls, patios, decks, paving, landscaping, lighting, signs or changes to structural, mechanical or electrical systems — may be made without written approval from the three-member Architectural Control Committee appointed by the board, and two complete sets of plans must be submitted. If the ACC does not approve, conditionally approve, deny or request more information within 60 days, the application is deemed denied, and approvals expire if work is not started within one year.Section 13.2 · p. 62

What about pets and parking?All vehicles must be parked in the unit's garage or temporarily on its driveway; owners and occupants may not use the guest parking areas, and garages may not be used for general storage and must hold the number of cars they were designed for. Commercial vehicles, RVs, trailers, campers, boats and inoperable or stored vehicles must be kept in enclosed garages. Usual household pets are allowed (number limited by city ordinance), no pets may be kept for commercial purposes, and dogs must be leashed or secured whenever outside a unit.Section 14.2.1 · p. 68

Can the association fine owners?Yes. Before fining, the board must give a written warning describing the violation and, for a continuing violation, at least 48 hours to cure; an owner may request an informal hearing within 14 days of the fine notice or lose the right to challenge it. Unpaid fines are treated as special assessments and, if not paid within 10 days of notice, draw a late fee and 18% annual interest. The association may also suspend use of common facilities, enter and cure violations at the owner's cost, record a notice of non-compliance, and seek injunctive relief, and the architectural guidelines may impose a fine of up to $10,000 for building without ACC approval.Section 12.8 · p. 46

How is the board chosen, and when does the developer step back?The board has three directors. During the Period of Administrative Control the declarant, as the sole Class B member, appoints and removes all directors and is the only member entitled to vote; that period ends when the declarant gives the board written notice and records an instrument surrendering control in Wasatch County. At the first annual meeting after that, Class A members elect two directors to two-year terms with the remaining seat filled for one year, and thereafter successors serve two-year terms; a quorum at an owners' meeting is those owners present in person or by proxy.Bylaws Section 4.04 · p. 102

How do the CC&Rs change?During the Period of Administrative Control the declarant may amend the declaration unilaterally. After that, amendment or termination requires the vote or written consent of owners holding 67% of the total votes, and 75% (including the affected owner) for changes to lot boundaries, voting rights or the construction-claims provisions of Section 12.17. No amendment may remove a declarant right without the declarant's written consent, and an amendment must be recorded to be effective.Section 15.2 · p. 78

Read from the recorded declaration by Kahoa. Every line cites its page — read the page before relying on it. The recorded document controls, not this summary.

Questions about Kimball Villas HOA

10 questions · 8 answered from Utah law · 2 waiting on the board

Answered from Utah lawCommon question · records

How do I get a copy of Kimball Villas's CC&Rs?

Put the request in writing. Under § 57-8a-227 the association must make its governing documents available — the latest versions must be free on its website if it has one — and must fulfill a written records request within 10 business days. Emailed copies are free; paper copying charges are capped.

Write the request letter Read § 57-8a-227

Answered from Utah lawCommon question · dues

How much can Kimball Villas HOA raise dues in a year?

Utah sets no statutory cap — the limit, if any, lives in the declaration. § 57-8a-201 requires the board to adopt a budget and give owners notice of the assessment before it takes effect, and in many communities owners can call a meeting to reject the budget.

Read § 57-8a-201

Answered from Utah lawCommon question · late fees

What happens if I fall behind on dues?

Unpaid assessments become a lien on the home under § 57-8a-301. The association must follow the statute's notice steps before enforcing — and it cannot enforce a lien while its own registration is lapsed.

Read § 57-8a-301

Waiting on the boardOnly the board can answer this

What does Kimball Villas HOA's reserve fund hold right now?

Utah § 57-8a-211 requires a reserve analysis at least every five years and an annual owner vote on funding it. The figure itself lives with the board.

Sent to the registry contact on file. An answer posts here after review.

See all 10 questions

Answered from Utah lawCommon question · fines

Can Kimball Villas HOA fine me, and how?

Only for violations of the governing documents, and only with the process Utah law requires: written warning first, a chance to be heard, and fine amounts set by a published schedule. A fine without that process is contestable.

Read § 57-8a-208

Answered from Utah lawCommon question · rentals

Can Kimball Villas restrict rentals?

Often yes, within limits. § 57-8a-209 restricts what rental limits an association can impose and grandfathers owners who were renting before a restriction took effect — the details live in the declaration, so read it alongside the statute.

Read § 57-8a-209

Answered from Utah lawCommon question · meetings

Can I attend board meetings?

Yes. Under § 57-8a-226 board meetings are open to owners except during executive session, and owners must get notice of meetings. Minutes are records you can request.

Read § 57-8a-226

Answered from Utah lawCommon question · collections

Can Kimball Villas HOA foreclose on my home?

Only at the end of a long, regulated ladder: the debt must be at least 180 days delinquent and the association must first send the certified pre-foreclosure notice § 57-8a-303 requires. Most delinquencies never legally get near foreclosure.

Read § 57-8a-303

Answered from Utah lawCommon question · buying here

Buying in Kimball Villas — what do I get before closing?

The seller can request the association's payoff and document packet, and § 57-8a-106 caps what the association may charge for producing it at $50. Ask for the declaration, bylaws, rules, current budget, and any unpaid assessments on the unit before you commit.

Read § 57-8a-106

Waiting on the boardOnly the board can answer this

What does Kimball Villas's insurance cover, and what's my deductible exposure?

Utah requires the association to carry property and liability coverage and to share policy details with owners on request. What the current policy actually covers — and what falls to owners — is the board's to publish.

Sent to the registry contact on file. An answer posts here after review.

Ask your own

Questions go public after review. Personal disputes and names of neighbors get removed.

Owner reviews of Kimball Villas HOA

No verified owner reviews yet

Own a home in Kimball Villas?

On the board of Kimball Villas?

2 questions on this page are waiting on your board

This page also says your dues are about $260 a month — an estimate from county filings, and what buyers read today. Claim it to reply, publish the real figure, and get the renewal reminder before 09/30/2026.

Start a 30-day trial

30 days, no card. Or claim the page by email first:

This page is generated from the Utah Department of Commerce HOA registry as of July 31, 2026, a public record, plus county filings and public sources where noted. Registrations change as associations renew or update their filings — verify anything time-sensitive against the official registry. Represent this association and want something corrected or removed? Email hello@kahoa.app.