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Lodges at Snake Creek Owners Association Inc

Lodges at Snake Creek Owners Association Inc is a homeowners association (HOA) in Midway, Wasatch County, managed by K&K Property Management, with registration active through 09/30/2026. Dues run about $412 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.

Lodges Snake Creek HOA dues

Monthly dues

$400–$420

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

vs. county median (26 with dues)$216 above

How that compares

Lodges at Snake Creek Owners Association Inc$412

Fox Bay Condominiums Homeowners Association Inc.$410

Velvaere Homeowners Association$430

Mountain View Commons Property Owners Association Inc$446

Wasatch County median · 26 with dues$196

Fees the CC&Rs set · 2025 declarationRead the dues clauses

$20Late charge on a missed payment, plus 18% interest a yearSection 6.11 · p. 17

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.

Lodges Snake Creek HOA registration record

On file with the state

Number: 14248387-HOA1
Type: Homeowners association
Status (as of July 31, 2026): Active
Expires: 09/30/2026

Who manages Lodges Snake Creek HOA?

Manager: K&K Property Management
President: Bryan Holcomb

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

Lodges Snake Creek HOA CC&Rs

Recorded with the county

Document: Amendment to CC&R's
Entry: 563623 · 2025
Recorded: Aug 27, 2025
Length: 57 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 board sets the maximum annual regular assessment at least 60 days before each fiscal year, but may not raise it more than 20% above the prior year's maximum without a majority vote of the association's voting power. Extraordinary assessments in a year are capped at 10% of budgeted gross expenses unless over 60% of the voting power approves.Section 6.03 · p. 16

What dues and fees does the declaration set?The 2025 declaration does not state a dollar amount for regular dues; the board sets them each year. It does set a one-time reinvestment fee on sale or transfer of one-half of one percent (0.5%) of the gross sales price or fair market value, unless the board sets a lower amount, plus a $20 late charge and 18% interest on unpaid assessments.Section 6.06 · p. 17

What happens over unpaid dues?If an assessment is more than 10 days late, a $20 late charge is added, with another $20 for each month it stays unpaid, and the balance accrues 18% interest compounded monthly. Unpaid assessments are a lien that can be foreclosed nonjudicially (after 30 days' certified-mail notice) or judicially, and the board may impose monetary penalties and suspend membership rights after notice and hearing.Section 6.11 · p. 18

What insurance does the HOA carry, and who pays the deductible?The association carries at least $1,000,000 combined single limit public liability coverage and blanket property or guaranteed replacement cost insurance on attached dwellings, limited common areas and common areas, plus other coverages such as errors and omissions, directors' and officers' liability, and fidelity bonds. Owners must insure their own personal property and improvements inside their dwelling, and the board decides whether the association or the individual owner is responsible for the deductible on a claim.Section 9.01 · p. 24

Does the declaration require a reserve fund?Yes. Regular assessments must include an adequate reserve fund for periodic maintenance, repair and replacement of common areas and building exteriors and structural components, and reserves may be spent only for those purposes. The board must have a reserve analysis done at least every six years and review or update it at least every three years, and give owners an annual summary.Section 6.07 · p. 17

Can owners rent their homes?Rentals must be for an initial term of at least six months, so short-term rentals are not allowed; exemptions exist for deployed military owners, rentals to a parent, child or sibling, owners relocated by an employer for two years or less, and certain entity- or trust-owned homes. Only the entire lot may be leased, all leases must be in writing, and the owner is responsible for the tenant's compliance.Section 8.17 · p. 23

What can't owners do with their homes?Dwellings are for single-family residential use only and no trade or business may be conducted in them. Boats, trailers, RVs, trucks and commercial vehicles must be kept in the garage or a designated storage area, and a vehicle may not sit in front of a garage more than 48 hours in any 7-day period. Garbage and trash containers must be stored in the garage except on collection days, and no equipment or storage piles may be kept outside.Section 8.01 · p. 21

Do I need approval to change my home's exterior?Yes. No alteration to the original property design and no exterior painting or staining may be done without written approval from the three-member Architectural Committee appointed by the board (the board acts until a committee is appointed). An application is deemed denied unless the board or committee sends written approval or a request for more information within 45 days of receiving all required materials.Section 4.06 · p. 14

What about pets and parking?No more than two usual household pets, such as dogs, cats or birds, may be kept, and none for commercial purposes; dogs must be leashed in the common areas and owners must clean up after pets immediately. Parking is allowed only in designated parking areas or a driveway serving a single unit, and these rules are strictly enforced.Section 8.04 · p. 21

Can the association fine owners?Yes. The board may adopt resolutions imposing fines it considers reasonable for violations, and a fine becomes a lien on the violator's unit. Before any sanction the owner gets written notice and at least 14 days to request a hearing before the board; the board may also abate violations, tow vehicles, or sue, recovering attorney fees.Bylaws Section 8.03 · p. 53

How is the board chosen, and when does the developer step back?The board has an odd number of directors, up to seven, elected by plurality vote of the members for two-year terms, with nominations made from the floor at the annual meeting. The declarant has already sold all units, so the association has a single class of voting membership; a quorum at member meetings is more than 50% of the votes.Bylaws Section 4.08 · p. 49

How do the CC&Rs change?An amendment requires the vote of members holding at least 67% of the total voting power, and no provision may be amended by less than the vote prescribed for action under that provision. Material amendments also need approval from eligible mortgage holders representing at least 51% of mortgaged units. A certificate signed and sworn by two officers confirming the vote must be recorded.Section 12.02 · p. 29

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 Lodges Snake Creek 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 Lodges Snake Creek'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 Lodges Snake Creek 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 Lodges Snake Creek 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 Lodges Snake Creek 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 Lodges Snake Creek 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 Lodges Snake Creek 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 Lodges Snake Creek — 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 Lodges Snake Creek'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.

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This page also says your dues are about $412 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.

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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.