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Ranch Landing Cottages

Ranch Landing Cottages is a homeowners association (HOA) in Midway, Wasatch County, managed by Prestige Mountain Properties, with registration active through 10/31/2026.

5 daysuntil this registration expires

expires 10/31/2026

Ranch Landing Cottages dues

Monthly dues

Not on file

No listing in this community states current dues yet. The board can publish the real figure in one minute.

Fees the CC&Rs set · 2015 declarationRead the dues clauses

18% / yrInterest on a late payment, 18% a yearSection 5.9 · p. 11

On the board? Add current dues and they publish here under your name.

Verified against the registry contact on file before it goes live.

Ranch Landing Cottages registration record

On file with the state

Number: 14251130-HOA1
Type: Homeowners association
Status (as of July 31, 2026): Active
Expires: 10/31/2026

Who manages Ranch Landing Cottages?

Manager: Prestige Mountain Properties
President: Tyler Berg

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

Ranch Landing Cottages CC&Rs

Recorded with the county

Document: Restrictive covenants
Entry: 408657 · 2015
Recorded: Jan 29, 2015
Length: 25 pages
Declarant: Rkw 2006 LLC

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 may set the monthly assessment at any amount up to the stated maximum. From and after June 1, 2016, the maximum monthly assessment can be raised or lowered only with the assent of a majority of the members other than the declarant (or a majority of each class of votes while two classes exist), present in person or by proxy at a meeting noticed 10 to 30 days in advance.Section 5.3 · p. 9

What dues and fees does the declaration set?In 2015 the declaration set a maximum monthly assessment of $25.00 per lot, with declarant paying half the regular amount on lots where no living unit is finished. Assessments more than 10 days late carry a late fee of the greater of 5% of the amount due or $25.00. The declaration also sets a $100.00 transfer fee filed with the association secretary, a $100.00 architectural submittal/review fee, and a $2,500 landscaping bond and $2,500 construction security deposit.Section 5.3 · p. 9

What happens over unpaid dues?Unpaid assessments are a continuing lien on the lot and the owner's personal obligation, subordinate only to a prior recorded first mortgage. If not paid within 30 days of becoming delinquent, the balance bears 18% annual interest and the association may sue the owner personally or foreclose the lien, with judgment including reasonable attorney fees, court costs and enforcement expenses.Section 5.9 · p. 11

What insurance does the HOA carry, and who pays the deductible?The association must carry fire and casualty insurance with extended coverage for the full replacement value of improvements in the common areas, plus liability insurance of at least $1,000,000 per person injured, $2,000,000 per accident and $100,000 for property damage. Each owner is responsible for securing their own homeowners special form coverage (Form 3 or better). The declaration does not state how deductibles are allocated.Section 6.5 · p. 13

Does the declaration require a reserve fund?Assessment funds may be used for, among other things, establishing and funding a reserve to cover major repair or replacement of improvements within the common areas. No specific funding percentage or reserve study is required.Section 5.2 · p. 9

Can owners rent their homes?An owner may lease their lot and the buildings on it, but the lease must be in writing and must state that it is subject to the declaration, articles and bylaws and that a tenant's failure to comply is a default under the lease. The board may also adopt rules governing use of living units for business or rental purposes.Section 10.5 · p. 21

What can't owners do with their homes?Lots are limited to single-family residential use, and no occupation or trade that invites or requires customer traffic may be conducted without association approval. Recreational vehicles, trailers, large trucks and commercial vehicles may not be parked in the development except temporarily for up to seven days and otherwise must be kept in an enclosed garage or offsite. Required rear and side yard fences must be colored wrought iron, metal or vinyl (no wood), and fences in front of a living unit may not exceed three feet.Section 7.2 · p. 14

Do I need approval to change my home's exterior?Yes. No building, addition, landscaping change, exterior alteration or repainting in a different color may be done until complete plans and specifications are submitted to and approved by the Architectural Control Committee, with a submittal fee initially set at $100.00. The committee must approve or disapprove in writing within 10 days of submission, and failure to act within that period is deemed approval.Section 8.2 · p. 18

What about pets and parking?Only household pets (such as dogs, cats, rabbits and pigeons kept for family, non-commercial use) are allowed; no farm animals of any kind are permitted, and violators are subject to penalties or fines set by the board. Garages must be fully enclosed, hold at least two cars and have an automatic opener; carports are not permitted substitutes.Section 7.6 · p. 16

Can the association fine owners?Yes. The board may levy a reimbursement/special assessment against a lot whose owner or occupant violates the declaration or rules, with a first violation of not less than $100, subsequent violations of at least twice that amount, and assessments levied monthly for continuing violations. The declarant, any owner and the association may also sue to enforce, and the prevailing party recovers court costs and reasonable attorney fees.Section 5.5 · p. 10

How is the board chosen, and when does the developer step back?There are two classes of membership: Class A owners get one vote per lot, and the declarant as Class B member gets three votes per lot plus ten votes per acre of additional land. Class B membership ends automatically when Class A votes equal Class B votes, or 20 years after this declaration is recorded, whichever comes first. A quorum at the first membership meeting is 60% of outstanding votes; if not met, a later meeting (within 45 days) needs half that quorum.Section 3.2 · p. 8

How do the CC&Rs change?An amendment requires the affirmative vote of at least two-thirds of all Class A votes at a meeting noticed 10 to 30 days in advance, plus the written consent of the declarant while Class B membership exists. Material amendments that negatively affect mortgagees also need prior written approval of two-thirds of the mortgagees. The amendment takes effect when recorded with the Wasatch County Recorder in an instrument executed by the association president or vice president.Section 10.3 · p. 21

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 Ranch Landing Cottages

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 Ranch Landing Cottages'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 Ranch Landing Cottages 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 Ranch Landing Cottages 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 Ranch Landing Cottages 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 Ranch Landing Cottages 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 Ranch Landing Cottages 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 Ranch Landing Cottages — 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 Ranch Landing Cottages'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 is what homeowners and buyers read about Ranch Landing Cottages today. Claim it to answer them from your own declaration — and get the renewal reminder before 10/31/2026.

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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.