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River Meadows Ranch HOA

River Meadows Ranch HOA is a homeowners association (HOA) in Midway, Wasatch County, with registration active through 09/30/2026. Dues run about $58 a month — below the Wasatch County median. No community manager is on file, which usually means the volunteer board runs it directly.

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

River Meadows Ranch HOA dues

Monthly dues

$58

From the association's website. See the source. Varies by unit.

vs. county median (26 with dues)$138 below

How that compares

River Meadows Ranch HOA$58

Indian Summer Homeowners Association$57

Oak Haven Homeowner Association$42

Brookside Heber Homeowners Association Inc$80

Wasatch County median · 26 with dues$196

Fees the CC&Rs set · 2018 declarationRead the dues clauses

15% / yrInterest on a late payment, 15% a yearSection 8.6 · p. 28

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.

River Meadows Ranch HOA registration record

On file with the state

Number: 14247544-HOA1
Type: Homeowners association
Status (as of July 31, 2026): Active
Expires: 09/30/2026

Who manages River Meadows Ranch HOA?

Manager: None on file — self-managed
President: Gwen Wetzel

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

River Meadows Ranch HOA CC&Rs

Recorded with the county

Document: Amendment to CC&R's
Entry: 451369 · 2018
Recorded: May 11, 2018
Length: 47 pages
Declarant: River Meadows Ranch Subdivision Homeowners Association 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 sets the annual Regular Assessment in whatever amount it deems appropriate, based on advance estimates of the association's cash needs. The declaration states no percentage cap and gives owners no vote on the budget. A special assessment requires a meeting with 20 days' written notice and a quorum of at least one-third of the members entitled to vote.Section 8.2 · p. 27

What dues and fees does the declaration set?In 2018 the declaration set a one-time Initial Assessment of $300 payable by the buyer at the first closing of each lot, plus the prorated Regular Assessment for the rest of the year. It does not state a dollar amount for the Regular Assessment itself. The board may also charge a transfer fee on sale, capped at the amount of the then-current regular monthly assessment.Section 8.7 · p. 29

What happens over unpaid dues?Unpaid assessments are a continuing lien on the lot and the owner's personal obligation, and they bear interest at a rate set by the board or 15% per year if none is set. An assessment is delinquent if not paid within 15 days of its due date, and the association may record a notice of assessment, sue the owner, or foreclose the lien after 30 days' written notice of default. The board may also impose additional fines or charges and suspend utility services paid as a common expense and use of recreational facilities.Section 8.6 · p. 28

What insurance does the HOA carry, and who pays the deductible?The association must maintain comprehensive general liability insurance covering the common areas, common facilities and public ways, with at least $1,000,000 of coverage for bodily injury and property damage from a single occurrence. The declaration does not require the association to insure homes or unit interiors and says nothing about deductible allocation.Section 6.15 · p. 24

Does the declaration require a reserve fund?Common expenses may include reasonable reserves, including a working capital fund, for periodic maintenance, repair and replacement of the common areas, as the board deems appropriate. Regular assessment estimates may include creating a reserve, surplus or sinking fund. No reserve study or set funding level is required.Section 8.2 · p. 27

Can owners rent their homes?Owners may rent their lot for residential use, subject to the governing documents, and leases are bound by those documents. Short-term vacation rentals such as VRBO or AirBNB are prohibited unless the rental period is 30 days or more.Section 3.1 · p. 7

What can't owners do with their homes?Lots are residential only; no commercial or business activity is allowed except a home occupation inside the dwelling that is approved by government bodies and the architectural committee, is traditionally done in a home, and stays secondary to residential use. Motor homes, trailers, boats, campers and similar vehicles may not be parked or stored on a lot unless fully screened or enclosed and approved, and no commercial truck over one ton may be parked on a lot or street. Homes must be at least 3,000 and no more than 8,500 square feet of living area with a fully enclosed two-car garage; no carports.Section 3.9 · p. 12

Do I need approval to change my home's exterior?No dwelling, building, fence, wall, other structure, or substantial landscaping may be built, added to, or altered until plans showing the nature, shape, height, materials and location are submitted to and approved in writing by the Architectural Design Review Committee. The committee has at least three members and decides applications under the procedures in the ADRC Design Standards; applications must include the current application fee. No deemed-approval deadline is stated.Section 4.1 · p. 13

What about pets and parking?No more than two domesticated dogs and/or cats or other small household pets may be kept per lot, and none may be bred or kept commercially. Dogs must be leashed when off the owner's lot, and excessive barking is a nuisance. Each lot must have at least two off-street parking spaces, and no vehicle may be parked or stored for more than 24 consecutive hours on a street or anywhere on a lot, including driveways.Section 3.6 · p. 11

Can the association fine owners?Yes. The board may assess fines against an owner for violating the governing documents under Section 57-8-208 of the Act and may adopt rules identifying specific violations and fine amounts. The association may also levy a Limited Assessment for compliance costs after written notice and a failure to correct, sue or seek an injunction, and recover attorney fees as the prevailing party.Section 11.19 · p. 40

How is the board chosen, and when does the developer step back?Owners (Class A) get one vote per lot and the declarant (Class B) gets five votes per lot; the declarant may appoint and remove all board members, officers and architectural committee members until the Transition Date. The Transition Date is the later of conveyance of 80% of the lots to non-declarant owners and the declarant's written certification that it has finished its Development Agreement obligations. Owners elect the first board at a meeting or by mailed ballot within 30 days after the Transition Date, and directors must be owners or owner spouses.Section 6.4 · p. 18

How do the CC&Rs change?Amendments require a two-thirds vote of the association's votes, and before the Transition Date the declarant's prior written consent is also required. The declarant may amend unilaterally before the first lot sale and, until the Transition Date, to comply with law or correct errors if no owner or first mortgagee is adversely affected. Section 6.13 on common area maintenance cannot be amended without the County's written approval.Section 11.18 · p. 40

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 River Meadows Ranch 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 River Meadows Ranch'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 River Meadows Ranch 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 River Meadows Ranch 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 River Meadows Ranch 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 River Meadows Ranch 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 River Meadows Ranch 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 River Meadows Ranch — 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 River Meadows Ranch'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 $58 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.