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Villas at Zermatt Owners LLC

Villas at Zermatt Owners LLC is a homeowners association (HOA) in Midway, Wasatch County, managed by K&K Property Management, with registration active through 09/30/2026.

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

Villas Zermatt HOA registration record

On file with the state

Number: 14248459-HOA1
Type: Homeowners association
Status (as of July 31, 2026): Active
Expires: 09/30/2026

Who manages Villas Zermatt HOA?

Manager: K&K Property Management
President: Greg Schmidt

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

Villas Zermatt HOA CC&Rs

Recorded with the county

Document: Declaration of condominiums
Entry: 273229 · 2004
Recorded: Jul 15, 2004
Length: 40 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 Management Committee sets the annual assessment from a budget it prepares and furnishes to owners by September 15 each year, and the declaration states no percentage cap and no owner vote on that budget. If the common expense fund proves inadequate, additional assessments may be levied, and the owner vote otherwise required is unnecessary if a majority of the Management Committee approves. Special assessments otherwise need approval of owners holding at least 60% of total votes.Section 11.02 · p. 19

What dues and fees does the declaration set?The declaration states no dollar amount for the annual assessment; it is based on the committee's budget and paid in twelve equal monthly installments. In 2004 it did set a $250 replacement fee for each electronic access card not returned when a unit is sold and a $25 charge for a copy of the declaration from the Management Committee. Late fees are monthly in an amount set by the Management Committee.Section 6.04(f)-(g) · p. 9

What happens over unpaid dues?Unpaid assessments are secured by a lien on the condominium, and a notice of lien may be recorded once payment is delinquent. The lien may be enforced by sale or foreclosure like a deed of trust, and the owner must pay costs and attorney's fees, assessments coming due during foreclosure, and a reasonable rental for the unit during foreclosure. A monthly late fee set by the committee is charged for every month an assessment stays unpaid, and the committee may also sue the owner personally.Section 11.04 · p. 20

What insurance does the HOA carry, and who pays the deductible?The Management Committee must carry property insurance for full replacement of the project (fire, extended coverage, vandalism), comprehensive liability of at least $1.0 million per occurrence, and workers compensation; it may purchase fidelity insurance or bonds. The committee may elect deductible provisions it considers consistent with good business practice; the declaration does not say how deductibles are split. Each owner must carry liability insurance of at least $1.0 million per occurrence and is encouraged to add Property A coverage for the private areas of the unit.Section 12.01 · p. 21

Does the declaration require a reserve fund?Yes. The annual assessment must include a reasonable contingency reserve, surplus or sinking fund of not less than one sixth of the annual assessment. The committee must also maintain an adequate reserve for predictable repairs and replacement of the common areas, funded by regular periodic assessments rather than special assessments.Section 11.02(a) · p. 19

Can owners rent their homes?Yes — the units are designed as a hotel and may be rented nightly or for transient purposes, but no owner may lease less than the entire unit. Leases longer than six months must be in writing, approved in advance by the Management Committee (approval not unreasonably withheld), and the owner must give the committee written notice of the tenant's name and the owner's address. Owners pay their full share of common assessments whether or not they join a rental pool.Section 4.03 · p. 5

What can't owners do with their homes?Units may not be used for business, industrial or commercial purposes, except sales models, sales offices or property management offices approved in writing by the committee. Hot tubs may not be installed on decks, and skis, mountain bikes and similar property may not be stored on decks. Signs of any kind require prior written approval of the Management Committee, and RV parking is allowed only in designated numbered stalls with committee approval and only for owners and immediate family.Section 6.01 · p. 8

Do I need approval to change my home's exterior?No owner may make any alteration, addition or improvement to the common areas or limited common areas without the prior written consent of the Management Committee in each instance. Interior decorating and partition walls inside a unit are allowed if they meet building codes and do not impair structural soundness or encroach on common areas. Window coverings must be white or neutral and present a uniform appearance, and exterior window treatments such as tinting need written approval.Section 7.05 · p. 9

What about pets and parking?Only interior confined pets belonging to owners are allowed; pets must stay in the unit or on the assigned deck or patio and may never run at large. Owners must clean up pet waste or face a fine, and the committee may require permanent removal of a pet it decides is a nuisance. Parking is permitted in designated areas only, improperly parked vehicles are towed at the owner's expense, and cars must be off streets and parking areas within 24 hours after a snowstorm.Section 7.03 · p. 9

Can the association fine owners?The declaration mentions a fine only for failing to clean up pet waste. Otherwise, failure to comply with the declaration or rules is grounds for an action for damages or injunctive relief, with costs and attorney's fees, brought by the Management Committee or any aggrieved owner, and the committee may take judicial action to enforce its rules.Section 7.11 · p. 10

How is the board chosen, and when does the developer step back?The Management Committee has three members. The declarant may elect the members for six years from the date of the declaration; after turnover the owners and the Manager elect three members for staggered three-, two- and one-year terms, then one member for a three-year term at each annual meeting, with the Manager always electing one member. The owners' annual meeting is the third Saturday in January, a quorum is more than 50% of total votes, and each unit the declarant owns carries four times its normal votes.Section 9.01.02 · p. 12

How do the CC&Rs change?The declaration may be amended by owners holding at least sixty percent (printed as 51%) of the total votes, by instruments recorded with the Wasatch County Recorder. Articles XI (assessments), XIII (damage or destruction) and XV (obsolescence) can be amended only by unanimous consent of all owners, and amendments reducing mortgagee protections in Article XVII need the prior written approval of all first mortgagees.Section 18.05 · p. 30

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 Villas Zermatt 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 Villas Zermatt'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 Villas Zermatt 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 Villas Zermatt 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 Villas Zermatt 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 Villas Zermatt 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 Villas Zermatt 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 Villas Zermatt — 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 Villas Zermatt'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 Villas at Zermatt Owners LLC today. Claim it to answer them from your own declaration — 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.