Utah HOA insurance: what § 57-8a-403 makes the association carry
From the first lot sold to a non-declarant, a Utah HOA must maintain two coverages to the extent reasonably available: blanket property or guaranteed-replacement-cost insurance on the physical structures of attached dwellings, their appurtenant limited common areas, and the common areas; and liability insurance for death, bodily injury, and property damage arising from the common areas. If either becomes unavailable, every owner must be told within seven calendar days.
(1) Beginning not later than the day on which the first lot is conveyed to a person other than a declarant, an association shall maintain, to the extent reasonably available: (a) subject to Section 57-8a-405, blanket property insurance or guaranteed replacement cost insurance on the physical structure of all attached dwellings, limited common areas appurtenant to a dwelling on a lot, and common areas in the project ... and (b) subject to Section 57-8a-406, liability insurance covering all occurrences commonly insured against for death, bodily injury, and property damage arising out of or in connection with the use, ownership, or maintenance of the common areas. (2) If an association becomes aware that property insurance under Subsection (1)(a) or liability insurance under Subsection (1)(b) is not reasonably available, the association shall, within seven calendar days after becoming aware, give all lot owners notice...
What it means for your board
The blanket covers the buildings, including homes
For attached-product communities — townhomes, condos, twin homes — the association's property policy covers the physical structure of the dwellings themselves, plus appurtenant limited common areas and the common areas, per § 57-8a-405's allocation rules. Owners insure contents and, typically, the association's deductible exposure; the walls are the association's problem.
Liability is the second leg
The association must carry liability coverage for occurrences commonly insured against — death, bodily injury, property damage — arising out of the use, ownership, or maintenance of the common areas, per § 57-8a-406. Playgrounds, pools, sidewalks, the retention pond: this is the policy that answers for them.
'Reasonably available' is doing real work
Both duties run 'to the extent reasonably available' — language that matters in Utah's hardening insurance market. But the escape hatch has a tripwire: the moment the association becomes aware that either coverage is not reasonably available, it owes all lot owners notice within seven calendar days. Silence converts a market problem into a statutory violation.
Certificates are records — and renewal is a deadline
A certificate for each policy the association holds sits on the § 57-8a-227 records list, available to any owner within 10 business days. Treat the renewal date like the compliance deadline it is: a lapsed policy plus a missed 7-day notice is the worst version of this statute's downside.
Common questions
What insurance is a Utah HOA required to carry?
Two coverages, to the extent reasonably available: blanket property or guaranteed-replacement-cost insurance on attached dwellings, their limited common areas, and common areas; and liability insurance for death, bodily injury, and property damage arising from the common areas. The duty starts at the first non-declarant lot conveyance.
Who insures a townhome in Utah — the owner or the HOA?
The structure is on the association's blanket policy in attached-product communities under § 57-8a-403. Owners typically carry an HO-6-style policy for contents, betterments, and the association's deductible allocation.
What if the HOA can't get insurance?
The statute requires coverage only 'to the extent reasonably available' — but if the association becomes aware that property or liability coverage isn't reasonably available, it must notify all lot owners within seven calendar days.
Can owners see the HOA's insurance policies?
The certificate of insurance for each policy the association holds is on the § 57-8a-227 records list — request it in writing and the association has 10 business days.
Kahoa answers your homeowners with these citations built in
Every statute on this page ships inside Kahoa's Utah pack — modern HOA management software your board supervises. Upload your CC&Rs and the correspondence desk drafts replies to homeowner email with the statute and your own documents cited — your board approves and sends.
This page explains Utah statute in plain language for community boards and homeowners. It is general information, not legal advice, and it isn't a substitute for reading the statute or talking to a Utah attorney about your association's specific situation. Statute text quoted from le.utah.gov, current as of the verification date shown above.
Statute data from Kahoa's open Utah statute pack (CC-BY-SA-4.0) · verified July 29, 2026