Utah HOA records requests: what § 57-8a-227 requires
A Utah HOA must fulfill a written records request within 10 business days. Governing documents, the latest approved minutes, and the latest budget and financial statement must be free on the association's website — and if the association misses the deadline on those items, it owes the owner $25 for every day the request goes unfulfilled, starting on the eleventh business day.
(1)(a) ...an association shall keep and make available to lot owners ... (ii) a copy of the association's: (A) governing documents; (B) most recent approved minutes; (C) most recent annual budget and financial statement; (D) most recent reserve analysis; (E) certificate of insurance for each insurance policy the association holds; (F) board meeting minutes from the previous three calendar years; (G) profit and loss statement for the previous three fiscal years; and (H) balance sheet for the previous three fiscal years. ... (4)(a) An association shall comply with a request described in Subsection (3) within 10 business days after the day on which the association receives the request. ... (5) ...the association shall pay: ... (b) for items described in Subsections (1)(a)(ii)(A) through (C), $25 to the lot owner who made the request for each day the request continues unfulfilled, beginning the eleventh business day after the day on which the lot owner made the request...
What it means for your board
What you must keep — and hand over
The statute lists it plainly: your governing documents, the most recent approved minutes, the most recent annual budget and financial statement, the most recent reserve analysis, a certificate for every insurance policy, three years of board minutes, and three years of profit-and-loss statements and balance sheets. If a lot owner asks in writing, these are theirs to inspect or copy.
Some of it must already be public
Governing documents, the latest minutes, and the latest budget and financial statement must be available free on the association's website. No website? Then they must be physically available at the association's registered address. This is the category that carries the $25-per-day penalty when a request sits unanswered.
What you can charge — and what you can't
Copying is capped at actual third-party cost, or 10 cents per page plus $20 per hour of staff time. Documents sent by email must be free. You may redact Social Security numbers, bank account numbers, and attorney-client privileged communications — and nothing else.
The cost of silence
Beyond the daily penalty, an owner who sends a 10-day demand notice and still hears nothing can sue for injunctive relief plus $1,000 or actual damages — and the association pays their attorney fees. A records request answered on time with a form letter costs the community nothing. One that sits in an inbox for a month can cost four figures.
Answer a records request in two minutes — the letter cites § 57-8a-227, computes your 10-business-day deadline, and states the lawful copy fees.
Generate a compliant response letterCommon questions
How long does a Utah HOA have to respond to a records request?
Ten business days from the day the association receives a written request, under Utah Code § 57-8a-227(4)(a). The 2026 amendments (SB 122) standardized this deadline and start the $25-per-day penalty on the eleventh business day.
What records can a Utah homeowner demand from their HOA?
The governing documents, most recent approved minutes, most recent annual budget and financial statement, most recent reserve analysis, insurance certificates, three years of board meeting minutes, and three years of profit-and-loss statements and balance sheets — plus the records required by the Utah nonprofit act.
Can a Utah HOA charge for copies of records?
Yes, but the charge is capped: the actual cost a third party charges, or 10 cents per page plus $20 per hour of labor. Documents delivered by email must be provided free.
What happens if the HOA ignores a records request?
For website-required items, $25 per day accrues to the owner starting the eleventh business day, plus attorney fees. After a 10-day written demand goes unanswered, the owner may sue for injunctive relief and $1,000 or actual damages.
Can the HOA redact anything from the records?
Only Social Security numbers, bank account numbers, and attorney-client privileged communications. Everything else on the statutory list must be produced as kept.
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