State profile
Utah
Utah requires HOA boards and condo management committees to have a reserve analysis conducted at least every six years and reviewed — updated if needed — every three, covering common areas with a useful life of three years or more and a remaining life under 30. It is a default rule: an HOA's governing documents, or a condo's recorded declaration, may provide otherwise. The board may do the analysis itself, must deliver owners an annual summary, and must budget a reserve line item based on it. Owners can veto that line item by a 51% vote within 45 days of budget adoption — but funding then reverts to the last un-vetoed line item rather than dropping to zero.
Update every
6 yrs
Site visit
Not required
Applies to
HOAs & condos (default rule — documents may vary it)
What your board must do
01Cause a reserve analysis to be conducted at least every six years, and review — updating if necessary — at least every three years (Utah Code §57-8a-211(2); condos §57-8-7.5(2)). This is a default rule; for HOAs the governing documents may provide otherwise, and for condos only the recorded declaration may.
02Meet the statutory content checklist — a list of components needing reserve funds, each component's remaining useful life, repair or replacement cost estimates, the total annual contribution required, and a reserve funding plan (subsection (4)). The board may conduct the analysis itself or engage any "reliable person or organization" it chooses (subsection (3)) — no credential is required, but an analysis missing a checklist item is not compliant.
03Provide every owner an annual summary of the most recent analysis or update, and a complete copy to any owner who requests one (subsection (5)).
04Include a reserve fund line item in each annual budget in an amount the board determines prudent based on the analysis — or higher if the governing documents require — and keep reserve money in a fund separate from other association funds, used only for its purpose absent a majority owner vote (subsections (6), (9)).
05Expect the owner veto window each budget cycle — within 45 days of budget adoption, 51% of allocated voting interests at an owner-called special meeting may veto the reserve line item; funding then reverts to the last un-vetoed line item, so reserves cannot be voted to zero if any prior budget carried one (subsection (7)).
06Know the enforcement asymmetry — after 90 days' written notice, owners may sue over disclosure, budgeting, or veto violations for injunctive relief plus $500 or actual damages and attorney fees (subsection (8)), but no statutory penalty attaches to failing to conduct the analysis itself.
Quick answers
- Does Utah require a reserve study?
- Reserve study required. Yes. Utah requires HOA boards and condo management committees to have a reserve analysis conducted at least every six years and reviewed — updated if needed — every three, covering common areas with a useful life of three years or more and a remaining life under 30. It is a default rule: an HOA's governing documents, or a condo's recorded declaration, may provide otherwise. The board may do the analysis itself, must deliver owners an annual summary, and must budget a reserve line item based on it. Owners can veto that line item by a 51% vote within 45 days of budget adoption — but funding then reverts to the last un-vetoed line item rather than dropping to zero.
- How often must a Utah reserve study be updated?
- Update interval: 6 yrs. Site visit: Not required.
- What must a Utah association disclose about reserves?
- Annual summary to owners; full copy on request. Applies to: HOAs & condos (default rule — documents may vary it).
Statutes
Last statutory change May 2021 · Page reviewed Sep 2026 · Not legal advice