Your HOA isn't allowed to operate in secret. Utah law gives every owner the right to see most of the records the association keeps — and the board has to produce them on a clear timeline.
What you're entitled to without even asking. The following must be available to owners free of charge — posted on the association's website, or available as physical copies at the registered office if there's no website:
The declaration (CC&Rs)
The bylaws
The most recent approved minutes
The most recent annual budget and financial statement
The most recent reserve analysis
A certificate of insurance for each policy the association holds
Board meeting minutes from the previous three calendar years
Profit and loss statement and balance sheet for the previous three fiscal years
What you can ask for in writing. Beyond the always-available list, you can request other association records by sending a written request that includes your name, property address, email, a description of the documents you want, why you are seeking those documents, and whether you want to inspect them or get copies.
Keep in mind that asking for it doesn't require the association to provide it. Some documents, like contracts and vendor bids, are sensitive or privileged. Their release could harm the association, owners, vendors, or relationships. Because of that risk, they cannot be released outside of the board. The documents listed in the statute are the ones that the association is legally obligated to provide.
The two-week clock. Once the association receives your written request, it has two weeks to comply. That's not a guideline — it's a statutory deadline.
Costs. The association can charge you the reasonable cost of producing copies, capped at 10 cents per page and $20 per hour of staff time, or the actual third-party copying cost if a service is used. The association cannot charge for electronic transmission — if you ask for documents by email, they have to send them at no cost.
What can be redacted. The association may black out Social Security numbers, bank account numbers, and anything subject to attorney-client privilege. Beyond that, the records come to you as-is.
These rules are the law in Utah — every association, every community, every owner. Your community's CC&Rs can't reduce these rights, though they may provide more.
A practical tip. Most records disputes get resolved as soon as the owner sends a clear, written request. Email works. Be specific about what you want, give a delivery method, and keep a copy. The two-week clock starts when the association receives your request, so the timestamp matters.
Need help? If you've sent a records request and haven't heard back, or if you've been told a record isn't available that you think should be, reach out to K&K. We can confirm what you're entitled to and how to follow up.
Sources: Utah Code § 57-8-17 (condominiums); § 57-8a-227 (HOAs). Updated through 2026 legislation. K&K are not attorneys and this is not legal advice.