fees -condo

As a general rule, an association may only charge a fee to an owner if the fee is specifically authorized in the CC&Rs or bylaws or in the law.  The law authorizes an association to charge a fee to an owner for:

  • providing a statement of unpaid assessments (not to exceed $25) (see Utah Code § 57-8-54),
  • for the reasonable cost of the copies or electronic scans, and for time spent meeting with the owner, in complying with a request by the owner for records of the association.  The fees may not exceed: (1) the actual cost that the association paid to a recognized third party duplicating service to make the copies or electronic scans, or (2) 10 cents per page and $15 per hour for the employee's, manager's, or other agent's time making the copies or electronic scans (see Utah Code § 57-8-17(4)),
  • collection costs and attorney fees incurred by the association in collecting an amount due from the owner (see Utah Code §§ 57-8-44 & 49),
  • interest on an unpaid assessment or fine at the rate provided in Utah Code Subsection 15-1-1(2) or in the governing documents, if they provide a different rate,
  • the cost associated with reinstating a common utility service that the association terminated because the owner was delinquent, as provided in Utah Code § 57-8-52 "Termination of a delinquent owner's rights."

The law authorizes an association to adopt a rule that institutes a fee for:

  • a late payment of an assessment (a late fee), if not already authorized in the CC&Rs or bylaws,
  • the use, rental, or operation of the common areas, except limited common areas,
  • a service provided to an owner,
  • a rental unit owner to use the common areas.  (See Utah Code § 57-8-8.1(2) and (5).)

The law prohibits an association from charging a fee:

  • to the owner of a rental unit just because the unit is a rental unit (see Utah Code § 57-8-10.1(8) (an association may not require a unit owner to "pay an additional assessment, fine, or fee because the unit is a rental unit")),
  • for review and approval of plans for the construction or improvement of a unit if the fee exceeds the actual cost of reviewing and approving the plans (see Utah Code § 57-8-6.7),
  • for providing association payoff information needed in connection with the closing of a unit owner's financing, refinancing, or sale of the owner's unit, unless the fee is specifically authorized in the CC&Rs, bylaws, or rules.  The fee may not exceed $50 and may not be required to be paid before closing.  (See Utah Code § 57-8-6.3.)

Otherwise, as a general matter, the CC&Rs or bylaws must contain authorization for any other fee an association charges to an owner.

Fee should always be reasonably related to the costs of providing the service or the value of the service, unless the CC&Rs state the fee does not have to be limited to such costs or value.  This limitation is not stated in a Utah statute, but is an application of the association’s duty to treat the members of the association fairly.  In other words, because of that duty, fees should not be used to force a minority of the community to subsidize the benefits to the other members, unless the required number of members agree in an amendment to the CC&Rs.  These principles come from common law, as stated in the Third Restatement of the Law, Property (Servitudes), not Utah statute.

So, as a matter of general practice, rather than being funded by fees, the common expenses of an association should be funded by regular assessments such that each owner pays a proportionate share of the common expenses in the proportions stated in the CC&Rs.  But, the association can charge whatever fee is authorized in the recorded CC&Rs, regardless of actual costs, except where limited by statute.

See also Index, reinvestment fee covenant (for reinvestment fees (transfer fees)); and Index, attorney fees.

Statutes and Cases:

(For reference: 57-8 is the Condo Act, 57-8a is the Community Association Act, 16-6a is the Nonprofit Act)

57-8-10.1. Rental restrictions
57-8-17. Records - Availability for examination
57-8-54. Statement from manager or management committee of unpaid assessment
57-8-6.3. Fee for providing payoff information needed at closing
57-8-6.7. Limit on fee for approval of plans
57-8-8.1. Equal treatment by rules required -- Limits on rules