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H.B. 26 Enrolled

             1     

ASSOCIATION LIEN AMENDMENTS

             2     
2014 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: Jon E. Stanard

             5     
Senate Sponsor: Deidre M. Henderson

             6     
             7      LONG TITLE
             8      General Description:
             9          This bill amends provisions in Title 57, Chapter 8, Condominium Ownership Act, and
             10      Title 57, Chapter 8a, Community Association Act, which relate to liens against a unit or
             11      a lot.
             12      Highlighted Provisions:
             13          This bill:
             14          .    clarifies the circumstances under which an association of unit owners or an
             15      association has a lien against a unit or a lot for an unpaid fine;
             16          .    provides that if a board assesses a fine against a lot owner, the lot owner may:
             17              .    request an informal hearing to dispute the fine within 30 days after the day on
             18      which the fine is assessed; and
             19              .    initiate a civil action to appeal a decision from an informal hearing; and
             20          .    makes technical changes.
             21      Money Appropriated in this Bill:
             22          None
             23      Other Special Clauses:
             24          None
             25      Utah Code Sections Affected:
             26      AMENDS:
             27           57-8-37 , as enacted by Laws of Utah 2001, Chapter 317
             28           57-8-44 , as last amended by Laws of Utah 2013, Chapter 95
             29           57-8a-208 , as enacted by Laws of Utah 2006, Chapter 243


             30           57-8a-301 , as last amended by Laws of Utah 2013, Chapter 95
             31     
             32      Be it enacted by the Legislature of the state of Utah:
             33          Section 1. Section 57-8-37 is amended to read:
             34           57-8-37. Fines.
             35          (1) (a) If authorized in the declaration, bylaws, or association rules, the management
             36      committee of a residential condominium project may assess a fine against a unit owner after the
             37      requirements of Subsection (2) have been met for a violation of the rules and regulations of the
             38      association of unit owners which have been promulgated in accordance with this chapter and
             39      the declaration and bylaws.
             40          (b) The management committee of a nonresidential condominium project may not
             41      assess a fine against a unit owner.
             42          (2) Before assessing a fine under Subsection (1), the management committee shall give
             43      notice to the unit owner of the violation and inform the owner that a fine will be imposed if the
             44      violation is not cured within the time provided in the declaration, bylaws, or association rules,
             45      which shall be at least 48 hours.
             46          (3) (a) A fine assessed under Subsection (1) shall:
             47          (i) be made only for a violation of a rule or regulation which is specifically listed in the
             48      declaration, bylaws, or association rules as an offense which is subject to a fine;
             49          (ii) be in the amount specifically provided for in the declaration, bylaws, or association
             50      rules for that specific type of violation, not to exceed $500; and
             51          (iii) accrue interest and late fees as provided in the declaration, bylaws, or association
             52      rules.
             53          (b) Cumulative fines for a continuing violation may not exceed $500 per month.
             54          (4) A unit owner who is assessed a fine under Subsection (1) may request an informal
             55      hearing to protest or dispute the fine within 30 days from the date the fine is assessed. The
             56      hearing shall be conducted in accordance with the standards provided in the declaration,
             57      bylaws, or association rules. No interest or late fees may accrue until after the hearing has been


             58      conducted and a final decision has been rendered.
             59          (5) A unit owner may appeal a fine issued under Subsection (1) by initiating a civil
             60      action within 180 days after:
             61          (a) a hearing has been held and a final decision has been rendered by the management
             62      committee under Subsection (4); or
             63          (b) the time to request an informal hearing under Subsection (4) has expired without
             64      the unit owner making such a request.
             65          [(6) A fine assessed under Subsection (1) which remains unpaid after the time for
             66      appeal under Subsection (5) has expired becomes a lien against the unit owner's interest in the
             67      property in accordance with the same standards as a lien for the nonpayment of common
             68      expenses under Section 57-8-20 .]
             69          Section 2. Section 57-8-44 is amended to read:
             70           57-8-44. Lien in favor of association of unit owners for assessments and costs of
             71      collection.
             72          (1) (a) Except as provided in Section 57-8-13.1 , an association of unit owners has a
             73      lien on a unit for:
             74          (i) an assessment;
             75          (ii) except as provided in the declaration, fees, charges, and costs associated with
             76      collecting an unpaid assessment, including:
             77          (A) court costs and reasonable attorney fees;
             78          (B) late charges;
             79          (C) interest; and
             80          (D) any other amount that the association of unit owners is entitled to recover under the
             81      declaration, this chapter, or an administrative or judicial decision; and
             82          (iii) a fine that the association of unit owners imposes against [the owner of the unit.] a
             83      unit owner in accordance with Section 57-8-37 , if:
             84          (A) the time for appeal described in Subsection 57-8-37 (5) has expired and the unit
             85      owner did not file an appeal; or


             86          (B) the unit owner timely filed an appeal under Subsection 57-8-37 (5) and the district
             87      court issued a final order upholding a fine imposed under Subsection 57-8-37 (1).
             88          (b) The recording of a declaration constitutes record notice and perfection of a lien
             89      described in Subsection (1)(a).
             90          (2) If an assessment is payable in installments, a lien described in Subsection (1)(a)(i)
             91      is for the full amount of the assessment from the time the first installment is due, unless the
             92      association of unit owners otherwise provides in a notice of assessment.
             93          (3) An unpaid assessment or fine accrues interest at the rate provided:
             94          (a) in Subsection 15-1-1 (2); or
             95          (b) in the governing documents, if the governing documents provide for a different
             96      interest rate.
             97          (4) A lien under this section has priority over each other lien and encumbrance on a
             98      unit except:
             99          (a) a lien or encumbrance recorded before the declaration is recorded;
             100          (b) a first or second security interest on the unit secured by a mortgage or deed of trust
             101      that is recorded before a recorded notice of lien by or on behalf of the association of unit
             102      owners; or
             103          (c) a lien for real estate taxes or other governmental assessments or charges against the
             104      unit.
             105          (5) A lien under this section is not subject to Title 78B, Chapter 5, Part 5, Utah
             106      Exemptions Act.
             107          (6) Unless the declaration provides otherwise, if two or more associations of unit
             108      owners have liens for assessments on the same unit, the liens have equal priority, regardless of
             109      when the liens are created.
             110          Section 3. Section 57-8a-208 is amended to read:
             111           57-8a-208. Fines.
             112          (1) Unless otherwise provided in the association's governing documents, the board of
             113      [a homeowner] an association may assess a fine against a lot owner for a violation of the


             114      association's governing documents after the requirements [of] described in Subsection (2) are
             115      met.
             116          (2) Before assessing a fine under Subsection (1), the board shall:
             117          (a) notify the lot owner of the violation; and
             118          (b) inform the owner that a fine will be imposed if the violation is not remedied within
             119      the time provided in the association's governing documents, which shall be at least 48 hours.
             120          (3) (a) A fine assessed under Subsection (1) shall:
             121          (i) be made only for a violation of a rule, covenant, condition, or restriction that is
             122      specifically listed in the association's governing documents;
             123          (ii) be in the amount specifically provided for in the association's governing documents
             124      for that specific type of violation or in an amount commensurate with the nature of the
             125      violation; and
             126          (iii) accrue interest and late fees as provided in the association's governing documents.
             127          (b) Unpaid fines may be collected as an unpaid assessment as set forth in the
             128      association's governing documents or in this chapter.
             129          (4) (a) A lot owner who is assessed a fine under Subsection (1) may request an
             130      informal hearing to protest or dispute the fine within [14] 30 days [from the date] after the day
             131      on which the fine is assessed.
             132          (b) A hearing requested under Subsection (4)(a) shall be conducted in accordance with
             133      standards provided in the association's governing documents.
             134          (c) No interest or late fees may accrue until after the hearing has been conducted and a
             135      final decision has been rendered.
             136          (5) A lot owner may appeal a fine issued under Subsection (1) by initiating a civil
             137      action:
             138          (a) if the lot owner timely requests an informal hearing under Subsection (4), within
             139      180 days after the day on which a final decision from the informal hearing is issued; or
             140          (b) if the lot owner does not timely request an informal hearing under Subsection (4),
             141      within 180 days after the day on which the time to request an informal hearing expires.


             142          Section 4. Section 57-8a-301 is amended to read:
             143           57-8a-301. Lien in favor of association for assessments and costs of collection.
             144          (1) (a) Except as provided in Section 57-8a-105 , an association has a lien on a lot for:
             145          (i) an assessment;
             146          (ii) except as provided in the declaration, fees, charges, and costs associated with
             147      collecting an unpaid assessment, including:
             148          (A) court costs and reasonable attorney fees;
             149          (B) late charges;
             150          (C) interest; and
             151          (D) any other amount that the association is entitled to recover under the declaration,
             152      this chapter, or an administrative or judicial decision; and
             153          (iii) a fine that the association imposes against [the owner of the lot.] a lot owner in
             154      accordance with Section 57-8a-208 , if:
             155          (A) the time for appeal described in Subsection 57-8a-208 (5) has expired and the lot
             156      owner did not file an appeal; or
             157          (B) the lot owner timely filed an appeal under Subsection 57-8a-208 (5) and the district
             158      court issued a final order upholding a fine imposed under Subsection 57-8a-208 (1).
             159          (b) The recording of a declaration constitutes record notice and perfection of a lien
             160      described in Subsection (1)(a).
             161          (2) If an assessment is payable in installments, a lien described in Subsection (1)(a)(i)
             162      is for the full amount of the assessment from the time the first installment is due, unless the
             163      association otherwise provides in a notice of assessment.
             164          (3) An unpaid assessment or fine accrues interest at the rate provided:
             165          (a) in Subsection 15-1-1 (2); or
             166          (b) in the declaration, if the declaration provides for a different interest rate.
             167          (4) A lien under this section has priority over each other lien and encumbrance on a lot
             168      except:
             169          (a) a lien or encumbrance recorded before the declaration is recorded;


             170          (b) a first or second security interest on the lot secured by a mortgage or trust deed that
             171      is recorded before a recorded notice of lien by or on behalf of the association; or
             172          (c) a lien for real estate taxes or other governmental assessments or charges against the
             173      lot.
             174          (5) A lien under this section is not subject to Title 78B, Chapter 5, Part 5, Utah
             175      Exemptions Act.
             176          (6) Unless the declaration provides otherwise, if two or more associations have liens
             177      for assessments on the same lot, the liens have equal priority, regardless of when the liens are
             178      created.


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