Park City HOA reserve study

Summit County is small in population (42,843 in 2021) but dense with condominium and resort associations, many of them with nightly rentals and buildings that face real mountain winters.

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6,400 to 7,000 ft

The range of elevations across Park City, with average snowfall of about 270 inches a year in the period measured.

Source: Park City economic profile, climate data (2018)

The rule in Park City

Associations in Summit County follow the same state rules as everywhere else in Utah. The board must have a reserve analysis done at least every six years and review it, updating it if needed, at least every three. Owners get a summary every year and a full copy on request. HOAs are covered by 57-8a-211 and condominiums by 57-8-7.5.

County population, 2021: 42,843. Utah Lieutenant Governor’s Office.

Snow, roofs and heated surfaces

Heavy snow puts roofs, snow guards, heat tape, heated driveways and drainage high on a Park City component list. These are costly to replace and hard to reach, and analysts here usually include specialist access costs in the estimate.

Rental wear

Associations with nightly rentals see faster wear on hallways, elevators, hot tubs, lockers and lobby finishes. A good analysis reflects the actual use, not the life a component would have in a full-time residential building.

Finding a firm that works here

Our list of firms working in Utah shows which say they cover the state. Or send us the community's ZIP code: we choose one firm that prepares reserve studies in Summit County, tell you its name, and pass on your request only if you say yes.

Questions from Park City boards

Do resort condo associations need a reserve analysis?

Yes, if they are condominiums under Utah law. The six-year analysis and three-year review apply unless the declaration provides otherwise.

Should our analysis include hot tubs and heated pavers?

If they are common components with a useful life of three years or more and fewer than thirty years left, they belong in it.