The Committee Can Only Act at a Meeting

Except for an action taken without a meeting under Section 16-6a-813, a management committee may take action only at a management committee meeting.

That single sentence is the foundation for everything below. Decisions made by email thread, hallway conversation, or a phone poll are not committee action unless they satisfy the nonprofit statute's written-consent procedure.

Notice: 48 Hours, by Email, Only If You Ask

At least 48 hours before a committee meeting, the association shall give written notice by email to each unit owner who requests notice.

Read that condition, because it is the one that owners miss. The notice duty is triggered by your request. If you have never asked the committee to notify you of meetings, the association is not required to email you. Ask in writing and give them the email address you want used.

The notice must be delivered by email to the address you provided, and must state the time, the date, and the location of the meeting. If a committee member may participate electronically, the notice must also give you the information necessary to let you participate that way.

There are two exceptions to the 48-hour notice.

• The meeting was already listed in a meeting schedule previously provided to you
• The meeting addresses an emergency, and each committee member also received notice less than 48 hours ahead

Note how narrow the emergency exception is: it requires that the committee members themselves got short notice. A committee that had days to plan cannot call something an emergency to avoid notifying owners.

The Meeting Is Open to You

A committee meeting shall be open to each unit owner, or to the owner's representative if that representative is designated in writing. If you want to send someone in your place, put the designation in writing before the meeting.

You also get to speak. At each meeting, the committee shall provide each unit owner a reasonable opportunity to offer comments. The committee may confine those comments to a specific time period during the meeting, but it may not eliminate them entirely.

A committee member may not avoid or obstruct these requirements. 

The Six Reasons a Meeting Can Be Closed

A committee may close a meeting only to do one of six things. This is a complete list.

• Consult with an attorney for the purpose of obtaining legal advice
• Discuss ongoing or potential litigation, mediation, arbitration, or administrative proceedings
• Discuss a personnel matter
• Discuss a matter relating to contract negotiations, including review of a bid or proposal
• Discuss a matter involving an individual where discussion is likely to cause undue embarrassment or violate a reasonable expectation of privacy
• Discuss a delinquent assessment or fine

Anything outside those six grounds must happen in the open. Closing a meeting to set next year's budget, to award a landscaping contract already signed, or to debate a rule change is not authorized by this subsection.

Quorum and Minutes Are Not in This Chapter

Owners often ask what quorum the statute requires and how long the association must keep minutes. Chapter 8 sets neither.

Quorum is a bylaws matter. Section 57-8-16(2) provides that the bylaws may specify the method for calling owner meetings and the percentage of unit owners that constitutes a quorum authorized to transact business. Note the word: may. The entire section is permissive, so Chapter 8 does not even require bylaws to address quorum.

So read your bylaws for the quorum number. If they are silent, the answer comes from the Revised Nonprofit Corporation Act or other corporate entity statutes under which your association is organized, not from the Condominium Ownership Act.

Minutes are also not required by this chapter. They are reachable in a different way: minutes are among the records an owner can request. See Records and Document Requests for the request procedure and the response deadline.

How Notice May Be Delivered

Notice that the association provides by a method allowed under the Utah Revised Nonprofit Corporation Act, Title 16, Chapter 6a, is fair and reasonable notice, whether or not the association is a nonprofit corporation.

Notice by any other method is fair and reasonable only if the method is authorized in the declaration, articles, bylaws, or rules, and, considering all the circumstances, the notice is fair and reasonable. 

Electronic notice requires document authorization. If the declaration, articles, bylaws, or rules provide for it, the association may give notice by text message, email, or its website. 

And you can override it. Notwithstanding the electronic notice provision, a unit owner may, by written demand, require the association to provide notice by mail. That right does not depend on the governing documents and cannot be waived away by them.

None of This Applies During Declarant Control

The provisions of this section do not apply during the period of administrative control. The meeting requirement, the 48-hour notice, the open meeting right, the comment right, and the closed session limits are all switched off while the declarant still controls the association. If your project is new, read Declarant Control and Turnover to determine when that period ends.

Outside that period, this section applies regardless of when the condominium project's initial declaration was recorded. An older project is not immune to it.

If the Committee Will Not Comply: $500 or Actual Damages

If the association fails to comply with any of Subsections (1) through (5) and does not remedy it, a unit owner may file an action for injunctive relief, $500 or actual damages, whichever is greater, or any other relief provided by law. The court may award costs and reasonable attorney fees to the prevailing party.

A mandatory 90-day notice comes first. At least 90 days before filing, deliver written notice stating your name, address, telephone number, and email address; each requirement the association failed to meet; a demand that it comply; and a remedy date at least 90 days out.

There is also an interim remedy: on your motion, with notice and a hearing where the court finds a likelihood of noncompliance, the court may order immediate compliance.

One limit to understand before you file. Nothing in this section affects the validity or enforceability of a committee action. A decision made at an improperly noticed meeting is not void because of that defect; your remedy is compliance and damages, not undoing the decision.

Two Things To Do Now

• Request meeting notice in writing and provide an email address. Until you do, the 48-hour notice duty is not triggered for you
• Read your bylaws for the quorum percentage. Chapter 8 does not set one, and does not require the bylaws to either

Every deadline on this page also appears in Deadlines and Thresholds. For minutes and other records, see Records and Document Requests. If you feel something has been done inappropriately, read Advisory Opinions and Where To Take a Problem.

Reviewed against the Utah Code, current as of September 9, 2026.