Independent homeowner group · Vineyard · Providence, UT
We pay.They don'tfix.
Countdown to the board's own turnover target
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Board minutes, June 22, 2026: Turnover – Will be schedule[d] by end of 2026.
Every Vineyard home pays $528 to $1,140 a year to the HOA, but the developer, not homeowners, picks the board, and the newest monthly financials posted for owners are from 2024. Residents report dark street lights, a black pool and late plows. Whatever is still broken at turnover becomes ours to solve.
Private. We never publish your name, address or email.
No seat at the table■Street lights■Where are the financials?■Storm drains■18 minutes of meetings■Sidewalks■Show us the 2027 budget■Snow removal■Pool■On the record■
Take action
Do something today.
Pick one. Each takes a couple of minutes from your phone, and every one adds to the record. Own or rent, your report counts.
What the HOA budgeted for 2026, line by line, next to what residents report.
Landscaping$28,432
Resident-reportedBroken sprinklers, dead and dry common areas.
Snow removal$17,000
Resident-reportedPrivate streets and common sidewalks left unplowed, with delays for school runs. On the recordManagement, Feb 24, 2026: the response time was not acceptable.
Reserves$14,380
Set aside in 2026 for future repairs: about $64 per home for the year.
Pool$12,000
Resident-reportedUncovered, with dark water.
Electricity$5,760
On the recordPrivate-street lamps reported out to management in March 2025. On Oct 28, 2026, management wrote: we have not yet received a response or timeline for repair.
Repairs, 223 homes$5,292
About $24 per home for the whole year. Resident-reportedSidewalk trip hazards and crumbling storm-drain concrete go unfixed.
2026 budgeted income$184,452
223 homes. $44 a month master assessment from every home. Condos and townhomes add $51 a month for shared water, sewer and trash.
Source: Vineyard Master Association 2026 Budget (approved Oct 2025). Conditions marked resident-reported come from homeowners.
What was actually spent, 2021–2024
Repairs budgeted$29,000
Repairs spent$14,715
About half. In 2021: $0 of $7,500.
Reserves on hand, Dec 2024$97,097
Set aside for repairs and replacement. In 49 months of statements, the only money spent from reserves was $950, in July 2021.
Reserves budgeted for 2025$0
After $14,716 a year in 2021–2024.
Source: the Association's December year-end financial statements, 2021–2024, and the approved 2025 budget. Dec 2024 is the newest monthly statement on the owner portal as of Nov 7, 2026.
Representation & transparency
No seat at the table.
223 homes pay for this HOA. Here's how much say owners have while the developer is in control.
The developer runs the board.
Until turnover, Visionary Homes 2020, LLC acts as the board or appoints its members.
CC&Rs §1.11, §4.7
A budget vote we didn't have, until now.
Our CC&Rs say owners may not disapprove a budget while the developer is in control. A 2026 state law repealed that exception. The board must now present each adopted budget at an owners' meeting, and owners can vote it down.
CC&Rs §8.2 · Utah Code §57-8a-215 (May 6, 2026)
No vote on special assessments.
The developer may levy them in any amount deemed necessary during the Control Period without Owner approval.
CC&Rs §8.9
18 minutes of meetings in 16 months.
Six board meetings, March 2025 to June 2026, all during weekday business hours. The minutes list no attendees and record no owner comments.
Board minutes, 2025–2026
Where are the financials?
The board reviewed financial reports through March 31, 2026. On the owner portal, the newest monthly statements are from December 2024, posted January 2025.
June 22, 2026 minutes · owner portal, checked Nov 7, 2026
Every number below comes from the HOA's own financial statements, budgets and minutes. Each may have an ordinary explanation. Owners deserve to hear it.
The board reviewed financial reports through March 31, 2026. The owner portal's newest monthly statements are from December 2024.
Why don't owners see what the board sees?
June 22, 2026 minutes · owner portal, Nov 7, 2026
From 2021 to 2024, $14,715 of $29,000 budgeted for repairs was spent. A street-light repair request has been open since March 2025.
Why was repair money left unspent while repairs stalled?
Dec year-end statements 2021–2024 · HOA ticket replies
$97,097 in reserves at the end of 2024. $950 spent from reserves in four years. $0 budgeted for reserves in 2025.
What is the reserve plan, and will there be a reserve study before turnover?
The developer, Visionary Homes 2020, LLC, controls our HOA board until turnover (CC&Rs §4.7). Turnover has no fixed date. It comes six months after the last lot is sold, or sooner if the developer waives control in writing (§1.11). Once homeowners take over, every repair still undone is ours to manage and fund.
CC&Rs recorded
Visionary Homes 2020, LLC is named the Declarant (§1.12) and controls the board until turnover (§4.7).
Street lights reported out
A resident reports two private-street lamps out. Seven weeks later, management: a bid has been gathered and the Board is reviewing this.
2026 budget approved
$184,452 in budgeted income. $5,292 for repairs across 223 homes.
Turnover: tabled
The first time turnover appears in the board minutes we have: Turnover Expectancy - Tabled.
Utah law changes
Owners gain the right to see each budget at an owners' meeting and to vote it down, even under developer control. Records requests must be answered in 10 business days. (S.B. 122)
A 4-minute board meeting
1:54 to 1:58 PM. The minutes: Turnover – Will be schedule[d] by end of 2026.
Still no repair date
On the street lights, 19 months in, management: we have not yet received a response or timeline for repair.
Neighbors open the complaint line
This site launches, and a formal records request goes to the HOA under Utah Code §57-8a-227.
The board's target to schedule turnover
By its own minutes. No turnover date has been announced.
Homeowners take over
Along with whatever is still broken. Document it now, while the developer's board is in charge.
The fine print, from our own CC&Rs
The developer's own lots pay no dues until it chooses to pay them. §8.11
The developer has no duty to fund reserves or get a reserve study while it controls the board. §5.15
Turnover has no set date. Six months after the last lot sells, or when the developer records a written waiver. §1.11
Our records request--
Utah law gives the HOA 10 business days to provide the records.
Combined. March 2025 to June 2026: 5, 1, 2, 2, 4 and 4 minutes, for 223 homes and a $184,452 budget.
Street-light repair request--
Open since March 24, 2025, with no repair date as of management's last reply.
The law watch.
Even while the developer is in control, Utah law sets a few rules. We're tracking each one, and we'll update this list as things happen.
Answer an owner's records request within 10 business days.Utah Code §57-8a-227(4)
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Present the 2027 budget at an owners' meeting, where owners can move to vote it down.Utah Code §57-8a-215(2)–(3), as amended May 6, 2026
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Hold at least one open board meeting a year, with 48 hours' email notice to owners who ask and time for owner comments.Utah Code §57-8a-226(7)(b)(i)
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Hold that same kind of meeting every time a fee or assessment goes up.Utah Code §57-8a-226(7)(b)(ii)
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Why it matters
Got kids? This is about them.
These aren't cosmetic problems.
Dark streetsKids walk to the bus stop and home from practice on streets residents report are unlit.
Dark pool waterIn dark water you can't see the bottom.
Trip hazardsRaised sidewalk slabs, with bikes, scooters and strollers rolling over them.
Late plowsUnplowed streets slow everyone down, including school runs and emergency vehicles.
Our complaint portal
The complaint line is open.
Every report is dated, numbered and kept on the record. One problem per report. A photo makes the case.
Put it in writing
4 letters that force a response.
Each one is backed by Utah law or the HOA's own documents. Fill in your details once, then tap Send on any letter.
Renting? Your landlord pays HOA dues on your home, and Utah law gives records and meeting-notice rights to owners. File reports here, send letter 4 yourself, and forward letters 1 and 2 to your landlord or property manager.
Your details Saved only on this device so you don't retype them. Never sent to us.
Tip: BCC yourself on each email. It's your proof of the date you sent it.
1
Show us the money
Ask for 3 years of financials, minutes, the budget, the reserve study and the insurance.
Utah Code § 57-8a-227 · 10 business days
Subject: Records request under Utah Code § 57-8a-227
Subject: Records request under Utah Code § 57-8a-227
To the Board of Vineyard Master Association, c/o HOALiving/FCS:
Under Utah Code § 57-8a-227, please email me the following within 10 business days after you receive this request:
1. Profit and loss statements and balance sheets for the last 3 fiscal years
2. Board meeting minutes for the last 3 calendar years
3. The most recent annual budget and financial statement
4. The most recent reserve analysis, if any
5. A certificate of insurance for each policy the Association holds
6. All other records available under Utah Code § 16-6a-1601
Please send electronic copies to the email below.
Name: [Your name]
Address: [Your address]
Phone: [Your phone]
Email: [Your email]
Ask to be notified of every board meeting, with the call-in link.
Bylaws (CC&Rs Exhibit B) § 4.8
Subject: Request for notice of all Board meetings (Bylaws § 4.8)
Subject: Request for notice of all Board meetings (Bylaws § 4.8)
To each member of the Board of Vineyard Master Association, c/o HOALiving/FCS (please forward to every Board member):
Under Bylaws § 4.8 (Exhibit B to the CC&Rs), I request notice of every Board meeting, including any call-in number or electronic link given to Board members. Please send notices to the email below.
The June 22, 2026 minutes say turnover "will be schedule[d] by end of 2026." Please tell me the expected turnover date, and send a copy of any written waiver of Declarant control recorded under CC&Rs § 1.11.
Under Utah Code § 57-8a-215(2), as amended May 6, 2026, the Board must present each adopted budget at a meeting of the members. Please tell me the date of the members' meeting where the 2027 budget will be presented.
Name: [Your name]
Address: [Your address]
Email: [Your email]
Put the developer-controlled board on written notice of the repairs our own documents assign to the HOA. For formal notice, also mail a copy by certified mail (CC&Rs §18.4).
CC&Rs § 6.2 · Exhibit C
Subject: Written repair request – Common Area items (CC&Rs § 6.2, Exhibit C)
Subject: Written repair request – Common Area items (CC&Rs § 6.2, Exhibit C)
To the Board of Vineyard Master Association and Declarant Visionary Homes 2020, LLC, c/o HOALiving/FCS:
CC&Rs § 6.2 and Exhibit C (Maintenance Allocation Chart) assign maintenance of the following Common Area items, where not maintained by the city, to the Master Association. They need repair:
- Street lights not working: [locations]
- Pool uncovered, water dark: [date observed]
- Common sidewalk trip hazards: [locations]
- Concrete failing around storm drains: [locations]
- Common-area irrigation and landscaping: [locations]
- Snow removal on private roads and common sidewalks
Please confirm in writing, within 14 days, a repair schedule for each item, and confirm they will be completed before turnover.
Name: [Your name]
Address: [Your address]
Email: [Your email]
Send the board the questions above, each tied to its own documents, and ask for written answers.
HOA financial statements · budgets · minutes
Subject: Owner questions about Association finances and turnover
Subject: Owner questions about Association finances and turnover
To the Board of Vineyard Master Association, c/o HOALiving/FCS:
As an owner, I request written answers to the following questions. Each is based on the Association's own financial statements, budgets and minutes.
1. The Board reviewed financial reports through March 31, 2026, but the owner portal's newest monthly statements are from December 2024. When will owners receive current financial statements?
2. From 2021 through 2024, $14,714.95 of the $29,000 budgeted for maintenance and repairs was spent. Why, given open repair requests such as the private-street lights first reported in March 2025?
3. Reserves were $97,097.22 at December 31, 2024, only $950 was spent from reserves from 2021 through 2024, and the 2025 budget allocated $0 to reserves. What is the reserve plan, and will a reserve analysis be completed before turnover?
4. Management fees were $200 per month through May 2023, $8,540 in June 2023, and $814 per month afterward. What was the June 2023 charge?
5. What was the -$3,950 "Master Association Fees" entry in November 2024?
6. Electricity was about $20 per month through August 2024, then $520 to $1,072 per month from September 2024. What does this account power, and does it include the street lights?
7. The Association received $103,927.23 in reinvestment fees from 2021 through 2024. How was that money used?
8. The June 22, 2026 minutes say turnover "will be schedule[d] by end of 2026." What is the date?
Please also tell me the date of the members' meeting at which the 2027 budget will be presented, as Utah Code § 57-8a-215(2) now requires.
Name: [Your name]
Address: [Your address]
Email: [Your email]