Stoneleigh Heights CC&R Meeting Recap: What Homeowners Need to Know

Two-thirds of Stoneleigh has never once hit quorum to pass a vote. That single fact drove most of last night’s conversation, and it’s a big part of why the community’s governing documents are being rewritten right now.

If you weren’t able to make the meeting, here’s a rundown of what was covered.

Quick Financial Update

The board approved the Q2 (April through June) financials. The association is currently under budget, largely thanks to a light snow removal season.

Why the CC&Rs Are Being Rewritten

The community’s original CC&Rs were written for a developer-run association rather than a homeowner-run one. A recent change in Utah state law requires updates to bring the documents into compliance, and the board is using this rewrite as an opportunity to shift the language toward homeowner-run governance overall.

Dues, Assessments, and the Vote Threshold Debate

A recurring theme of the meeting was the association’s difficulty getting anything passed. Special assessment votes currently require two-thirds turnout to reach quorum, and by the board’s account, that threshold has never once been met. That has made it difficult to fund projects like exterior painting, even when the need is visible.

A few changes are on the table to address this:

• Raising the current 10% cap on annual dues increases
• A proposed special assessment cap around 300% of annual dues (roughly $5,076 based on current rates), aimed at funding projects like painting
• Lowering the two-thirds vote threshold. Numbers between 51% and 57% came up in discussion, with no final figure set

Homeowners had mixed reactions here. Some pointed out that 67% has proven unreachable in practice, so a lower threshold might be the only realistic path forward. Others raised concerns about how low is too low, and asked for clearer language around what actually counts as a passing vote.

The Rental Cap Debate

The most discussed item of the night was a proposed 40% cap on rental units. Current estimates put the rental percentage at around 30%, though the board noted it’s still reconciling lease records to confirm an exact figure.

Opinions were split. Some residents connected rental units to a disproportionate share of enforcement issues, including parking, unsupervised activity, and general upkeep, and argued a cap would help protect property values. Others pushed back, arguing that enforcement should target specific behavior rather than tenancy type, and raised concerns about property rights, legal exemptions that could push the rental percentage above any cap anyway, and the added cost of enforcing a cap once it’s in place.

No decision was made. The board indicated it’s open to reconsidering the cap depending on broader community feedback.

A New Insurance Requirement

Utah state law now requires the HOA to carry a blanket insurance policy. In practice, this means homeowners would shift from individual HO-3 policies to HO-6 policies paired with the HOA’s new master policy, which carries a $25,000 per-home deductible.

The board estimated this could add roughly $20 a month to dues, while potentially lowering what homeowners pay for their own individual coverage. A few open questions remain, including whether supplemental coverage like earthquake or sewer line insurance can still be added on top of an HO-6 policy. The board is checking with its insurance contacts to confirm.

Meetings Are Going Monthly

The board passed a motion to move regular meetings to monthly for the remainder of 2026, up from the current bimonthly schedule. The goal is to keep momentum going and give residents more regular opportunities to weigh in.

A separate motion passed to amend the management agreement, formally disclosing an affiliation with an insurance company. The board confirmed it is not required to use that insurer and currently does not.

What’s Next

The board plans to redistribute the CC&R redline document, since several attendees at the meeting said they hadn’t seen it. A short survey, with a roughly 10-day response window, will also go out to gather feedback on the most contested items before anything is finalized for a formal vote.

This recap is shared as a courtesy and isn’t an official HOA communication. For questions or official updates, please contact the HOA directly at 801-572-1233.