Shadow Canyons is a residential subdivision in Ivins, Utah, in Washington County. Its recorded Declaration of Covenants, Conditions and Restrictions describes a neighborhood of detached, single-story homes built from a set of approved plans, with tile roofs, stucco exteriors and a two- to four-car garage at each home. The community is run by the Shadow Canyons Homeowners Association of Ivins.
Buyers and owners often ask me what the HOA rules actually say, so I've gathered the governing documents I was given in one place. Below you'll find a plain-language summary of the key rules, quoted from the documents where the wording matters, followed by a PDF of each document. I'm a local real estate advisor, not an HOA officer or representative. This page is a helpful reference, not legal advice and not an official HOA source.
Key Shadow Canyons HOA rules at a glance
Most of the day-to-day rules come from the Rules and Regulations, revised May 13, 2024, which note that "Most are found in our CC&R's; some have been adopted by Board action; some are Ivins Code."
RVs and vehicles
The 2024 Rules and Regulations say: "Recreational Vehicles shall be stored to the side or back of the home and behind an approved fence. An RV shall not exceed ten feet in height. An RV may be parked in the street or driveway for loading and unloading for no more than 48 hours. No RV parked on a Lot or street shall be used for overnight accommodations."
- Maximum RV height: 10 feet.
- Where to store it: to the side or back of the home, behind an approved fence.
- Street or driveway: loading and unloading only, no more than 48 hours.
- No overnight stays in an RV parked on a lot or street.
The rules also say no vehicle parking is allowed in any required front-yard setback area except on driveways that directly access a garage (citing Ivins Code 16.11.132). Inoperable or junked vehicles and personal property can't be stored at the front or side of a home unless screened by a six-foot solid wall, fence or vegetation (citing Ivins Code 7.06.203). The original 2005 CC&Rs also let the Board have vehicles parked in violation of the RV provision towed and stored at the owner's expense.
Pets
Each household "may keep no more than two dogs and/or two cats and/or other household pets, not to exceed three pets in total." The rules continue: "Pets shall be kept on a leash or restricted to the Owner's premises and shall not be allowed to run free in the HOA Community. They must be immediately cleaned up after." Livestock and poultry aren't allowed, and the CC&Rs add that pets can't be kept if their noise becomes a nuisance in the Association's opinion.
Walls and fences
"Yard walls and fences shall be of masonry block that matches the separation or wrought iron and be approved by the ACC. No chain link, wire, vinyl, stone, stone veneer, pre-cast concrete or wood fences shall be permitted." Lot owners are responsible for building, repairing and maintaining yard walls between lots and the walls separating a lot from the common area, other than the Separation Walls defined in the CC&Rs.
Architectural changes
"Any changes, improvements, additions, or alterations to the exterior of your home or grounds must have prior written approval from the Architectural Control Committee." The 2005 CC&Rs also set the original building standards: single-story homes no taller than 25 feet, at least 1,600 square feet of living area, tile roofs and stucco exteriors.
Signs
"No sign of any kind shall be displayed to the public view on any lot except one professional sign not more than one square foot in size, or one sign advertising the property for sale or rent of not more than five square feet in size."
Trash cans
"Trash receptacles should not be put out before Sunday and be put away by midnight Monday." Between pickups, cans go behind a fence or gate in the backyard (the preferred spot) or, if necessary, at the side of the home behind screening vegetation or at least seven feet back from the front corner of the house.
Quiet hours
"Quiet Hours are after 10:00 pm and before 7:00 am." The rules ask that no resident or guest disturb anyone's quiet enjoyment at any time, including loud music, TV, parties and noisy late-night comings and goings.
Leases and rentals
Under the 2024 rules, any lease must make the tenant subject to the CC&Rs and the Rules and Regulations, and the owner must give the tenant a copy of both. "A written copy of each signed lease shall be left in the office of the Property Manager. No time-sharing ownership of a lot or home shall be permitted." Homes are for residential use only, with no professional or commercial use. The Fee Schedule also lets the Association triple fines for conduct that pays a violating owner, "including but not limited to leasing violations (including AirBnb or nightly rental equivalent)."
Other rules worth knowing
- Trampolines stay in the backyard, at least six feet from any neighbor's property line.
- Common area: nothing may be stored, built or removed there, and no motor vehicles may be driven on it.
- Satellite dishes and antennas go on the back or side of the home; antennas for anything other than TV or internet reception aren't allowed.
- Landscaping and upkeep are each owner's responsibility, including weed control and keeping the lot free of rubbish.
- Exterior lighting should be aimed away from neighboring homes and passing drivers.
Fines and fees
Several of the documents set fine amounts, and they don't all match. None of them says that it replaces an earlier schedule, so here is each one with its date. Ask the HOA which schedule it currently applies.
- Schedule of Fines (October 2008): a written warning for the first offense, then $25.00, $50.00 and $100.00 fines, and "Up to $300.00" for later offenses. Owners get at least 72 hours to fix a violation and can request a hearing within 14 days.
- Fine Schedule resolution (November 9, 2023): a written warning, then $50.00, $100.00, $200.00 and $250.00 for repeat violations of the same type, plus "a $20 administrative fee." "Cumulative fines for a continuing violation will not exceed $500 per month." Owners can request a hearing within 30 days of a fine.
- Rules and Regulations (May 13, 2024): after a warning notice, "First Violation: $25. Second Violation: $50. Third Violation $75." For a violation that endangers residents, is a safety concern or is aggravated, the Board may assess up to $500 per month.
- Fee Schedule (signed January 26, 2026): sets default fines of $50, $100, $200 and $250 where no other document lists an amount, and says amounts in the Fine Schedule "shall be controlling over this Fee Schedule."
For buyers, the Fee Schedule lists an Association Transfer Fee of $500.00 and a Payoff Statement fee of $50.00. Under the September 2023 Collection Policy, assessments unpaid more than 10 days past due get a $25.00 late fee, and outstanding balances accrue interest at 1.5% per month (18% per year).
Governing Documents
Each link opens a PDF. The scanned documents have been compressed and run through text recognition (OCR) so you can search them. The OCR text layer may contain small errors, so rely on the page images.
- Rules and Regulations, revised May 13, 2024 (2 pages)
- Fee Schedule, signed January 26, 2026 (4 pages)
- Fine Schedule resolution of the Board, dated November 9, 2023 (2 pages)
- Collection Policy resolution of the Board, September 2023, signed September 14, 2023 (2 pages)
- Schedule of Fines administrative resolution, October 2008 (1 page)
- Declaration of Covenants, Conditions and Restrictions (CC&Rs), Shadow Canyons Subdivision, Phase 1, recorded May 11, 2005 with the Washington County Recorder, Entry 00944365 (49 pages). This file also includes the August 2005 Supplemental Declaration for Phase II and the 2004 Development Agreement between Ivins City and the developer.
- Bylaws of Shadow Canyons Homeowners Association of Ivins, Inc., 2005 (9 pages)
- Articles of Incorporation, May 2005 (6 pages; the copy I have doesn't include original pages 2 and 3)
Please confirm the current versions with the HOA or its management company. HOA documents get amended, and these copies may not be the latest. For example, the 2023 Fine Schedule resolution and the Fee Schedule refer to an "Amended and Restated Declaration," which isn't part of this set. Before you buy, review the documents your title company or the HOA provides during the transaction. The 2024 Rules and Regulations say HOA information is available at www.hoaliving.com.
Thinking about buying or selling in Shadow Canyons?
If you're weighing a home in Shadow Canyons or elsewhere in Ivins, I'm happy to help you read through the HOA rules and compare neighborhoods. Browse Ivins, UT homes for sale, look at nearby Kayenta homes and Snow Canyon area homes, or see the bigger picture on Washington County real estate.