01

What Washington requires of the books

From the statutes, as the legal corpus holds them. The verified date is the day the value was last read against the statute's own text.

RequirementValueStatuteVerified
Assessment Lien Statute of LimitationsAssessment liens and personal liability for payment are extinguished after 6 years. 6 years RCW 64.90.485 (9) May 22, 2026
Annual Audit ThresholdAnnual assessments at or above this figure require an annual CPA audit that cannot be waived; below it the audit may be waived annually by a majority of non-de… $100,000 RCW 64.90.530 (2) Jul 4, 2026
Budget Distribution Deadline After AdoptionDays after the board adopts a proposed budget within which it must reach every unit owner. The quote is the same text the (1)(a) facts below carry, verbatim. 30 days RCW 64.90.525 (1)(a) Jul 4, 2026
Late Fee Cap (Assessment)During the 15-day standstill period, the maximum late fee is $50 or 5% of the unpaid assessment, whichever is less. $50 RCW 64.90.485 (21)(b)(ii)(C) May 22, 2026
Records Response DeadlineStandard window for the association to produce requested records (extendable to 21 days for size or redaction). 10 days RCW 64.90.495 (2)(a)(ii) May 22, 2026
Records Retention FloorMinimum retention period for financial records, statements, contracts, design materials, and enforcement decisions. 7 years RCW 64.90.495 (1)(a) May 22, 2026
WUCIOA Reserve Study CadenceWashington WUCIOA (RCW 64.90.545(1)) requires the reserve study to be updated annually; at least every third year, the update must be prepared by a reserve stu… 3 years RCW 64.90.545 (1) Aug 12, 2026
Condominium Act Reserve Study CadenceWashington Condominium Act (RCW 64.34.380(3)) requires the association to update the reserve study annually; at least every three years, an updated reserve stu… 3 years RCW 64.34.380 (3) Aug 12, 2026
Reserve Study Update IntervalThe longest interval WUCIOA permits between updated reserve studies. A study older than this is overdue. 3 years RCW 64.90.545 (1) Oct 11, 2026

9 of the 27 statutory thresholds the corpus holds for Washington concern the books. The full list, with every citation.

01a

January 1, 2028: WUCIOA reaches every association

On January 1, 2028, every association formed under Washington's older acts comes under the Washington Uniform Common Interest Ownership Act (ESSB 5796, 2024). The rules above stop being a condominium's or a new community's and become every board's: a reserve study updated every year, with a site visit at least every three years (RCW 64.90.545); the budget summary to every owner before the ratification meeting (RCW 64.90.525); seven years of financial records, and ten days to produce them (RCW 64.90.495); an audit where annual assessments reach the threshold (RCW 64.90.530).

Books kept to that standard now are books that do not need rebuilding in 2028. We keep a running account of what the change means for an association's books; ask for it with the read.

02

What arrives by the 10th

The books, any hour
The board and the manager read the ledger as it stands, not as of the last statement. Read access, around the clock.
Balance sheet
Every fund, every bank account, every receivable, as of month end.
Income statement against budget
The month and the year to date beside the budget the board adopted.
Bank reconciliation
Every account, to the statement, with the items in transit listed.
Delinquency by unit
Who owes what and for how long.
The check register
Every payment that left, who approved it, and what it paid.

In January, the annual statement package and the CPA's schedules. We never hold signing authority over funds: the board or the manager approves every payment, and we record it.

03

By city

Each city with at least 25 associations on the public record.