THUNDER RIDGE ESTATES HOMEOWNERS' ASSOCIATION

Snohomish, Washington
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Operates under the Homeowners Association Act (RCW 64.38) today, with the Washington Uniform Common Interest Ownership Act (RCW 64.90) applying no later than January 1, 2028. Washington grants HOA assessment liens a 6-month super-priority window over a first mortgage under RCW 64.90.485(9). Registered as a homeowners association in Snohomish County, Washington, in 2004.

Community Profile
Legal Compliance Dashboard — Live Preview Washington vs. California · 11 requirements tracked
3/11
CommunityPay tracks every numeric statutory requirement — fee caps, time limits, percentage caps, retention periods — across every state's community-association law. The full dashboard renders side-by-side comparisons across all 51 tracked jurisdictions and a live feed of statute amendments. Below, three rows for Washington alongside California.
Requirement WA CA
RC delivery deadline 10 calendar days 10 calendar days
RC fee cap $275 No cap
Lien super-priority 6 months No priority
Open the full dashboard for Washington → all states, every threshold, statute changes tracked daily
Institutional Reference

Reserve study standards in Washington

Statutory requirements, board preparation checklist, the components a professional study covers, and the useful-life ranges that drive thirty-year funding plans. Generic reference. Not a substitute for a study calibrated to a specific association.

Cadence
Annual update; professional visual study every 3rd year
Authority
RCW 64.90.545(1)
Scope
Component register, condition assessment, funding analysis

Washington 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 study professional and based on a visual site inspection.

Most state regimes also require:

  • Annual disclosure of reserve funding status to owners.
  • Segregation of reserve funds from operating cash.
  • Board approval of the funding plan tied to the most recent study.

A reserve study has three parts:

  • Component register — every long-lived asset the association is responsible for maintaining.
  • Condition assessment — current age, remaining useful life, observable wear.
  • Funding analysis — how much the association must contribute each year so cash is available when components reach end-of-life.

CommunityPay maintains a Reserve Funding Status Report (RSR) generator tied to the live ledger. It is a status report, not a substitute for a professional study with on-site inspection.

What a board should have organized before commissioning a reserve study, and what a study delivers back. Use this list to evaluate whether the association is ready, regardless of state.

  1. Component register Every asset the association is responsible for maintaining — roofs, asphalt, mechanical systems, plumbing risers, elevators, amenities. Freeze a current version before the study.
  2. Condition assessments Last inspection reports, photographs, observed wear, recent repairs. The analyst calibrates useful-life estimates against this evidence.
  3. Useful-life and replacement-cost estimates Per component, calibrated to local climate, construction, and use intensity. A study produces these; the board verifies them.
  4. Thirty-year capital plan When each component reaches end-of-life and what replacement will cost in nominal dollars at that year.
  5. Funding plan Percent-funded, threshold, or baseline approach with an explicit annual contribution. The board approves; the study models outcomes.
  6. Current reserve fund balance Separated from operating cash. Ideally in interest-bearing accounts with FDIC coverage on the full balance.
  7. Annual budget tied to the funding plan Reserve contribution as an explicit budget line, traceable to the study and the funding policy.
  8. Most recent reserve study Full study, update, or interim review. Author credentials and date of the most recent on-site inspection.
  9. Insurance schedule Replacement-cost coverage on insured components. Deductibles that may draw against reserves in a loss.
  10. Board minutes referencing reserve decisions Special assessments, deferred maintenance, funding-policy changes, scope deviations from the study.

Categories most reserve studies cover. The specific components depend on the association. High-rise condos track far more than single-family HOAs. Gated communities track infrastructure that condos never see.

Roofing & Exterior

Asphalt shingle, metal, tile, or flat membrane roofs. Siding (wood, fiber cement, stucco, vinyl). Exterior paint. Soffits and fascia. Gutters and downspouts. Decks and balconies. Railings. Window and door frames in common areas.

Mechanical

HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.

Site Work

Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.

Plumbing & Electrical

Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.

Amenities

Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.

Safety & Code

Fire alarm panels. Emergency lighting. Smoke detectors in common areas. Fire-rated doors. Structural fireproofing. Sprinkler heads and inspection-required components.

A mid-size HOA typically tracks thirty to eighty components. A high-rise condo tracks two hundred or more. The categories above are illustrative. A professional reserve study identifies the components a specific association is responsible for.

Typical useful-life ranges for components common in reserve studies. Industry averages, not specific to any state, climate, or association. A professional study calibrates these to local conditions, construction quality, maintenance practice, and use intensity.

Component Typical useful life
Asphalt shingle roof20–25 years
Metal roof40–50 years
Tile or slate roof50+ years
Flat membrane roof (TPO/EPDM)15–25 years
Wood siding20–30 years
Fiber cement siding30–50 years
Stucco50+ years
Exterior paint cycle7–10 years
Gutters and downspouts20–30 years
Wood deck, pressure-treated15–20 years
Composite deck25–30 years
Asphalt parking — seal coat3–5 years
Asphalt parking — overlay12–15 years
Asphalt parking — reconstruction25–30 years
Concrete sidewalks and curbs30–50 years
Site lighting (poles, fixtures)20–30 years
Wood fencing15–25 years
Pool plaster10–15 years
Pool pump and filter7–10 years
HVAC rooftop unit15–20 years
Boiler25–30 years
Commercial water heater10–15 years
Fire alarm panel20–25 years
Elevator cab finishes15–20 years
Elevator modernization25–30 years
Carpet, clubhouse7–10 years
Playground equipment10–15 years

Ranges synthesized from common professional reserve-study references and U.S. building-component literature. Verify against a study performed by a credentialed reserve specialist (RS, PRA, or equivalent) before relying on any figure for funding decisions.

Related tools
  • Reserve Health Check → Free. Inputs reserve balance, annual contribution, building age, and components; returns a grade with the math shown. No signup required to view results.
Institutional Reference

Meeting requirements in Washington

Statutory floors for owner and board meetings — notice periods, delivery rules, quorum, voting, written consent, and record retention. Generic reference. Specific bylaws or declarations may impose tighter requirements; statutes set the minimum.

Annual / owner meeting
14 days advance notice
RCW 64.90.445(1)(c)
Board meeting
14 days advance notice
RCW 64.90.445(2)(f)
Urgent / special meeting
7 days minimum notice
Owner comment period
15 minutes minimum at each board meeting

Most state regimes also require:

  • Open meetings — board meetings open to all members in good standing; closed executive sessions only for narrow purposes (litigation, personnel, contracts).
  • Agenda discipline — the board cannot vote on substantive matters not included in the noticed agenda except in narrow emergency circumstances.
  • Annual meeting — at least one owner meeting per year, with notice mailed to the address on record for each owner.
  • Quorum thresholds — defined in the declaration or bylaws; statutory default applies when governing documents are silent.

CommunityPay maintains a Board Meeting Packet generator that produces a state-aware agenda, draft minutes template, and compliance checklist for the board pack.

How meeting notice must be delivered, what it must contain, and what defects invalidate the notice. Statutes vary in mechanics; the principles are consistent.

  1. Delivery method First-class mail or hand-delivery to the address on file with the association is the universal default. Most states permit electronic delivery only with the owner's written consent. A posted notice on a community bulletin board is not, by itself, sufficient.
  2. Address on file The association is entitled to rely on the address each owner has provided. The owner bears the burden of keeping it current. The board must maintain a registered address list.
  3. Required content Date, time, location (or remote-access link), and an agenda. Material to be voted on — budget, special assessments, rule changes — must be identified specifically. "Other business" is not a substitute for an item.
  4. Notice period start The notice period typically runs from the date of mailing or hand-delivery, not the date of receipt. Some states count both the notice date and the meeting date; others exclude one or both. Confirm the rule.
  5. Remote participation When the association offers remote attendance, the notice must include the access information and any limitations (e.g., audio-only, no chat). Recording rules vary by state.
  6. Defective notice consequences Material defects invalidate actions taken at the meeting. Minor defects (typo in location, slightly late mailing) may be cured by attendance and waiver. Document the cure in the minutes.
  7. Emergency notice Statutes typically permit shortened notice for genuine emergencies (imminent physical harm, immediate financial loss). The board must document the emergency basis in the minutes.

Full notice requirements appear in RCW 64.90 and the specific subsections cited in the Requirements tab.

Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.

Quorum

Statute sets the default at 20% of allocated interests unless the governing documents specify a different threshold.

Proxies

Most states permit proxies for owner meetings. The proxy must be written, dated, and signed; many states require revocation rights and an explicit scope (general or limited). Proxies do not extend to board meetings — directors must vote in person or by permitted remote means.

Written consent

Action without a meeting requires unanimous written consent in most jurisdictions, though some states permit a lower threshold for narrow categories (uncontested matters, ratification). Document the consent in the corporate records, indexed to the action taken.

Ballots

Secret-ballot procedures, double-envelope requirements, and inspector-of-elections rules apply in states with comprehensive election statutes. Director elections, recall votes, and assessment increases above a statutory threshold typically require secret-ballot procedure.

Cumulative voting

Available only when explicitly authorized by the declaration or bylaws. Otherwise straight voting applies — each membership casts one vote per open seat per candidate, with no concentration permitted.

Member in good standing

Voting rights may be suspended for delinquent accounts in some jurisdictions. Suspension typically requires due-process notice and an opportunity to cure. Statutes vary; the bylaws must align.

Voting and quorum procedures are codified in RCW 64.90 and applicable subsections. Specific procedures may be modified in the declaration and bylaws within statutory limits.

Minutes are the corporate record of the meeting. Statutes in every state require associations to maintain meeting minutes and make them available to owners on request. Retention periods and access rules vary.

  1. What minutes must contain Date, time, location. Directors and officers present. Quorum determination. Motions made, seconded, and the vote count. Substantive board actions and adopted resolutions. Executive-session minutes kept separately; the open-session minutes record only that a closed session occurred.
  2. Retention period Washington requires retention for at least 7 years. Reserve studies, declarations, amendments, and assessments — permanent.
  3. Owner inspection rights Washington requires the association to respond within 10 days of a written request.
  4. Approval process Draft minutes are circulated to the board, corrected, and approved at the next regular meeting. Approved minutes become the official record. Corrections after approval require a noted amendment, not silent edits.
  5. Permanent records Declaration, bylaws, articles of incorporation, rule books, amendments, and the minute book are permanent records. The association cannot dispose of them on any retention schedule.
  6. Resale disclosure Recent board and owner meeting minutes are typically required attachments to a resale certificate. The standard window is the last 12 months; some statutes extend to 24 months for amendments.
  7. Executive session Closed-session minutes record matters discussed but typically remain confidential from the general membership. Specific votes taken in closed session may need to be reported in the open-session minutes.

Records retention and inspection rights are codified in RCW 64.90 and related subsections. A records-request response that misses the statutory deadline may expose the association to a per-day penalty.

Related tools
Institutional Reference

Insurance & risk requirements in Washington

Statutory floors plus the Fannie Mae 1076 and Freddie Mac 476 condo questionnaire fields lenders verify before closing. Generic reference. Specific declarations or bylaws may impose tighter requirements; statutes set the minimum.

Fannie Mae lender requirement
Hazard / property coverage
100% of replacement cost value, project improvements + common elements + residential structures
Fannie Mae B7-3-03
Comprehensive general liability
$1000000 minimum per single occurrence, bodily injury and property damage on common elements
Fannie Mae B7-4-01
  • Replacement cost basis — policy must pay to rebuild without depreciation deduction.
  • Agreed-amount endorsement — waives the coinsurance penalty when coverage is set to a stated replacement cost.
  • Inflation guard endorsement — annual escalation to keep coverage at current rebuild cost.
  • Building ordinance or law endorsement — covers the cost gap when current building codes require upgrades during a rebuild.

Statutory citation: RCW 64.90.

Fannie Mae lender requirement
Fidelity / crime bond minimum
3 months of aggregate assessments on all units
Fannie Mae B7-4-02

The fidelity / crime policy protects association funds from dishonest or fraudulent acts by anyone handling or responsible for those funds — directors, officers, employees, and the management agent. The HOA or co-op corporation must be the named insured, with premiums paid as a common expense.

  • Named covered parties — board, officers, employees, and the management company (when one is engaged).
  • Computation basis — months of assessments plus reserve balance, or a percentage of the operating budget, depending on the governing statute.
  • Annual renewal — coverage lapses are a common audit finding and trigger lender disqualification.

Statutory citation: RCW 64.90.

Fannie Mae lender requirement
Deductible cap
5% maximum of master policy coverage amount, aggregated across per-peril deductibles
Fannie Mae B7-3-03

Higher deductibles disqualify the project from conforming mortgage originations on every unit. State statutes sometimes codify a tighter cap or require board approval before deductible changes.

Flood insurance is required when any portion of the project sits inside a FEMA-designated Special Flood Hazard Area (SFHA). Coverage must equal the lesser of the building replacement cost or the National Flood Insurance Program (NFIP) maximum, with the balance covered by an excess flood policy.

Statutory citation: RCW 64.90.

Beyond the master property policy, lenders require several distinct coverages and endorsements. Each addresses a specific risk category the master policy alone does not handle.

  • Directors & officers (D&O) liability — defends board members against claims arising from governance decisions. Often required by lenders even when not codified by statute.
  • Umbrella / excess liability — extends primary liability limits, typically by $1M to $5M, to cover catastrophic claims.
  • Workers’ compensation — required when the association directly employs maintenance or management staff.
  • Earthquake / windstorm — peril-specific policies in seismic and coastal zones. Lender requirement depends on territory.
  • Environmental / pollution — applies when the association operates pools, fuel storage, or other regulated facilities.

Specific statutory provisions seeded for Washington:

  • Washington: Insurance coverage description provided to unit owners — RCW 64.34.425 (l)
  • Washington: Insurance coverage description and broker/agent contact information — RCW 64.90.640 (l)

Statutory citation: RCW 64.90.

Statutory Obligations — Washington 131 obligations across 10 categories
WA
Under Washington community association law, this homeowners association is bound by the obligations below. Each item is pinned to the underlying statute. Click any citation to read the source.
Governance 49
Board governance, meetings, voting, quorum.
  • Nonprofit Corporation Act covers formation, governance, mergers, and dissolution
    The Nonprofit Corporation Act covers everything from how directors are elected to how the HOA can dissolve. HOA boards rely on this chapter for the corporate-governance machinery their bylaws don't address.
     RCW 24.03A(chapter)
  • Nonprofit Corporation Act replaced RCW 24.03 effective January 1, 2022
    Older WA HOA articles of incorporation reference RCW 24.03. Those references still work, but the operating statute is now RCW 24.03A — the prior chapter is repealed. HOAs amending their articles should update internal references to the new chapter.
     RCW 24.03A(chapter)
  • Nonprofit Corporation Act applies to every WA nonprofit including HOAs
    Most Washington HOAs are nonprofit corporations. That means they are governed by TWO statutes: their HOA-specific law (RCW 64.34, 64.38, or 64.90) AND the Nonprofit Corporation Act. When the two statutes overlap, the HOA-specific law generally controls operational questions; the Nonprofit Corporation Act controls corporate-structure questions.
     RCW 24.03A(chapter)
  • "Director" is a person designated, elected, or appointed to the board
    A person becomes a "director" the moment they are seated on the board, and stops being one when they leave. Fiduciary duties attach for that period — not before, not after.
     RCW 24.03A.010(11)
  • "Board of directors" is the body ultimately responsible for the corporation
    Final governance authority rests with the board as a body — not with any individual director, officer, or manager. Statements made by one director do not bind the HOA unless the board has formally delegated authority.
     RCW 24.03A.010(3)
  • "Bylaws" are the internal rules of the corporation, separate from the articles
    Bylaws are the HOA's internal operating manual — meeting procedures, officer duties, committee structure, voting thresholds. They are separate from the articles of incorporation (which establish the entity) and the declaration / CC&Rs (which run with the land).
     RCW 24.03A.010(4)
  • "Member" means a person with a right to vote for directors or on a fundamental transaction
    An HOA member, in nonprofit-corporation terms, is whoever has a vote in board elections or major decisions. The membership-rights definition is critical — it identifies who has standing to challenge governance actions and trigger meeting and voting rights.
     RCW 24.03A.010(45)(a)
  • "Voting power" is the current power to vote in director elections or on fundamental transactions
    Voting power is measured at the moment of the vote — past or future voting rights don't count. This matters for quorum and majority calculations under both this chapter and the HOA-specific statutes.
     RCW 24.03A.010(75)
  • HOAs may have any number of directors (one minimum) unless governing documents specify more
    Under WA nonprofit law, an HOA could legally operate with a single director — though virtually no HOA bylaws permit that. The HOA's own governing documents typically require 3, 5, or 7 directors, and that requirement is binding.
     RCW 24.03A.505(1)
  • Public-charity HOAs need at least 3 directors
    Some HOAs hold IRS public-charity status (rare but possible for HOAs primarily serving the broader public). Those need at least 3 directors; vacancies are tolerated only briefly while the HOA actively seeks replacements.
     RCW 24.03A.505(2)
  • Minor directors capped at one-third of board (max 3)
    HOAs can have minor directors on the board but not more than one-third (cap at three minors total). Most HOAs are unaffected because their bylaws already require directors to be owners, and most owners are 18+.
     RCW 24.03A.505(3)
  • Board size may be increased or decreased by article or bylaw amendment
    An HOA can resize its board, but only through a formal amendment process — not by a casual board resolution. And a shrink cannot kick out a sitting director mid-term; the smaller size takes effect when terms expire naturally.
     RCW 24.03A.505(5)
  • Director or officer must offer corporate opportunities to the HOA before personally taking them
    If an HOA director learns of a deal that the HOA itself could pursue — for example, a chance to buy adjacent common area at a favorable price, or a maintenance vendor offering an exclusive rate — the director must disclose it to the board first. Taking it personally without offering it to the HOA is a breach of fiduciary duty.
     RCW 24.03A.620(1)
  • Safe-harbor procedure — director protected if board or members disclaim the opportunity
    A director who follows the disclosure procedure correctly — full disclosure to the board, formal disclaimer of HOA interest by the disinterested directors or by member vote — is immune from later challenge. The procedure is the safe harbor.
     RCW 24.03A.620(1)
  • Usurped corporate opportunities may trigger equitable relief, damages, or other sanctions
    If a director takes a corporate opportunity without disclosure, the HOA can sue. Available remedies include making the director hand over any profits earned, imposing a constructive trust on the underlying asset, or recovering damages — plus the personal liability exposure on top.
     RCW 24.03A.620(2)
  • Dissolution requires filing articles of dissolution with the Secretary of State
    The dissolution becomes effective only when the Secretary of State accepts the articles of dissolution filing. Until then, the HOA remains a legal entity with ongoing obligations.
     RCW 24.03A.910(1)
  • Voluntary dissolution requires board adoption and member approval where members exist
    Dissolving a Washington HOA requires two steps: the board first adopts a dissolution plan, then submits it to the owners for a vote. Owners must receive proper notice and the meeting must comply with the same procedures as any other fundamental transaction.
     RCW 24.03A.910(1)(e)
  • HOA assets must be distributed per the articles or by court order
    When an HOA dissolves, creditor claims (vendors, attorneys, unpaid bills) get paid first. Remaining assets go where the articles say — often back to owners proportionally or to a successor entity. If the articles are silent, a court decides distribution.
     RCW 24.03A.910(1)(i)
  • HOA Act governs planned-community associations formed 1995–2018
    Planned-community HOAs created between 1995 and mid-2018 are governed by the HOA Act. Condominiums fall under RCW 64.32 or 64.34; newer HOAs fall under WUCIOA.
     RCW 64.38(chapter)
  • HOA Act core sections cover board governance and assessment liens
    The three most-used sections of the HOA Act govern how the board operates, how unpaid assessments become liens, and the HOA's filing obligations with the WA Secretary of State.
     RCW 64.38(chapter)
  • HOA Act sunsets January 1, 2028 under ESSB 5796
    Every Washington HOA currently under the HOA Act must transition to WUCIOA by January 1, 2028. Board members should audit their declaration and bylaws now — provisions inconsistent with WUCIOA will not survive the transition.
     RCW 64.38(chapter)
  • HOA board members owe a corporate fiduciary standard of care
    A Washington HOA director owes the same fiduciary duties as a director of any nonprofit corporation — duty of care, duty of loyalty, business judgment rule — enforceable through the Nonprofit Corporation Act. Personal liability follows where breach is shown.
     RCW 64.38.025(1)
  • Board cannot amend articles, terminate the HOA, or elect directors without owner approval
    Some actions are reserved to owners by statute. The board cannot change the articles of incorporation, dissolve the HOA, seat itself, or invent eligibility rules restricting who can serve — these all require an owner vote.
     RCW 64.38.025(2)
  • Owners may remove a director with or without cause by majority vote at a quorum meeting
    Recall of an HOA board member requires (1) a properly noticed meeting, (2) a quorum present, and (3) a majority vote of those present. No "cause" needs to be shown — owners can recall a director simply because they have lost confidence.
     RCW 64.38.025(5)
  • WUCIOA is the unified statute for all Washington common interest communities
    WUCIOA is the new master statute for HOAs and condos in Washington. It replaces three separate older statutes with one consistent set of rules. Every community will operate under WUCIOA by 2028.
     RCW 64.90(chapter)
  • SB 5129 accelerates key WUCIOA provisions to January 1, 2026
    Several WUCIOA provisions don't wait for 2028 — SB 5129 made them apply to every Washington HOA and condo starting January 1, 2026. Most notable is the fee-free payment-method requirement, which forces every association to offer at least one way to pay assessments without a third-party processor fee.
     RCW 64.90(chapter)
  • ESSB 5796 extends WUCIOA to all communities by January 1, 2028
    By January 1, 2028, every condo and HOA in Washington — no matter how old — must operate under WUCIOA. Boards governing pre-2018 communities need a compliance plan now to identify governing-document provisions inconsistent with WUCIOA.
     RCW 64.90(chapter)
  • WUCIOA initially applied to communities formed on or after July 1, 2018
    When WUCIOA first took effect in 2018, only newly created communities were bound by it. Older condos and HOAs kept operating under their original statutes — until the 2024 transition law changed that.
     RCW 64.90(chapter)
  • WUCIOA boards require at least 3 directors, majority must be unit owners
    A WUCIOA HOA must have at least 3 board members, and most of them must be unit owners (not outside professionals). The board cannot be larger than the community itself.
     RCW 64.90.410(1)
  • WUCIOA directors and officers owe corporate fiduciary duties
    Board members and officers owe the same fiduciary duties as nonprofit corporation directors — duty of care, duty of loyalty, business judgment rule. Conflicts of interest must be disclosed and handled under the chapter 24.06 RCW framework.
     RCW 64.90.410(1)
  • Declarant cannot serve on the board after transition
    Once developer control ends and the transition meeting occurs, the developer cannot stay on the board — not as a voting member, not as an ex officio member, not in any capacity. Owner-elected governance is mandatory thereafter.
     RCW 64.90.410(3)
  • Certain actions reserved to unit owners (declaration amendment, termination, board qualifications)
    Some actions require an owner vote — the board cannot make them alone. Major governance changes (amending the declaration, dissolving the community, seating new directors, or imposing eligibility rules on candidates) require owner approval.
     RCW 64.90.410(4)
  • Committees with board powers require at least 2 board members with exclusive voting authority
    An HOA committee can only make binding decisions if at least two board members are on it and they alone hold the voting power. Owner-only committees are advisory — they can recommend, but the board itself must vote on any binding decision.
     RCW 64.90.410(6)
  • Officers elected by the board unless governing documents say otherwise
    By default, board members elect the officers (president, secretary, treasurer) themselves. Owners can elect officers directly only if the declaration or bylaws explicitly provide for that.
     RCW 64.90.410(7)
  • Owners entitled to 15-minute comment period at board meetings
    At every board meeting, owners get at least 15 minutes to comment on any association matter. This is a mandatory minimum.
     RCW 64.90.445(2)(e)
  • 14-day advance notice required for board meetings
    Your HOA board must notify all owners at least 14 days before any board meeting, or 7 days if the matter is urgent.
     RCW 64.90.445(2)(f)
  • HOAs cannot unreasonably prohibit EV charging station installation
    A Washington HOA cannot ban or unreasonably restrict an EV charging station that a unit owner wants to install for personal use on their unit, balcony, parking space, or other area they exclusively control. Limited common-element parking is also fair game.
     RCW 64.90.513(1)(a)
  • Reasonable conditions on EV charging stations are permitted
    HOAs CAN require permits, professional electricians, additional insurance, and restoration agreements. What they cannot do is layer those requirements so heavily that installation becomes practically impossible. Reasonableness is the standard.
     RCW 64.90.513(1)(b)
  • Single-family-home exemption — only the unit owner's consent required
    For single-family-home subdivisions where each owner holds fee title to their lot, EV charging installation is purely a property-rights question — the HOA cannot interject itself unless the station crosses into a common element.
     RCW 64.90.513(1)(c)
  • Owner bears installation, maintenance, and removal costs
    The owner pays — installation, electricity, upkeep, and any restoration when they sell or remove the station. The HOA does not bear the cost burden, only the prohibition limit.
     RCW 64.90.513(8)
  • HOAs cannot prohibit heat pump installation
    Washington HOAs cannot ban heat pumps. Owners who want to replace gas furnaces or air conditioners with electric heat-pump systems have a statutory right to do so, subject only to reasonable safety and architectural conditions.
     RCW 64.90.580(1)(a)
  • Reasonable architectural and safety conditions permitted
    HOAs CAN require professional installation, sound-rated equipment, screening from view, and placement that doesn't block walkways. What they cannot do is use those requirements to make installation effectively impossible.
     RCW 64.90.580(1)(b)
  • Owner bears installation, operation, and removal costs
    Owner pays for everything — equipment, install, electricity, upkeep, and damage restoration. The HOA does not subsidize the conversion.
     RCW 64.90.580(6)(a)
  • Right of first refusal or restraint on free alienability RCW 64.90.640(a)
  • Restrictions on unit use, occupancy, lease, or rental RCW 64.90.640(t)
  • Governing documents, board policies/procedures/resolutions, meeting minutes (last 12 months), and the most current reserve study
    Declaration, organizational documents, rules, all currently-effective board policies/procedures/resolutions, board and association meeting minutes (last 12 months), and the full most current reserve study (expanded by 2026 c 194, effective June 11, 2026 — previously only a summary of the reserve study, without the policies/procedures/resolutions item)
     RCW 64.90.640(u)
  • Age-related occupancy restrictions RCW 64.90.640(w)
  • Small-building express warranty substitutes for implied warranties
    Builders of small condo buildings (up to 12 units and 4 stories) can swap the default legal warranties for an insurance-backed written warranty. Buyers still get coverage — but from an insurance policy, not the statute's implied warranties.
     RCW 64.90.675(4)
  • Express warranty insurance must cover structural defects for 10 years
    The substitute warranty is not unlimited — it must run at least 1 year for workmanship and materials, 2 years for plumbing, electrical, and ductwork, and 10 years for structural defects to load-bearing parts of the building.
     RCW 64.90.675(4)(c)
Financial 20
Financial statements, audits, banking, fund segregation.
  • Annual budget ratification — 14–60 day meeting window, no quorum required to ratify
    After the board adopts a budget, owners get a summary within 30 days and a meeting 14–60 days later. The budget passes automatically unless a majority of all owners actively reject it. The rejection vote does not require quorum because the default is ratification.
     RCW 64.38.025(3)
  • Rejected budget — prior year's ratified budget continues until new proposal passes
    Rejecting a budget does not freeze HOA operations — the previously ratified budget remains in effect until the board proposes another that passes. The HOA does not shut down during a budget impasse.
     RCW 64.38.025(3)
  • WUCIOA dollar amounts track the CPI for urban wage earners
    The audit trigger, the resale certificate fee figures, and the small-community exemption in WUCIOA are not fixed dollar amounts — they move with a federal inflation index measured from December 1979.
     RCW 64.90.065(1)
  • adjustments take effect July 1, in 10 percent steps, never below the 2018 amount
    When the index moves enough, the dollar figures step up on July 1 in round 10 percent increments. They never step down below what the statute said in 2018.
     RCW 64.90.065(2)
  • Board must distribute proposed budget within 30 days of adoption
    After the board adopts a budget, they must send a summary to all owners within 30 days and schedule a meeting to ratify it.
     RCW 64.90.525(1)(a)
  • Budget ratification meeting within 14-50 days of distribution
    The budget vote must happen between 14 and 50 days after the summary is sent out. The budget passes unless a majority of all owners vote to reject it.
     RCW 64.90.525(1)(a)
  • A rejected budget, or one whose notice was not given, leaves the last ratified budget in force
    A rejected budget does not leave the association without one. The last budget the owners ratified keeps running. Failing to give the notice has the same effect as a rejection.
     RCW 64.90.525(1)(b)
  • RCW 64.90.525(2) fixes six contents every WUCIOA budget must carry
    Six items, all of them, in every budget. The list is statutory and the declaration cannot shorten it.
     RCW 64.90.525(2)
  • The budget must show projected income by category
    Income is budgeted by category, not as one line.
     RCW 64.90.525(2)(a)
  • The budget must show projected common expenses by category
    Expenses are budgeted by category, not as one line.
     RCW 64.90.525(2)(b)
  • Annual financial statement required on accrual basis
    Your HOA must prepare a financial statement at least once a year using accrual accounting (recognizing income and expenses when they are earned or owed, not just when cash moves).
     RCW 64.90.530(1)
  • Annual audit required if assessments are $100,000 or more
    If your HOA collects $100,000 or more in annual assessments, the financials must be audited every year by a CPA. Smaller HOAs still require an audit, but a majority of non-developer owners can waive it. The $100,000 line moves with inflation under RCW 64.90.065.
     RCW 64.90.530(2)
  • Association funds must be segregated and held in the association's name
    Your HOA's money must be held in accounts in the HOA's own name at a real bank or credit union — not mixed with another HOA's funds, not in a property manager's account, not in a personal trust account.
     RCW 64.90.530(3)
  • Managing agent must promptly deposit association funds to association accounts
    If a property manager receives HOA funds (dues, fees, etc.), they must deposit the money into the HOA's own account right away — they cannot hold it in their own account.
     RCW 64.90.530(4)
  • Assessments past due over 30 days for any unit (current within 45 days) RCW 64.90.640(c)
  • Association monetary obligations past due over 30 days (current within 45 days) RCW 64.90.640(d)
  • Prior year annual financial statement including audit report if prepared
    Annual financial statement including the most recent financial audit report available (wording amended by 2026 c 194, effective June 11, 2026 — previously the prior-year audit report if prepared)
     RCW 64.90.640(h)
  • Most recent balance sheet and revenue/expense statement RCW 64.90.640(i)
  • Current operating budget RCW 64.90.640(j)
  • Cooperative accountant statement on tax deductibility RCW 64.90.640(r)
Assessment 6
Assessment levy, billing, collection, late fees.
  • Associations must offer at least one fee-free payment method
    Your HOA must offer at least one way to pay assessments without being charged a processing fee by the payment company.
     RCW 64.90.480(10)
  • Assessment allocation among unit owners
    Your HOA assessments are divided among units based on the allocation method specified in the declaration.
     RCW 64.90.480(3)
  • The budget must state the assessment per unit and the date it is due
    The budget carries the per-unit figure and the due date on its face. An owner should not have to read a separate schedule to learn either.
     RCW 64.90.525(2)(c)
  • Special assessments require board resolution or owner vote
    A special assessment goes through the same steps as a budget. The board proposes it, the owners get it, a meeting is set 14 to 50 days out, and it takes effect unless owners holding a majority of the votes reject it. The board may spread it over installments and may discount paying early.
     RCW 64.90.525(3)
  • Current assessments, delinquent amounts, and special assessments RCW 64.90.640(b)
  • Other fees payable to the association by unit owners RCW 64.90.640(e)
Reserves 15
Reserve studies, reserve funding, capital planning.
  • Reserve funding disclosure mandatory in budget materials
    Budget materials must transparently show how much is going into reserves now, whether that funding will be sufficient over 30 years, and any future assessment increases already being anticipated by the board.
     RCW 64.38.025(4)
  • The budget must state the regular assessments budgeted for the reserve account
    The reserve contribution is a named line in the budget, drawn from regular assessments.
     RCW 64.90.525(2)(d)
  • The budget must say whether a qualifying reserve study exists and how far the budget deviates from it
    Two answers. Whether there is a reserve study meeting RCW 64.90.550, and by how much this budget departs from what it recommends. Having no study is an answer the budget must give.
     RCW 64.90.525(2)(e)
  • The budget must state the reserve deficiency or surplus per unit
    The reserve gap is stated per unit, which is the figure an owner and a buyer can use.
     RCW 64.90.525(2)(f)
  • Association must conduct periodic reserve study
    Your HOA must commission a professional reserve study at least every 3 years. The study identifies what needs future replacement and how much money should be saved for it.
     RCW 64.90.545(1)
  • Reserve study must include component inventory with useful-life data
    The reserve study must identify every major component the HOA must eventually replace — roof, siding, paving, HVAC, elevator, plumbing, paint, fencing — and state how long each one was designed to last and how much remaining life it has now.
     RCW 64.90.550(2)(a)
  • Reserve study must include current replacement cost for each component
    For every major component, the study must show what it would cost to replace today. The 1%-of-budget threshold filters out trivial items so the study focuses on the large-dollar future obligations.
     RCW 64.90.550(2)(a)
  • Reserve study must state the percent funded as of the study date
    The "percent funded" number is the single most important reserve metric — it tells you how much of the theoretical fully-funded balance the HOA actually has on hand today. Below 30% is generally considered weak; above 70% is strong.
     RCW 64.90.550(2)(e)
  • Reserve study must include 30-year cash-flow projection under both funding plans
    The study must run two 30-year financial projections — one that funds reserves to 100% of theoretical full funding, and one that funds at a baseline level enough to meet cash needs when components actually fail. The board can choose either path; the projection makes both options visible.
     RCW 64.90.550(2)(j)
  • Reserve study must state the current deficit or surplus per unit
    The deficit-per-unit number is what each owner's share would be if the HOA needed to make up the reserve gap today. Buyers and lenders look at this number to gauge future special-assessment risk.
     RCW 64.90.550(2)(l)
  • Reserve study must include mandatory disclosure warning
    Every reserve study must carry a built-in disclosure: this study is the best estimate but not a guarantee, and components could fail earlier than predicted, requiring special assessments or HOA borrowing. The warning prevents over-reliance on the study by buyers, lenders, and board members.
     RCW 64.90.550(3)
  • Owners holding twenty percent of votes may demand a reserve study be budgeted
    If more than three years have gone by since a professional prepared the last reserve study, owners controlling twenty percent of the votes can send the board a written demand to put the study in next year's budget. The demand has to cite this section. The board must then include the cost in the next budget, and unless owners reject that budget, arrange for the study.
     RCW 64.90.555(1)
  • Expenditures or anticipated repairs exceeding 5% of annual budget, approved by the board RCW 64.90.640(f)
  • Whether association has reserve study per RCW 64.90.545 and 64.90.550 RCW 64.90.640(g)
  • Disclosure if association has no current reserve study RCW 64.90.640(y)
Insurance 1
Insurance coverage, policy disclosures, claims.
  • Insurance coverage description and broker/agent contact information RCW 64.90.640(l)
Disclosure 11
Owner disclosures, resale certificates, public records.
  • Buyer has 3 business days to rescind after receiving Form 17
    After receiving the seller's Form 17, the buyer has a 3-business-day window to cancel the purchase contract without penalty, simply by delivering a written rescission. This is the statutory cooling-off period tied to the disclosure.
     RCW 64.06.020(1)
  • Seller must deliver Form 17 disclosure within 5 business days of mutual acceptance
    In every Washington residential resale, the seller must deliver the statutory Form 17 disclosure statement to the buyer within 5 business days of the parties reaching mutual acceptance on the purchase contract. Waiver requires the buyer's express written consent.
     RCW 64.06.020(1)
  • Form 17 covers property condition, systems, title, and HOA information
    Form 17 asks about every major property system, title and easement issues, any governing HOA, and environmental conditions the seller knows about. The HOA section is where the seller flags the existence of an association and the buyer's right to a resale certificate.
     RCW 64.06.020(1)
  • Disclosure is based on seller's actual knowledge, not warranty
    Form 17 reflects only what the seller actually knows — not what the seller should have discovered. It is a disclosure of facts known, not a guarantee, and signing it does not convert the seller's statements into contract warranties.
     RCW 64.06.020(3)
  • Number of units owned by the declarant and date of transfer of control RCW 64.90.640(n)
  • Remaining term of leasehold estate and extension/renewal provisions RCW 64.90.640(p)
  • Declaration restrictions on sale proceeds RCW 64.90.640(q)
  • Pending sale or encumbrance of common elements RCW 64.90.640(s)
  • Qualified warranty coverage and claims history (chapter 64.35 RCW) RCW 64.90.640(v)
  • Electric vehicle charging station requirements and associated costs RCW 64.90.640(x)
  • Conspicuous notice regarding community membership obligations and financial risks RCW 64.90.640(z)
Records 2
Records retention, owner access, official documents.
  • Association must maintain and retain specified records
    Your HOA must keep financial records, meeting minutes, and governing documents for a set number of years.
     RCW 64.90.495(1)
  • Owners entitled to inspect and copy association records
    As an owner, you have the right to review and copy your HOA's records at reasonable times.
     RCW 64.90.495(2)(a)
Elections 4
Director elections, ballot procedures, recall.
  • Default quorum is 20 percent of votes at unit owner meetings
    At an owner meeting, the default quorum is 20 percent of voting interests unless the bylaws or declaration set a different threshold. Proxy holders, remote participants, and absentee voters all count.
     RCW 64.90.450(1)
  • Board quorum is a majority of voting power
    For board meetings, a quorum requires that a majority of board voting power be present at the moment a vote is taken. Bylaws may require more.
     RCW 64.90.450(2)
  • Quorum requirements for unit owner meetings
    For owner meetings, 20 percent of ownership interests must be represented (in person or by proxy) unless your governing documents set a different threshold.
     RCW 64.90.455(2)
  • Secret ballot required for director elections and removal
    Board elections, removal votes, and governing document amendments must use secret ballots. Sitting directors and candidates cannot count the ballots.
     RCW 64.90.455(9)
Enforcement 22
Rule enforcement, fines, hearings, due process.
  • 6-year statute of limitations on written contracts
    Legal claims based on written contracts must be filed within 6 years. This includes HOA assessment liens, which courts treat as written contract obligations.
     RCW 4.16.040(1)
  • WLAD prohibits housing discrimination on bases beyond the federal FHA
    Washington protects more classes from housing discrimination than federal law does. An HOA rule that would be permissible under the federal Fair Housing Act could still violate WLAD — for example, rules treating same-sex couples differently, or restricting service animals beyond what state law allows.
     RCW 49.60(chapter)
  • WLAD enforced by Human Rights Commission with private right of action
    An owner alleging discriminatory enforcement of HOA rules can file with the WA Human Rights Commission OR sue directly in court — they don't have to pick one. Both can result in damages, injunctions, and attorney-fee awards against the HOA.
     RCW 49.60(chapter)
  • Foreclosure mediation available for HOA assessment liens
    If your HOA tries to foreclose on your home for unpaid dues, you can request foreclosure mediation to negotiate alternatives.
     RCW 61.24.163(1)
  • Foreclosure Fairness Account funds the Foreclosure Mediation Program
    Mediation between a struggling homeowner and a foreclosing lienholder (including an HOA pursuing an assessment lien foreclosure under SB 5686) is funded by a dedicated state account paid for by mortgage origination fees — not by general tax dollars.
     RCW 61.24.172(1)
  • Remaining 33.5% funds hotline, AG enforcement, agency administration, and outreach
    The other third of account funds the foreclosure prevention hotline, AG consumer-protection enforcement (catching predatory practices), the agency administering the program, and outreach to inform homeowners they have the right to mediation.
     RCW 61.24.172(3)
  • 50% of account funds go to housing counseling for borrowers
    Half the account funds free housing counselors who help struggling homeowners navigate foreclosure alternatives — including HOA assessment lien mediation under the expanded SB 5686 program.
     RCW 61.24.172(3)
  • 16.5% of account funds legal aid for homeowner representation
    Roughly one-sixth of the account pays for free legal aid lawyers to represent homeowners in foreclosure — a critical access-to-justice provision for owners facing HOA assessment lien foreclosure.
     RCW 61.24.172(3)
  • Delinquency notice requirements under HOA Act
    Before taking action on unpaid dues, the HOA must send a delinquency notice, then wait and send a second notice.
     RCW 64.38.100(1)
  • HOA Act lien for unpaid assessments
    HOAs formed under the old HOA Act (pre-2018) have the same lien rights for unpaid assessments as those under WUCIOA.
     RCW 64.38.100(2)
  • Association has lien on unit for unpaid assessments
    If you fall behind on HOA assessments, the association automatically has a lien on your unit from the date payment was due.
     RCW 64.90.485(1)
  • Late fees limited and must be in governing documents
    Your HOA can charge late fees on unpaid assessments only if the governing documents allow it and the amount is reasonable.
     RCW 64.90.485(18)
  • Foreclosure requires 3 months or $2,000 minimum threshold
    Your HOA cannot foreclose on your home for unpaid dues unless you owe at least 3 months of assessments or $2,000 in unpaid amounts.
     RCW 64.90.485(22)(a)
  • Mandatory meet-and-confer before foreclosure under SB 5686
    Before your HOA can foreclose, they must meet with you to discuss alternatives. This mandatory mediation was expanded by SB 5686.
     RCW 64.90.485(22)(d)
  • 6-year statute of limitations on assessment lien enforcement
    The HOA has 6 years to enforce an assessment lien. After that, the lien becomes unenforceable under the statute of limitations.
     RCW 64.90.485(9)
  • Judgment against the association becomes a lien on each unit proportionally
    If a court enters a money judgment against your HOA, that judgment becomes a lien on each unit in proportion to its share of common expenses, not a lien on the common elements themselves.
     RCW 64.90.490(1)(a)
  • A unit owner may pay the unit's portion of a judgment lien to release the unit
    As a unit owner you can pay your unit's share of a judgment against the HOA and have your unit released from the lien, even if the association as a whole has not yet satisfied the full judgment.
     RCW 64.90.490(1)(c)
  • Court may order specific performance and award fees for reserve violations
    Any unit owner can sue to enforce the reserve study, reserve account, and disclosure requirements. The court can order the association to actually do it and can award fees and costs to whichever side wins.
     RCW 64.90.555(2)
  • Reserve non-compliance does not excuse assessments or void a ratified budget
    An owner cannot stop paying assessments because the association skipped its reserve study, and a budget the owners already ratified stays valid even if the reserve requirements were missed.
     RCW 64.90.555(3)
  • No monetary damages for failure to fund reserves, study, or disclose
    Boards, officers, the association itself, and anyone who advised them cannot be made to pay damages for skipping a reserve account, a reserve study, or a reserve disclosure. The only money that can change hands is an award of attorneys' fees and costs under RCW 64.90.555(2).
     RCW 64.90.560
  • Notice of violations in seller unit or limited common elements RCW 64.90.640(m)
  • Environmental, health, or building code violations RCW 64.90.640(o)
Compliance 1
Statutory compliance, filings, registrations.
  • Unsatisfied judgments against the association and status of pending actions RCW 64.90.640(k)
None of these obligations are confirmed for THUNDER RIDGE ESTATES HOMEOWNERS' ASSOCIATION as a CommunityPay-managed community. Set up this community on CommunityPay to track obligation compliance from a live ledger with audit-grade enforcement.
Source: Washington legal corpus. Last verified July 4, 2026. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Reserve Study Deadline — Washington Annual update; professional visual study every 3rd year
Washington 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 study professional and based on a visual site inspection.
Statutory cadence Annual update; professional visual study every 3rd year
Authority RCW 64.90.545(1)
Next required The cadence runs from the most-recent completed reserve study, which is not a public record. CommunityPay does not estimate a date for this association.
Set up this community on CommunityPay to track reserve study compliance and generate a Reserve Funding Status Report (RSR) from a live ledger.
Risk Profile — CARI Score Preview 5 weighted components · Verified score requires consent
Preview
CARI — the Community Association Risk Index — is CommunityPay's deterministic risk score for community associations. Lenders, insurers, title companies, and buyers consume it through an authenticated API. The score is computed from five weighted components and is consent-gated: the association controls whether subscribers can see it.
Financial Health 30% weight
Reserve adequacy, delinquency rate, operating ratio, fund segregation. Measured against state statutory thresholds.
Governance 25% weight
Board attestation currency, meeting compliance, policy violations, governance risk coefficient.
Vendor Risk 15% weight
Vendor compliance signals — license, insurance, bond status, payment velocity, dispute rate.
Enforcement Integrity 15% weight
Block rate, override rate, SLA breaches in the enforcement decision ledger. The audit-trail layer.
Payment Behavior 15% weight
Prevented loss, dispute rate, collection efficiency, payment-method risk.
No verified CARI score is published for Washington community THUNDER RIDGE ESTATES HOMEOWNERS' ASSOCIATION. Set up this community on CommunityPay to publish a verified CARI score that lenders, insurers, title companies, and buyers can consume through an authenticated API.
Recent Law Changes — Last 24 Months 4 changes · 1 directly affects this community
1
Statute amended
May 2026
Applicability — Waiver
WA RCW 64.90.600(2) replaced three exemptions with four new ones; (3) narrowed resale-certificate requirements to condominiums only; (4) substituted purchaser waiver requirement with unavailability standard including ten-day delivery deadline and five-year enforcement inactivity.
Statute amended
May 2026
Insurance
RCW 64.90.470 fundamentally restructured: property insurance threshold lowered from full replacement cost to 80 percent of actual cash value; liability insurance reference changed from 'governing documents' to 'declaration'; fidelity insurance and unit-owner subrogation waivers added; new detailed provisions for insurance proceeds, rebuilding obligations, and unit reallocation added in subsections (4)–(11).
Statute amended
May 2026
Election of preexisting common interest communities, plat communities, miscellaneous communities
RCW 64.90.370(3) replaced voting threshold from 67 percent of all allocated votes with 30 percent quorum and 67 percent of participating votes, and added new board-proposal and notice-meeting procedures.
Statute amended Affects this community
Eff. Jun 2026
Unit resales — Resale certificate
ESHB 1500 (Chapter 194, Laws of 2026), effective June 11, 2026, amended RCW 64.90.640: the buyer cancellation window in (3)(b) now runs in five BUSINESS days (previously five plain days); the $275 preparation-fee cap in (2)(b) now covers only the direct costs of copying and providing the information and may not include charges for documents maintained in electronic form available to unit owners; item (h) now requires the most recent financial audit report available; item (u) adds all currently-effective board policies/procedures/resolutions and the full most current reserve study; the certificate must state NONE or RECORDS UNAVAILABLE for each category not provided; new (2)(c) prohibits requiring a unit owner to contract with or establish an account with a third party to pay for or accept delivery of the certificate; new (3)(a)(ii) shields purchasers from unidentified alteration violations; new (4) makes fee-charging authorized agents responsible for timeliness and reasonable care, enforceable with attorney fees. Subsections renumbered: delivery duty is now (2)(a), fee caps (2)(b).
Source: Washington legal corpus drift detection. CommunityPay tracks every change to relevant statutes, case law, session laws, and regulations.
Compliance Calendar — Next 12 Months 3 deadlines
Annual budget summary delivery to owners Dec 1, 2026 · 61 days
Owners may compel disclosure; budget cannot take effect until summary delivered.
Timing depends on fiscal year. Summary must reach owners 14–60 days before ratification meeting.
Annual financial statement / reserve disclosure Mar 31, 2027 · 181 days
Statutory disclosure obligation; owner records access right.
Federal Form 1120-H or 1120 — annual return Apr 15, 2027 · 196 days
High IRC §528
Failure to file timely incurs IRS penalties and interest.
Source: Washington statute and federal tax law. Dates are conservative estimates based on common fiscal-year alignment; actual deadlines depend on the association's bylaws and fiscal year.
Active Legislation — Washington 4 bills · 4 directly affect this community
4
HB 1500 Affects this community Eff. Jun 11, 2026
Concerning resale certificates for units in common interest communities
Engrossed Substitute House Bill 1500 (Rep. Reed, prime sponsor; co-sponsors: Entenman, Gregerson, Peterson, Fosse, Farivar, Doglio, Alvarado, Hill, Berry, Simmons, Ormsby, Macri). Amends RCW 64.90.640 (Unit resales — Resale certificate). The WA.gov statute page for RCW 64.90.640 carries an explicit notice: "*** CHANGE IN 2026 *** (SEE 1500-S.SL) ***" indicating …
Enacts: RCW 64.90.640
HB 2304 Affects this community Eff. Jun 11, 2026
Increasing the supply of condominiums by expanding the types of condominium buildings that may be subject to an express warranty of quality and express warranty insurance coverage
Widens the implied-warranty opt-out in RCW 64.90.675: a declarant of a small condominium building may substitute an insurance-backed express warranty (1-year workmanship and materials, 2-year plumbing/electrical/ductwork, 10-year structural to load-bearing members) for the implied warranties of quality. Eligibility expanded from buildings of 12 or fewer units and two or fewer …
Enacts: RCW 64.90.675
SB 5686 Affects this community Eff. Jan 1, 2026
Expanding and funding the foreclosure mediation program
Expands Washington's Foreclosure Mediation Program to cover unit owners facing assessment lien foreclosure by HOAs, condominiums, and planned communities. Creates a mandatory meet-and-confer process, caps collection fees during the standstill period ($50 or 5% late fee, $10 administrative fee), establishes a $400 mediator fee split between the association and owner, …
Enacts: RCW 61.24.172, RCW 64.90.485
ESSB 5129 Affects this community Eff. Jul 27, 2025
Concerning common interest communities
Accelerates specified WUCIOA sections — only those enumerated in RCW 64.90.365 — to pre-July 2018 Washington common interest communities beginning January 1, 2026. The chapter itself took effect July 27, 2025 for WUCIOA-governed communities; section-specific operative dates control whether and when each provision reaches pre-2018 communities. Sections in the accelerated …
Enacts: RCW 64.90.445, RCW 64.90.455, RCW 64.90.485, RCW 64.90.513, RCW 64.90.525 (+0 more)
Source: Washington legislature. CommunityPay tracks every session bill that touches community association law.
Court Decisions — Washington Community Association Law 6 appellate decisions interpreting applicable statutes
Washington Court of Appeals, Division II · Kiona Park Estates v. Dehls, 19 Wn. App. 2d 1, 493 P.3d 784 (Div. II 2021)
RCW 4.16.040's 6-year statute of limitations on written contracts applies to HOA assessment lien enforcement under legacy RCW 64.38. A recorded declaration is a written contract between the association and each unit owner, and each missed assessment creates a separate contractual obligation under that contract. This…
Interprets: RCW 4.16.040, RCW 64.38
Washington Court of Appeals, Division I · Sang Geon Lee v. Palisades Condo. Owners' Ass'n, No. 78439-1-I (Wash. Ct. App. Div. I 2019)
Condominium association board members owe fiduciary duties to unit owners when managing common finances. The board's duty of care requires reasonable investigation before approving special assessments and major expenditures. Failure to exercise independent judgment may expose individual directors to personal liability.
Interprets: RCW 64.34
Washington Court of Appeals, Division II · Riverview Cmty. Grp. v. Spencer & Livingston, 190 Wn. App. 186, 359 P.3d 886 (Div. II 2015)
Restrictive covenants in CC&Rs run with the land and are enforceable by the HOA against subsequent purchasers. Covenant enforcement must be consistent — selective or arbitrary enforcement may constitute waiver. Courts apply a reasonableness standard when evaluating whether an HOA's enforcement action is proper.
Interprets: RCW 64.38
Washington Supreme Court · Panorama Village Condo. Owners' Ass'n v. Allstate Ins. Co., 144 Wn.2d 130, 26 P.3d 910 (2001)
The Washington Supreme Court established standards for condominium association insurance obligations and common element maintenance responsibilities under the Condominium Act. Associations must maintain insurance coverage adequate to protect the common elements and unit owners' interests as required by the declaration…
Interprets: RCW 64.34
Washington Supreme Court · Shorewood West Condo. Ass'n v. Sadri, 140 Wn.2d 47, 992 P.2d 1008 (2000)
The Washington Supreme Court addressed the scope of condominium association authority to levy special assessments and collect delinquent amounts. Associations must follow the procedures specified in the declaration and the Condominium Act for levying assessments. Notice requirements are strictly enforced.
Interprets: RCW 64.34
Washington Supreme Court · Riss v. Angel, 131 Wn.2d 612, 934 P.2d 669 (1997)
The Washington Supreme Court held that HOA assessment liens created under CC&Rs are equitable liens that attach to the property and have priority established by the recording date of the declaration. The lien runs with the land and is enforceable against subsequent purchasers. This case is foundational for…
Interprets: RCW 64.38
Source: Washington appellate court records. CommunityPay tracks treatment status and re-verifies on a rolling cadence.
Lien Priority — Washington HOA super-priority window: 6 months
6 mo
Washington grants HOA assessment liens up to 6 months of unpaid assessments super-priority over a first mortgage (per RCW 64.90.485(9)) . The remaining balance is subordinate. This window is where lenders and HOAs negotiate at closing and in foreclosure.
1.
Federal tax lien (IRS)
Federal tax liens are senior to all subsequent recorded liens.
26 U.S.C. §6321
2.
Property tax lien
Property tax liens take priority over all subsequent encumbrances.
RCW 84.60.010
3.
HOA assessment lien (super-priority window — 6 months)
WUCIOA grants up to 6 months of unpaid assessments super-priority over a first mortgage.
RCW 64.90.485(9)
4.
First mortgage / deed of trust
Subordinate only to property tax and the HOA super-priority window.
RCW 61.24
5.
HOA assessment lien (balance beyond 6-month window)
Subordinate to first mortgage.
RCW 64.90.485
6.
Junior mortgage / mechanic's liens / judgment liens
Priority by recording date.
Source: Washington statutes and case law. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Records This Community Should Have — Washington 12 record categories required by statute
Under Washington community association law, the records below must be created and retained. Failure to produce these on owner request, audit, or litigation creates liability and erodes the board's defensibility. None are confirmed for this community as a CommunityPay-managed association.
Governance 4
  • Board approval records
    Resolutions, written consents, and approval workflow records.
    Retention: permanent
    RCW 64.90.495(1)(b)
  • Governing documents — CC&Rs, Bylaws, Articles of Incorporation
    The foundational documents that establish the association and its powers. Required as a permanent record.
    Retention: permanent
    RCW 64.90.495(1)(a)
  • Meeting minutes — board and member meetings
    Official record of board votes, decisions, and member actions.
    Retention: permanent
    RCW 64.90.495(1)(b)
  • Owner records — names, addresses, contact info
    Current owner roster with mailing addresses for statutory notices.
    Retention: current + reasonable history
    RCW 64.90.495(1)(d)
Financial 6
  • Annual financial statements
    Income statement, balance sheet, statement of cash flows for each fiscal year.
    Retention: 7 years
    RCW 64.90.495(1)(c)
  • Detailed receipts and expenditures
    Itemized records of all income and expenses with supporting documentation.
    Retention: 7 years
    RCW 64.90.495(1)(c)
  • Reserve study
    Most recent reserve study or update.
    Retention: most recent + permanent reference copy
    RCW 64.90.545
  • Tax returns
    Federal association tax returns.
    Retention: 7 years
    IRC §6501
  • Tax returns
    Federal and state tax returns filed by the association.
    Retention: 7 years
    RCW 64.90.495(1)(c)
  • Tax returns
    Federal and state association tax returns.
    Retention: 7 years
    IRC §6501 + state retention norms
Operational 2
  • Insurance policies and claims history
    Active insurance policies, prior policies, and claims records.
    Retention: 7 years
    RCW 64.90.495
  • Vendor invoices and contracts
    Service contracts, paid invoices, and vendor performance records.
    Retention: 7 years
    RCW 64.90.495(1)(c)
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Registration Details Homeowners Association · Est. 2004 · Active
Type Homeowners Association
Governing Statute RCW 64.38 (HOA Act)
State Washington
City Snohomish
ZIP 98290-7590
County Snohomish
Registration Washington Secretary of State · 602443518
Formed Nov. 4, 2004
Status Active
Area HOA Fees Snohomish County median $359/mo
Median Monthly Fee $359
Average Monthly Fee $332
Typical Range $190 – $450
Units Paying Fees 21,460
Source: U.S. Census Bureau, American Community Survey 2023 5-Year Estimates (PUMS). Snohomish County, WA.
Natural Hazard Exposure Snohomish County
Relatively High
Landslide Very High
Earthquake Relatively High
Ice Storm Very High
Heat Wave Relatively High
Volcanic Activity Relatively Moderate
Social Vulnerability Very Low
Community Resilience Relatively High
Expected Annual Loss $409,166,722
Source: FEMA National Risk Index v1.20, Snohomish County, WA
Applicable Laws 36 Washington statutes
Chapter 18.27 RCW is the Washington Contractor Registration Act. It requires contractors operating in Washington to register with the Department of Labor & Industries, carry a bond and liability insurance, and meet ongoing compliance obligations. Failure to register is a criminal offense and exposes the contractor to civil enforcement.
Actions limited to six years — Written contracts Washington's 6-year statute of limitations on actions upon written contracts. Interpreted by Kiona Park Estates v. Dehls (2021) to apply to HOA assessment lien enforcement under legacy RCW 64.38 communities.
Washington Law Against Discrimination (WLAD) Washington's state anti-discrimination statute, broader than the federal Fair Housing Act. Prohibits discrimination in housing, employment, and public accommodations on a broader range of protected bases than federal law, including sexual orientation, gender identity, veteran or military status, marital status, and HIV/AIDS status. Enforced by the Washington State Human Rights Commission with a private right of action in superior court.
Foreclosure mediation program Washington Foreclosure Mediation Program requirements. SB 5686 expanded this program to cover HOA assessment lien foreclosures.
Foreclosure Fairness Account Establishes the state account funded by residential mortgage loan origination fees that supports Washington's foreclosure mediation program. Distribution: 50% housing counseling, 16.5% civil legal aid, 15% hotline, 10% Dept. of Commerce, 8% AG enforcement, 0.5% outreach.
Improved residential real property — Seller's duty — Format of disclosure statement Washington's general seller-disclosure statute for residential property transfers. Requires the seller to deliver a completed Form 17 disclosure statement (covering title, water/sewer, structural, systems and fixtures, HOA information, and environmental concerns) to the buyer within five business days of mutual contract acceptance. Distinct from the HOA resale certificate (RCW 64.90.640 / 64.34.425) but typically delivered alongside it.
Ten-Year Structural Defects Warranty Establishes a minimum ten-year warranty for structural defects in residential condominiums — any defect in materials and labor that results in the failure of a load-bearing part, and any defect causing structural damage that materially and adversely affects residential use. Enacted 2004 as part of Washington's condominium warranty framework. A construction-era protection — the warranty runs from the building's first …
Homeowners' Associations Act Washington's Homeowners' Associations Act, enacted in 1995, governs planned-community HOAs whose declarations were recorded before July 1, 2018. Establishes the foundational framework for Washington HOAs — board governance, budget ratification, assessment liens, and meeting/notice rules — distinct from the condominium regimes under RCW 64.32 and 64.34. Being fully superseded by WUCIOA (RCW 64.90) on January 1, 2028 under ESSB 5796.
Board of directors — Standard of care — Restrictions — Budget — Removal from board Sets the fiduciary standard of care for HOA board members under the Washington Homeowners' Association Act, restricts certain board actions, defines the budget adoption and ratification process, and establishes the procedure for owners to remove board members. Effective until January 1, 2028, when WUCIOA supersedes the HOA Act.
RCW 64.38.065 (effective until January 1, 2028) encourages — but does not require — a homeowners association governed by chapter 64.38 RCW to establish a reserve account with a financial institution to fund major maintenance, repair, and replacement of common elements within thirty years. The section sunsets on January 1, 2028, when WUCIOA reserve provisions take over.
Liens for unpaid assessments — Notice of delinquency — Second notice Washington HOA Act assessment lien and delinquency notice provisions. Parallel to RCW 64.90.485 for HOAs formed under the older statute.
Construction Defect Disputes — Multiunit Residential Buildings (Building Enclosure Requirements) Washington's building-enclosure regime for multiunit residential buildings, enacted in 2005 after the leaky-condo era. Requires building enclosure design documents before construction (RCW 64.55.020), inspection of the enclosure by a qualified inspector during the course of construction (RCW 64.55.030), and an enclosure inspection before a declarant may convey a condominium unit (RCW 64.55.090). Applies to multiunit residential buildings with permits issued …
Washington Uniform Common Interest Ownership Act (WUCIOA) The Washington Uniform Common Interest Ownership Act (WUCIOA). Enacted in 2018 (Chapter 277, Laws of 2018), WUCIOA replaces the patchwork of pre-existing condominium and HOA regimes (RCW 64.32, 64.34, 64.38) with a single unified statute based on the Uniform Common Interest Ownership Act. Initially governed only communities with declarations recorded on or after July 1, 2018; ESSB 5796 (2024) extends …
Adjustment of dollar amounts WUCIOA's inflation adjuster. The dollar amounts in RCW 64.90.360(4) (plat and miscellaneous community exemption), RCW 64.90.530(2) (the $100,000 audit trigger), and RCW 64.90.640(2) (resale certificate fees), and any amount a declaration states under 64.90.360(4) or 64.90.640(2), change on July 1 of a year in which the CPI for urban wage earners and clerical workers (1967 = 100; December 1979 index …
RCW 64.90.365 extends nine specified WUCIOA sections — including the reserve-study requirement at RCW 64.90.545, the executive-board rules at RCW 64.90.445, and the meeting and voting rules at RCW 64.90.405(1)(b) and (c) — to common interest communities created in Washington before July 1, 2018, effective January 1, 2026. Enacted by ESSB 5129 (Chapter 119, Laws of 2025). Existing declaration and …
Election of preexisting common interest communities, plat communities, miscellaneous communities RCW 64.90.370 lets a common interest community created before July 1, 2018, or a plat or miscellaneous community, amend its declaration to opt into specified WUCIOA sections or to fully adopt chapter 64.90 RCW. The section governs the voting and procedural requirements for that election.
Board members, officers, and committees Governs the composition, duties, and authority of an association's board of directors, officers, and committees under WUCIOA. Covers election procedures, qualifications, terms, removal, and the standard of care applicable to board members acting in their fiduciary capacity.
Board Meetings — Notice and Conduct Requires 14-day advance notice for board meetings, open meeting access for owners, remote participation, and limits on executive sessions.
Quorum WUCIOA default quorum requirements for unit owner meetings (20 percent of votes) and board meetings (majority of voting power) when organizational documents are silent. Last amended by ESSB 5796 (2024 c 321 s 206).
Unit owner voting WUCIOA provision governing voting procedures, ballots, and quorum requirements for common interest communities. Includes secret ballot requirements for director elections, removal votes, and governing document amendments, with incumbent/candidate exclusion from counting.
Insurance RCW 64.90.470 sets the insurance requirements for a unit owners association under WUCIOA. The association must maintain property insurance on the common elements and commercial general liability insurance for occurrences arising out of ownership, existence, use, or management of the common elements.
Assessments and capital contributions WUCIOA provisions governing assessment timing, allocation methods, working capital contributions, special assessments for negligence damage, and the fee-free payment method requirement.
Liens — Enforcement — Notice of delinquency — Second notice Governs assessment liens, late fees, and the collection process including foreclosure rights for unpaid assessments.
Other liens Governs liens against the association other than assessment liens, including money judgments against the association and security interests in common elements. Allocates a judgment against the association as a lien on each unit in proportion to the unit's common expense liability, and provides procedures for a unit owner to pay and release the portion of the lien attributable to the …
Association records Requires associations to maintain records for specified periods and make them available to owners upon request.
Electric vehicle charging stations WUCIOA provision on electric vehicle charging station installations. Restricts associations from unreasonably prohibiting or regulating EV charging stations, with special exemptions for single-family homes, site condominiums, and planned use developments where units are not immediately adjacent.
Budgets — Assessments — Special assessments WUCIOA provision establishing the budget ratification procedure. Requires boards to distribute proposed budgets to owners within 30 days of adoption, schedule a ratification meeting within 14-50 days, and treat the budget as ratified unless rejected by majority vote.
Financial statements — Association funds Requires associations to prepare annual financial statements on an accrual basis, mandates audits for associations with annual assessments of $100,000 or more (waivable for associations below that figure by majority of non-declarant owners), and requires association funds to be held in the association's name with a qualified financial institution and segregated from other associations' funds and from any managing agent's …
Reserve study Requires associations to conduct reserve studies identifying major components and estimated replacement costs.
Reserve study — Contents Specifies the required contents of a WUCIOA reserve study. The study must identify each major reserve component, state its estimated remaining useful life and replacement cost, and recommend a funding plan. Used alongside RCW 64.90.545 (which sets the reserve study cadence) to define the statutory reserve-study regime under WUCIOA.
Reserve study—Demand—Enforcement Owner demand and enforcement provisions for the WUCIOA reserve obligations. Unit owners holding at least twenty percent of the votes may demand that the cost of a reserve study be placed in the next annual budget when more than three years have passed since the last study prepared by a reserve study professional. One or more unit owners may bring …
Reserve account—Reserve study—Reserve disclosure—Liability Liability shield for the WUCIOA reserve obligations. Monetary damages and other liability may not be imposed on the association, its officers or board members, or on any person who provided advice or assistance to them, for failing to establish or replenish a reserve account, to have a current reserve study prepared or updated, or to make reserve disclosures. The single …
Heat pumps WUCIOA provision establishing owner rights to install heat pumps. Associations may not prohibit or unreasonably restrict the installation of heat pumps, though reasonable safety and architectural standards remain permitted. Modeled on the EV charging station framework in RCW 64.90.513 and reflective of Washington's broader climate policy mandates phasing out gas appliances.
Applicability — Waiver RCW 64.90.600 sets the scope of the WUCIOA resale certificate and disclosure sections (RCW 64.90.605 through 64.90.695). The subchapter applies to all units subject to WUCIOA except for enumerated conveyances such as gifts, court orders, foreclosures, and conveyances by a government entity.
Unit resales — Resale certificate WUCIOA resale certificate requirement — the primary statute governing resale disclosures for condominium, HOA, and planned-community unit sales in Washington, as amended by ESHB 1500 (Chapter 194, Laws of 2026), effective June 11, 2026. Enumerates 26 required disclosure items and requires the certificate to state "NONE" or "RECORDS UNAVAILABLE" for each category of records not provided. Caps the preparation fee …
Implied warranties of quality — Exclusion or modification Governs when a condominium declarant may exclude or modify WUCIOA's implied warranties of quality. For small buildings (12 or fewer units and four or fewer stories since HB 2304, 2026 c 7, effective June 11, 2026 — previously two or fewer stories), the declarant may substitute an insurance-backed express warranty of quality in place of the implied warranties.
Source: Washington state legislature. Statutes verified by CommunityPay.
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Community data is sourced from Washington Secretary of State public registrations. Natural hazard data is from the FEMA National Risk Index (county-level, v1.20). CommunityPay does not claim a relationship with THUNDER RIDGE ESTATES HOMEOWNERS' ASSOCIATION unless explicitly stated.
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