AN ACT
Relating to homeowners' associations; and adding a new chapter to Title 64 RCW.
BE IT ENACTED BY THE LEGISLATURE
OF THE STATE OF WASHINGTON:
NEW
SECTION. Sec. 1. The
intent of this chapter is to provide consistent laws regarding the formation
and legal administration of homeowners' associations.
NEW
SECTION. Sec. 2. For
purposes of this chapter:
(1)
"Homeowners' association" or "association" means a
corporation, unincorporated association, or other legal entity, each member of
which is an owner of residential real property located within the association's
jurisdiction, as described in the governing documents, and by virtue of
membership or ownership of property is obligated to pay real property taxes,
insurance premiums, maintenance costs, or for improvement of real property
other than that which is owned by the member. "Homeowners' association"
does not mean an association created under chapter 64.32 or 64.34 RCW.
(2)
"Governing documents" means the articles of incorporation, bylaws,
plat, declaration of covenants, conditions, and restrictions, rules and
regulations of the association, or other written instrument by which the
association has the authority to exercise any of the powers provided for in
this chapter or to manage, maintain, or otherwise affect the property under its
jurisdiction.
(3)
"Board of directors" or "board" means the body, regardless
of name, with primary authority to manage the affairs of the association.
(4)
"Common areas" means property owned, or otherwise maintained,
repaired or administered by the association.
(5)
"Common expense" means the costs incurred by the association to
exercise any of the powers provided for in this chapter.
(6)
"Residential real property" means any real property, the use of which
is limited by law, covenant or otherwise to primarily residential or
recreational purposes.
NEW
SECTION. Sec. 3. The
membership of an association at all times shall consist exclusively of the
owners of all real property over which the association has jurisdiction, both
developed and undeveloped.
NEW
SECTION. Sec. 4. Unless
otherwise provided in the governing documents, an association may:
(1)
Adopt and amend bylaws, rules, and regulations;
(2)
Adopt and amend budgets for revenues, expenditures, and reserves, and impose
and collect assessments for common expenses from owners;
(3)
Hire and discharge or contract with managing agents and other employees,
agents, and independent contractors;
(4)
Institute, defend, or intervene in litigation or administrative proceedings in
its own name on behalf of itself or two or more owners on matters affecting the
homeowners' association, but not on behalf of owners involved in disputes that
are not the responsibility of the association;
(5)
Make contracts and incur liabilities;
(6)
Regulate the use, maintenance, repair, replacement, and modification of common
areas;
(7)
Cause additional improvements to be made as a part of the common areas;
(8)
Acquire, hold, encumber, and convey in its own name any right, title, or
interest to real or personal property;
(9)
Grant easements, leases, licenses, and concessions through or over the common
areas and petition for or consent to the vacation of streets and alleys;
(10)
Impose and collect any payments, fees, or charges for the use, rental, or
operation of the common areas;
(11)
Impose and collect charges for late payments of assessments and, after notice
and an opportunity to be heard by the board of directors or by the
representative designated by the board of directors and in accordance with the
procedures as provided in the bylaws or rules and regulations adopted by the
board of directors, levy reasonable fines in accordance with a previously
established schedule adopted by the board of directors and furnished to the
owners for violation of the bylaws, rules, and regulations of the association;
(12)
Exercise any other powers conferred by the bylaws;
(13)
Exercise all other powers that may be exercised in this state by the same type
of corporation as the association; and
(14)
Exercise any other powers necessary and proper for the governance and operation
of the association.
NEW
SECTION. Sec. 5. (1)
Except as provided in the association's governing documents or this chapter,
the board of directors shall act in all instances on behalf of the
association. In the performance of their duties, the officers and members of
the board of directors shall exercise the degree of care and loyalty required
of an officer or director of a corporation organized under chapter 24.03 RCW.
(2)
The board of directors shall not act on behalf of the association to amend the
articles of incorporation, to take any action that requires the vote or
approval of the owners, to terminate the association, to elect members of the
board of directors, or to determine the qualifications, powers, and duties, or
terms of office of members of the board of directors; but the board of
directors may fill vacancies in its membership of the unexpired portion of any
term.
(3)
Within thirty days after adoption by the board of directors of any proposed
regular or special budget of the association, the board shall set a date for a
meeting of the owners to consider ratification of the budget not less than
fourteen nor more than sixty days after mailing of the summary. Unless at that
meeting the owners of a majority of the votes in the association are allocated
or any larger percentage specified in the governing documents reject the
budget, in person or by proxy, the budget is ratified, whether or not a quorum
is present. In the event the proposed budget is rejected or the required
notice is not given, the periodic budget last ratified by the owners shall be
continued until such time as the owners ratify a subsequent budget proposed by
the board of directors.
(4)
The owners by a majority vote of the voting power in the association present,
in person or by proxy, and entitled to vote at any meeting of the owners at
which a quorum is present, may remove any member of the board of directors with
or without cause.
NEW
SECTION. Sec. 6. Unless
provided for in the governing documents, the bylaws of the association shall provide
for:
(1)
The number, qualifications, powers and duties, terms of office, and manner of
electing and removing the board of directors and officers and filling
vacancies;
(2)
Election by the board of directors of the officers of the association as the
bylaws specify;
(3)
Which, if any, of its powers the board of directors or officers may delegate to
other persons or to a managing agent;
(4)
Which of its officers may prepare, execute, certify, and record amendments to
the governing documents on behalf of the association;
(5)
The method of amending the bylaws; and
(6)
Subject to the provisions of the governing documents, any other matters the
association deems necessary and appropriate.
NEW
SECTION. Sec. 7. (1) A
meeting of the association must be held at least once each year. Special
meetings of the association may be called by the president, a majority of the
board of directors, or by owners having ten percent of the votes in the
association. Not less than fourteen nor more than sixty days in advance of any
meeting, the secretary or other officers specified in the bylaws shall cause
notice to be hand-delivered or sent prepaid by first class United States mail
to the mailing address of each owner or to any other mailing address designated
in writing by the owner. The notice of any meeting shall state the time and
place of the meeting and the business to be placed on the agenda by the board
of directors for a vote by the owners, including the general nature of any
proposed amendment to the articles of incorporation, bylaws, any budget or
changes in the previously approved budget that result in a change in assessment
obligation, and any proposal to remove a director.
(2)
Except as provided in this subsection, all meetings of the board of directors
shall be open for observation by all owners of record and their authorized
agents. The board of directors shall keep minutes of all actions taken by the
board, which shall be available to all owners. Upon the affirmative vote in
open meeting to assemble in closed session, the board of directors may convene
in closed executive session to consider personnel matters; consult with legal
counsel or consider communications with legal counsel; and discuss likely or pending
litigation, matters involving possible violations of the governing documents of
the association, and matters involving the possible liability of an owner to
the association. The motion shall state specifically the purpose for the
closed session. Reference to the motion and the stated purpose for the closed
session shall be included in the minutes. The board of directors shall
restrict the consideration of matters during the closed portions of meetings
only to those purposes specifically exempted and stated in the motion. No
motion, or other action adopted, passed, or agreed to in closed session may
become effective unless the board of directors, following the closed session,
reconvenes in open meeting and votes in the open meeting on such motion, or other
action which is reasonably identified. The requirements of this subsection
shall not require the disclosure of information in violation of law or which is
otherwise exempt from disclosure.
NEW
SECTION. Sec. 8. Unless the
governing documents specify a different percentage, a quorum is present
throughout any meeting of the association if the owners to which thirty-four
percent of the votes of the association are allocated are present in person or
by proxy at the beginning of the meeting.
NEW
SECTION. Sec. 9. (1) The
association or its managing agent shall keep financial and other records
sufficiently detailed to enable the association to fully declare to each owner
the true statement of its financial status. All financial and other records of
the association, including but not limited to checks, bank records, and
invoices, in whatever form they are kept, are the property of the association.
Each association managing agent shall turn over all original books and records
to the association immediately upon termination of the management relationship
with the association, or upon such other demand as is made by the board of
directors. An association managing agent is entitled to keep copies of association
records. All records which the managing agent has turned over to the
association shall be made reasonably available for the examination and copying
by the managing agent.
(2)
All records of the association, including the names and addresses of owners and
other occupants of the lots, shall be available for examination by all owners,
holders of mortgages on the lots, and their respective authorized agents on
reasonable advance notice during normal working hours at the offices of the
association or its managing agent. The association shall not release the
unlisted telephone number of any owner. The association may impose and collect
a reasonable charge for copies and any reasonable costs incurred by the
association in providing access to records.
(3) At
least annually, the association shall prepare, or cause to be prepared, a
financial statement of the association. The financial statements of
associations with annual assessments of fifty thousand dollars or more shall be
audited at least annually by an independent certified public accountant, but
the audit may be waived if sixty-seven percent of the votes cast by owners, in
person or by proxy, at a meeting of the association at which a quorum is
present, vote each year to waive the audit.
(4)
The funds of the association shall be kept in accounts in the name of the
association and shall not be commingled with the funds of any other
association, nor with the funds of any manager of the association or any other
person responsible for the custody of such funds.
NEW
SECTION. Sec. 10. Any
violation of the provisions of this chapter entitles an aggrieved party to any
remedy provided by law or in equity. The court, in an appropriate case, may
award reasonable attorneys' fees to the prevailing party.
NEW SECTION. Sec. 11. Sections
1 through 10 of this act constitute a new chapter in Title 64 RCW.
