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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>The first question that must be answered is whether the association is a condominium under RCW 64.32 or 64.34, or an HOA under RCW 64.38. The email below refers to 64.38 first. If that act applies, then neither RCW 64.32 or 64.34 apply, and there is no statutory authority for a lien under RCW 64.38. Any lien for assessments for a non-condo HOA would have to arise from the declaration of covenants.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal align=center style='text-align:center'><b><span style='font-size:11.0pt;color:#C00000'>Please check out our new website, now live at www.condo-lawyers.com.<o:p></o:p></span></b></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'><o:p> </o:p></span></p></div><div align=center><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 style='border-collapse:collapse'><tr style='height:39.25pt'><td width=393 valign=top style='width:294.45pt;border-top:solid windowtext 1.0pt;border-left:solid windowtext 1.0pt;border-bottom:none;border-right:none;padding:5.75pt 5.75pt 5.75pt 5.75pt;height:39.25pt'><p class=MsoNormal style='mso-margin-top-alt:2.0pt;margin-right:0in;margin-bottom:2.0pt;margin-left:0in;line-height:9.0pt;mso-line-height-rule:exactly'><b><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>Jim Strichartz</span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:2.0pt;margin-right:0in;margin-bottom:2.0pt;margin-left:0in;line-height:9.0pt;mso-line-height-rule:exactly'><i><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>Attorney</span></i><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></td><td width=299 valign=top style='width:224.3pt;border-top:solid windowtext 1.0pt;border-left:none;border-bottom:none;border-right:solid windowtext 1.0pt;padding:5.75pt 5.75pt 5.75pt 5.75pt;height:39.25pt'><p class=MsoNormal align=right style='mso-margin-top-alt:2.0pt;margin-right:0in;margin-bottom:2.0pt;margin-left:0in;text-align:right;line-height:9.0pt;mso-line-height-rule:exactly'><b><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>Law Offices of James L. Strichartz</span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal align=right style='mso-margin-top-alt:2.0pt;margin-right:0in;margin-bottom:2.0pt;margin-left:0in;text-align:right;line-height:9.0pt;mso-line-height-rule:exactly'><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>201 Queen Anne Avenue North, Suite 400</span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal align=right style='margin-top:2.0pt;text-align:right;line-height:9.0pt;mso-line-height-rule:exactly'><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>Seattle, WA 98109-4824</span><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></td></tr><tr><td width=393 valign=bottom style='width:294.45pt;border-top:none;border-left:solid windowtext 1.0pt;border-bottom:solid windowtext 1.0pt;border-right:none;padding:5.75pt 5.75pt 5.75pt 5.75pt'><p class=MsoNormal style='margin-bottom:2.0pt;line-height:9.0pt;mso-line-height-rule:exactly'><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'><a href="mailto://jim@condo-lawyers.com/"><span style='color:#2E4171'>jim@condo-lawyers.com </span></a></span><u><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#2E4171'><o:p></o:p></span></u></p><p class=MsoNormal style='margin-bottom:2.0pt;line-height:9.0pt;mso-line-height-rule:exactly'><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'><a href="http://www.condo-lawyers.com/"><span style='color:#2E4171'>http://www.condo-lawyers.com</span></a> </span><span style='color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal style='margin-bottom:2.0pt;line-height:9.0pt;mso-line-height-rule:exactly'><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'><a href="http://www.linkedin.com/in/condolawyer" target=nw><span style='color:#2E4171'>http://www.linkedin.com/in/condolawyer</span></a></span><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></td><td width=299 valign=bottom style='width:224.3pt;border-top:none;border-left:none;border-bottom:solid windowtext 1.0pt;border-right:solid windowtext 1.0pt;padding:5.75pt 5.75pt 5.75pt 5.75pt'><p class=MsoNormal align=right style='margin-bottom:2.0pt;text-align:right;line-height:9.0pt;mso-line-height-rule:exactly'><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>tel: 206-388-0600</span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal align=right style='mso-margin-top-alt:2.0pt;margin-right:0in;margin-bottom:2.0pt;margin-left:0in;text-align:right;line-height:9.0pt;mso-line-height-rule:exactly'><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>fax: 206-286-2666</span><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></td></tr><tr style='height:15.25pt'><td width=692 colspan=2 style='width:518.75pt;border:solid windowtext 1.0pt;border-top:none;background:#2E4171;padding:5.75pt 5.75pt 5.75pt 5.75pt;height:15.25pt'><p class=MsoNormal align=right style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:right'><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:white'>Providing Tools for Successful Communities</span><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></td></tr><tr style='height:40.5pt'><td width=692 colspan=2 style='width:518.75pt;border:solid windowtext 1.0pt;border-top:none;padding:5.75pt 5.75pt 5.75pt 5.75pt;height:40.5pt'><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Tahoma","sans-serif";color:#1F497D'>This message is intended only for the individual or entity to which it is addressed and may contain information that is privileged, confidential and exempt from disclosure under applicable law. If you are not the intended recipient, or the agent responsible for delivering the message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited, and you are requested to please notify us immediately by telephone, and return the original message to us at the above address. Opinions, conclusions and other information in this message that do not relate to the official business of this firm shall be understood as neither given nor endorsed by it. Although this message and any attachments are believed to be free of any virus or other defect that might affect any computer system into which it is received and opened, it is the responsibility of the recipient to ensure that it is virus free, and no responsibility is accepted by this firm for any loss or damage in any way from its use.</span><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></td></tr></table></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Bryce Dille<br><b>Sent:</b> Wednesday, March 11, 2015 12:52 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] HOA Lien Statute of Limitations Question<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>The lien is imposed when amount is due therefore action must be started within 3 years after the amount is due regardless of whether a written recorded lien is filed or recorded.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>This transmission contains confidential attorney-client communications and may not be disclosed to any person but the intended recipient(s). If this matter is transmitted to you in error, please notify the sender immediately.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'> <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Bryce H. Dille <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Campbell, Dille, Barnett & Smith, PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>P.O. Box 488<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Puyallup, WA 98371<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Voice: 253.848.3513<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Fax: 253.845.4941<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'><a href="mailto:bryced@cdb-law.com">bryced@cdb-law.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'> <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Business Entity Creation and Management<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Business, Government and Tax Law<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Real Estate and Land Use, Residential, Commercial and Condominium Development<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Real Estate and Commercial Transactions & Closings, Including Performing Services as IRS Section 1031 Exchange Facilitator<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Estate Planning, including Wills and Trusts, and Probate Administration<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Representation Homeowners/Condominium Association Real Estate Developments<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Real Property Foreclosures and Forfeitures<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Ross Gardner<br><b>Sent:</b> Wednesday, March 11, 2015 11:39 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> [WSBARP] HOA Lien Statute of Limitations Question<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Hello All,<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>I have a statutes of limitations issue as it pertains to HOA Liens for unpaid assessments.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>RCW 64.38.050 allows an HOA to seek any remedy provided by law or equity following a violation of RCW 64.38, which would include non-payment of HOA assessment by association members. From this, I went to the next closest statute that provides for liens, the COA (RCW 64.34.364). My first reading of <a href="http://apps.leg.wa.gov/rcw/default.aspx?cite=64.34.364">RCW 64.34.364</a> regarding the statute of limitations seemed a little contradictory, and although I think I have it sorted out now, I was hoping to have someone either confirm my reading or correct my shamefully incorrect reading. My interpretation is that a lien is created under <a href="http://apps.leg.wa.gov/rcw/default.aspx?cite=64.34.364">64.34.364(1)</a> when an unpaid assessment becomes due (does this mean that the lien is automatically created, whether it is formally filed and recorded or not??). Continuing on, action must then be taken to enforce the lien within 3 years under <a href="http://apps.leg.wa.gov/rcw/default.aspx?cite=64.34.364">64.34.364(8)</a> or else the lien is extinguished. So, does all this mean that you have 3 years from the original due date of the unpaid assessment, or three years from the date that you record the lien? My assumption that if it is the latter, <a href="http://apps.leg.wa.gov/rcw/default.aspx?cite=4.16.040">RCW 4.16.040</a> would apply and the HOA could only place liens on amounts due from the previous 6 years.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Thanks in advance for any insight you all can provide!<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:13.5pt;font-family:"Garamond","serif";color:#1F497D'>Ross Gardner</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:6.0pt;margin-right:0in;margin-bottom:6.0pt;margin-left:0in'><span style='font-size:10.0pt;font-family:"Garamond","serif";color:#1F497D'>Attorney</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:6.0pt;margin-right:0in;margin-bottom:6.0pt;margin-left:0in'><span style='font-size:10.0pt;font-family:"Garamond","serif";color:#1F497D'>The Law Office of Ross D. Gardner, Esq.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:6.0pt;margin-right:0in;margin-bottom:6.0pt;margin-left:0in'><span style='font-size:10.0pt;font-family:"Garamond","serif";color:#1F497D'>12909 Mukilteo Speedway, L406, Lynnwood, WA 98087</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:6.0pt;margin-right:0in;margin-bottom:6.0pt;margin-left:0in'><span style='font-size:10.0pt;font-family:"Garamond","serif";color:#1F497D'><a href="mailto:RossGardner.ESQ@gmail.com" target="_blank">RossGardner.ESQ@gmail.com</a> | <a href="tel:%28425%29%20870%20-%204430" target="_blank">(425) 870 - 4430</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:6.0pt;margin-right:0in;margin-bottom:6.0pt;margin-left:0in'><span style='font-size:10.0pt;font-family:"Garamond","serif";color:#1F497D'><a href="http://www.rossgardnerlaw.com/">http://www.rossgardnerlaw.com/</a> </span><o:p></o:p></p></div></div></div></body></html>