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margin-left:2.5in;
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font-family:Symbol;}
@list l9:level5
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margin-left:3.0in;
text-indent:-.25in;
font-family:"Courier New";}
@list l9:level6
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margin-left:3.5in;
text-indent:-.25in;
font-family:Wingdings;}
@list l9:level7
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margin-left:4.0in;
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font-family:Symbol;}
@list l9:level8
{mso-level-number-format:bullet;
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text-indent:-.25in;
font-family:"Courier New";}
@list l9:level9
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text-indent:-.25in;
font-family:Wingdings;}
@list l10
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@list l10:level1
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margin-left:1.0in;
text-indent:-.25in;
mso-ansi-font-weight:bold;}
@list l10:level2
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margin-left:1.5in;
text-indent:-.25in;}
@list l10:level3
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margin-left:2.0in;
text-indent:-9.0pt;}
@list l10:level4
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margin-left:2.5in;
text-indent:-.25in;}
@list l10:level5
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margin-left:3.0in;
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@list l10:level6
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margin-left:3.5in;
text-indent:-9.0pt;}
@list l10:level7
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text-indent:-.25in;}
@list l10:level8
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margin-left:4.5in;
text-indent:-.25in;}
@list l10:level9
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margin-left:5.0in;
text-indent:-9.0pt;}
@list l11
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@list l11:level1
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@list l11:level2
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text-indent:-.25in;}
@list l11:level3
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text-indent:-9.0pt;}
@list l11:level4
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@list l11:level5
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@list l11:level6
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@list l11:level7
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@list l11:level8
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@list l11:level9
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@list l12
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@list l12:level1
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margin-left:1.0in;
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@list l12:level2
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text-indent:-.25in;}
@list l12:level3
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@list l12:level4
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text-indent:-.25in;}
@list l12:level5
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@list l12:level6
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@list l12:level7
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@list l12:level8
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@list l12:level9
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@list l13
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@list l13:level1
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@list l13:level2
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@list l13:level3
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margin-left:2.25in;
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@list l13:level4
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text-indent:-.25in;}
@list l13:level5
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@list l13:level6
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@list l13:level7
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@list l13:level8
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@list l13:level9
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margin-left:5.25in;
text-indent:-9.0pt;}
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@list l14:level3
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text-indent:-9.0pt;}
@list l14:level4
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@list l14:level6
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@list l14:level7
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@list l14:level9
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@list l15
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@list l15:level1
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@list l15:level4
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@list l15:level5
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margin-left:4.25in;
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@list l15:level7
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@list l15:level8
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@list l16:level1
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@list l16:level4
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@list l16:level7
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<body lang="EN-US" link="blue" vlink="purple">
<div class="WordSection1">
<p class="MsoNormal"><span style="font-size:12.0pt">John,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l14 level1 lfo1"><![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">If you would like to discuss further the issues you have raised, contact me off-line –<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l24 level1 lfo25">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">The majority of my projects are in the urbanized King/Snohomish Counties.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l24 level1 lfo25">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">But, I have done many condominiums in Eastern Washington (most recently Chelan).<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l14 level1 lfo1"><![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">My practice for many years has focused on creating subdivisions (attached and detached) and condominiums (attached, detached and multifamily).<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l14 level1 lfo1"><![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">3.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">As Jim suggests, the subject of terminating the duplex condominiums raises a number of complex issues – involving the subdivision
<b><i><u>vs</u></i></b>. condominium forms of ownership.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l9 level1 lfo26">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">Terminating the condominium is the easy part.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l9 level1 lfo26">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">But, then to sell individual homes pushes you down the subdivision path – which may not be viable.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l14 level1 lfo1"><![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">4.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">The following is “long-winded” – I pulled this from one of my seminar manuals.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-top:6.0pt;text-indent:-.25in;mso-list:l14 level1 lfo1">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">5.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">CONDOMINIUMS</span></u></b><span style="font-size:12.0pt">.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l22 level1 lfo3">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">a.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Creation<o:p></o:p></span></u></b></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l5 level1 lfo2">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Governed by the Washington Condominium Act (“WCA”, RCW 64.34), a unified state statute the same for all cities and counties, and not regulated by local ordinances.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l5 level1 lfo2">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Merely creates a form of ownership, and does not affect local zoning, building and related codes.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l5 level1 lfo2">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">3)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Created by simultaneously recording of a condominium Declaration (“CC&R’s”) and Survey Map and Plans.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l5 level1 lfo2">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">4)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Upon recording, legal description of entire site replaced by reference to the Units – each recognized as a legal parcel.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l5 level1 lfo2">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">5)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Upon recording, tax account for the entire site is killed, and replaced with separate tax accounts for the Units.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l22 level1 lfo3">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">b.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Termination<o:p></o:p></span></u></b></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l2 level1 lfo4">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Record a Termination document [I have a 1-page template available].<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l2 level1 lfo4">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Not subject to local governmental review and approval.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l2 level1 lfo4">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">3)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Upon recording, condominium is terminated.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l2 level1 lfo4">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">4)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Upon termination, legal description reverts to a description of the entire.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l2 level1 lfo4">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">5)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Upon termination, tax accounts for Units are killed, and replaced with a single tax accounts for the entire site.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-top:6.0pt;text-indent:-.25in;mso-list:l14 level1 lfo1">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">6.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">SUBDIVISIONS</span></u></b><span style="font-size:12.0pt">.
<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l3 level1 lfo5">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">a.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Creation<o:p></o:p></span></u></b></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l20 level1 lfo6">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Governed by the
<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l0 level1 lfo7">
<![if !supportLists]><span style="font-size:12.0pt"><span style="mso-list:Ignore">a)<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">Subdivision Statute (RCW 58.17), as implemented and controlled by local subdivision ordinances; and<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l0 level1 lfo7">
<![if !supportLists]><span style="font-size:12.0pt"><span style="mso-list:Ignore">b)<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">Homeowner Association Act (RCW 64.38).<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l20 level1 lfo6">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Merely creates a form of ownership, and does not affect local zoning, building and related codes.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l20 level1 lfo6">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">3)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Created by recording of a subdivision Plat Map<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l26 level1 lfo8">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">NOTE: comprehensive Declaration (“CC&R’s”) are not required, but highly recommended.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l20 level1 lfo6">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">4)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Upon recording, legal description of entire site replaced by reference to the Lots – each recognized as a legal parcel.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l20 level1 lfo6">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">5)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Upon recording, tax account for the entire site is killed, and replaced with separate tax accounts for the Lots.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l3 level1 lfo5">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">b.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Termination<o:p></o:p></span></u></b></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l6 level1 lfo9">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Can be done, but involves a time-consuming and complex process.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l6 level1 lfo9">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Subject to local governmental review and approval.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l6 level1 lfo9">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">3)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Upon following the subdivision requirements, the subdivision is terminated.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l6 level1 lfo9">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">4)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Upon termination, legal description reverts to a description of the entire site.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l6 level1 lfo9">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">5)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Upon termination, tax accounts for Lots are killed, and replaced with a single tax accounts for the entire site.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-top:6.0pt;text-indent:-.25in;mso-list:l14 level1 lfo1">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">7.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">SUBDIVISION AFTER CONDOMINIUM TERMINATION</span></u></b><span style="font-size:12.0pt">.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l12 level1 lfo10">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">a.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Terminating the condominium results in a single parcel containing multiple dwellings that can be rented.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l12 level1 lfo10">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">b.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">But providing separate ownership of the individual dwellings then requires going through the subdivision process.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l12 level1 lfo10">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">c.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Problems With Subdivision</span></u></b><span style="font-size:12.0pt"> –<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l13 level1 lfo11">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Uncertainty
</span></u></b><span style="font-size:12.0pt">– assuming compliance with building and related codes, the subdivision process affords ill-defined discretion to staff, hearing examiner/planning commission, and city/county councils.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l13 level1 lfo11">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Costs</span></u></b><span style="font-size:12.0pt"> – substantial governmental and professional fees.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l13 level1 lfo11">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">3)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Time Delay</span></u></b><span style="font-size:12.0pt"> – exceedingly long processing time.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l13 level1 lfo11">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">4)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Density Loss</span></u></b><span style="font-size:12.0pt"> – Subdivision requirements can result in a 10% to 50% loss of allowable density –<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l26 level1 lfo8">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">Minimum Lot size, maximum Lot coverage, minimum structure setback from Lot line, etc.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-top:6.0pt;text-indent:-.25in;mso-list:l14 level1 lfo1">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">8.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">AIRSPACE CONDOMINIUM SOLUTION</span></u></b><span style="font-size:12.0pt">.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l8 level1 lfo12">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">a.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">To avoid the problems with antiquated subdivision laws is why the WCA provides for the “Airspace” condominium.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l8 level1 lfo12">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">b.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">The Unit boundaries are not based on physical features – e.g., interior surface of perimeter walls, floor and ceiling.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l8 level1 lfo12">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">c.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">The Unit boundaries are surveyed planes – no different than how we create subdivision Lot boundaries.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l8 level1 lfo12">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">d.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">The Unit includes the entire structure, yards, air above and dirt below the structure – the legal and functional equivalent of a subdivision plat.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l8 level1 lfo12">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">e.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">The creation of a single family (attached or detached) airspace condominium is not subject to local control and avoids the subdivision problems.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-top:6.0pt;text-indent:-.25in;mso-list:l14 level1 lfo1">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">9.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">AIRSPACE CONDOMINIUM PROBLEMS.</span></u></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l4 level1 lfo13">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">a.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Real Estate Broker/Agent Resistance<o:p></o:p></span></u></b></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l21 level1 lfo14">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">Many (most ??) brokers and agents (particularly outside of the urban areas of King/Snohomish Counties) do not understand the airspace condominium concept.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l21 level1 lfo14">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Solution </span>
</u></b><span style="font-size:12.0pt">– getting a real site-sale broker “pro” and “education” (for example) –<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l26 level1 lfo8">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">“Summary of Project Documents” – 2-page “layman’s” language answers to “FAQ’s”; demonstrates that project is not different from subdivision.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l26 level1 lfo8">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">“Subdivision/Condominium Comparison Chart” – 1-page demonstrating ownership attributes are the same.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l26 level1 lfo8">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">“Broker/Agent Memo” – 1-page outlining documents to use and procedures to follow.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l4 level1 lfo13">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">b.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Lender Resistance</span></u></b><span style="font-size:12.0pt">.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l19 level1 lfo15">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">More lenders are willing to provide buyer financing for subdivisions than airspace condominiums<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l19 level1 lfo15">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Solution</span></u></b><span style="font-size:12.0pt"> –
<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l17 level1 lfo16">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">From the outset, get a “lead” lender who is prepared to provide financing to credit qualified buyers.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l17 level1 lfo16">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">The “lead” lender may not be the lender you would have used on a subdivision, but “lead” lenders are available.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l4 level1 lfo13">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">c.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">GSE Requirements</span></u></b><span style="font-size:12.0pt">.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l23 level1 lfo17">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">FannieMae/FreddieMac/FHA/VA currently impose various underwriting requirements on single family condominiums that are not now (but were) imposed on subdivisions –<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l18 level1 lfo18">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">Presale requirement, Owner Occupancy requirement, Completion of Improvements requirement, etc.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l23 level1 lfo17">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Solution</span></u></b><span style="font-size:12.0pt"> –
<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l18 level1 lfo18">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">As authorized by the WCA, create the multi-phase “expandable” condominium.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l18 level1 lfo18">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">Start with only a few Units, then add more Units as sales progress – the condominium “<b><i>expands</i></b>”.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l18 level1 lfo18">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">Requires a high degree of coordination with construction and marketing.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l18 level1 lfo18">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">The expandable condominium can trigger a subdivision problem that has to be avoided – Master Condominium (with Subcondominiums) or binding site plan.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l18 level1 lfo18">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">I am not sure why 3 separate duplex condominiums were created rather than a single “expendable” condominium.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l4 level1 lfo13">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">d.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">WCA Implied Warranty<o:p></o:p></span></u></b></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l25 level1 lfo19">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">No statutory warranty for subdivisions – but all of my clients to provide a comprehensive warranty (although not as expansive as defect lawyers want).<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l25 level1 lfo19">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">But the WCA does impose the “Implied Warranties of Quality” on all condominiums – including single family detached and attached projects –<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l1 level1 lfo20">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">Cannot be avoided by general disclaimer.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l1 level1 lfo20">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">As a result of amendments, use of traditional “performance standards”, and other traditional warranty provisions is debatable.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.25in;text-indent:-.25in;mso-list:l1 level1 lfo20">
<![if !supportLists]><span style="font-size:12.0pt;font-family:Wingdings"><span style="mso-list:Ignore">Ø<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:12.0pt">Insurance motivated and insurance funded litigation is often the result.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l25 level1 lfo19">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">3)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">However, I have not had defect litigation on my single family airspace condominiums – that is a subject for another “dissertation”.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l4 level1 lfo13">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">e.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">Builder’s Insurance<o:p></o:p></span></u></b></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l16 level1 lfo22">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">The developer, contractor and subcontractors may not be able to obtain traditional “builders” insurance if a condominium is involved (even single family).<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:1.0in;text-indent:-.25in;mso-list:l16 level1 lfo22">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">This requires obtaining a “Wrap” policy – more complex to obtain and more expensive.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-top:6.0pt;text-indent:-.25in;mso-list:l7 level1 lfo27">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">10.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><u><span style="font-size:12.0pt">CONCLUSION<o:p></o:p></span></u></b></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l10 level1 lfo24">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">a.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">There is not a homebuilder I represent that wants to use the airspace condominium concept (rather than a subdivision).<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l10 level1 lfo24">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">b.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">But, it is the price you pay if you want to avoid the “subdivision” problems.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.25in;mso-list:l10 level1 lfo24">
<![if !supportLists]><b><span style="font-size:12.0pt"><span style="mso-list:Ignore">c.<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><span style="font-size:12.0pt">And, it is not for the “faint” hearted – and the “development team” (developer, contractors, real estate brokers, surveyor and project lawyer) have to work together.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><b><u><span style="color:#1F497D">Law Office of James C. Middlebrooks<o:p></o:p></span></u></b></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><b><u><span style="color:#1F497D">Pete Middlebrooks (Attorney)</span></u></b><span style="color:#1F497D"><br>
3050 Belmonte Lane, Everett, WA 98201<br>
Email: <a href="mailto:Pete@jcmiddlebrooks.com"><span style="color:#1F497D">Pete@jcmiddlebrooks.com</span></a><br>
Pete Tel.: 425-252-2693<b><o:p></o:p></b></span></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="color:#1F497D">IMPORTANT/CONFIDENTIAL</span></b><span style="color:#1F497D">: This e-mail message (and any attachments accompanying it) may contain confidential information, including information
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<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<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>James L. Strichartz<br>
<b>Sent:</b> Wednesday, September 7, 2016 9:55 AM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] Separate Duplex Condos<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1F497D">The other issue you need to consider is whether you need to subdivide the units or buildings into separate parcels which can sometimes be a challenge. Avoiding the subdivision
process is often the reason that the condominium form of ownership has been employed.<o:p></o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman","serif";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">
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<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">
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<b><span style="font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D">Jim Strichartz</span></b><span style="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<o:p></o:p></span></i></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">
<span style="font-size:10.0pt;color:#1F497D">Fellow, College of Community Association Lawyers</span><span style="font-size:12.0pt;color:#1F497D"><o:p></o:p></span></p>
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<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">
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<b><span style="font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D">Law Offices of James L. Strichartz</span></b><span style="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="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-size:12.0pt;color:#1F497D"><o:p></o:p></span></p>
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<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="font-size:12.0pt;font-family:"Times New Roman","serif";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-size:12.0pt;color:#1F497D"><o:p></o:p></span></p>
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<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="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-size:12.0pt;color:#1F497D"><o:p></o:p></span></p>
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<span style="font-size:8.0pt;font-family:"Verdana","sans-serif";color:white">Providing Tools for Successful Communities</span><span style="font-size:12.0pt;color:#1F497D"><o:p></o:p></span></p>
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<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
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<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman","serif";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"">
<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>Scott Hildebrand<br>
<b>Sent:</b> Wednesday, September 07, 2016 8:30 AM<br>
<b>To:</b> 'WSBA Real Property Listserv'<br>
<b>Subject:</b> Re: [WSBARP] Separate Duplex Condos<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">In the condo act (64.34) there is a process for uncondominiumizing an existing condo. I a m led to believe the process is very straightforward- a few declarations and you’re done. The tricky part- at least on this side of the state- is
working with the assessor to get your new parcels. Other than that, it seems to be smooth sailing.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Best,<o:p></o:p></p>
<p class="MsoNormal">Scott Hildebrand<o:p></o:p></p>
<p class="MsoNormal">Attorney at Law<o:p></o:p></p>
<p class="MsoNormal">206-605-8874<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <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>John L<br>
<b>Sent:</b> Tuesday, September 6, 2016 5:06 PM<br>
<b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] Separate Duplex Condos<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="text-autospace:none"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="text-autospace:none">List mates,<o:p></o:p></p>
<p class="MsoNormal" style="text-autospace:none"><o:p> </o:p></p>
<p class="MsoNormal" style="text-autospace:none">I have clients who own condominiums composed of four separate condo associations for each of four duplexes. In other words, each duplex is a separate condominium. Each condo owns a portion of the common private
road that services the condominiums. They would like to eliminate the condominiums as they are having great difficulty getting loans on their codo units, among other problems. Has anyone encountered this before and if so, what is the best way to unwide the
individual condominiums?<o:p></o:p></p>
<p class="MsoNormal" style="text-autospace:none"><o:p> </o:p></p>
<p class="MsoNormal" style="text-autospace:none">Thank you. <o:p></o:p></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Harlow Solid Italic";color:#0070C0">John H. Loeffler</span></b><span style="font-size:14.0pt;font-family:"Harlow Solid Italic";color:#0070C0"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="color:black"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">8414 N. Wall, Suite A<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">Spokane, Wa 99208-6171<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">Phone: 509.467.6767<o:p></o:p></span></b></p>
<p class="MsoNormal"><a href="mailto:JohnL@Ollps.com"><b>JohnL@Ollps.com</b></a><b><span style="color:black"><o:p></o:p></span></b></p>
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