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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:14.0pt'>I only had to argue this once, and my argument was simple, and the judge thought so, too. At least as to 64.38, the HOA Act, the provisions are either mandatory, or they provide, “unless otherwise provided by the governing documents,” or something like that. Each provision, under this analysis, tells you whether the governing documents can vary from it. As to the question of calling a special meeting of the members, there is no “unless otherwise provided” language, as there is in 64.38.030, for example. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'>Rob<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'><o:p> </o:p></span></p><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:14.0pt'>Robert D. Wilson-Hoss <br>Hoss & Wilson-Hoss, LLP <br>236 West Birch Street <br>Shelton, WA 98584 <br>360 426-2999<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'><a href="www.hossandwilsonhoss.com">www.hossandwilson-hoss.com</a><br><a href="mailto:rob@hctc.com">rob@hctc.com</a></span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal style='text-autospace:none'><i><span style='font-size:11.0pt'>This message is intended solely for the use of the addressee and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the addressee, you are hereby notified that any use, distribution, or copying of this message is strictly prohibited. If you received this message in error, please notify us by reply e-mail or by telephone (call us collect at the number listed above) and immediately delete this message and any and all of its attachments. Thank you.<o:p></o:p></span></i></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:10.0pt;text-transform:uppercase'>This office does debt collection and this e-mail may be an attempt to collect a debt, Any information obtained will be used for that purpose. </span></b><span style='font-size:10.0pt'>To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. § 1692) applies this firm is acting as a debt collector for the condominium/homeowners' association named above to collect a debt owed to it. Any information obtained will be used for collection purposes. You have the right to seek advice of legal counsel.</span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:14.0pt'><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>John M. Riley III<br><b>Sent:</b> Thursday, November 17, 2016 11:08 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] HOA "Continuing" Lien and Foreclosure<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'>For whatever help it may provide you -- I just finished looking at the issue of whether or not the language of the covenants or RCW 64.38 prevails when they both address a topic. There is no definitive answer in the case law yet. A close reading of the cases led me to the conclusion that where both the covenants and the statute cover the exact same topic matter it is more likely an appellate court will hold that the statute prevails. My analysis dealt with the number of members necessary to call a special members meeting -- both the statute and the CCR's addressed the topic and had different rules. In the cases the courts looked very closely at whether the issue was addressed by the statute. The case determinations that the statute did not address the issue were very important to the courts holding there was no statutory supremacy. Based on that method of analysis, and other language in the opinions, the cases in my opinion lead to the conclusion that where both the covenants and the statute address the topic, the statute prevails. <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><strong><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>John M. Riley III</span></strong><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'><br>Principal | Witherspoon • Kelley<br><a href="mailto:JMR@witherspoonkelley.com">JMR@witherspoonkelley.com</a> | <a href="http://www.witherspoonkelley.com/john-riley-1" title="Attorney Profile">Attorney Profile </a>| <a href="http://www.witherspoonkelley.com/s/jmr.vcf">vCard</a><o:p></o:p></span></p><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width=375 style='width:225.0pt'><tr style='height:15.0pt'><td width=116 valign=top style='width:69.6pt;background:#17365D;padding:6.0pt 6.0pt 6.0pt 6.0pt;height:15.0pt'><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'><img border=0 width=106 height=86 id="_x0000_i1025" src="cid:image001.png@01D240D6.A582AFB0" alt=WK><o:p></o:p></span></p></td><td width=258 style='width:2.15in;background:#17365D;padding:6.0pt 6.0pt 6.0pt 6.0pt;height:15.0pt'><p align=right style='text-align:right'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:white'>422 W. Riverside Ave, Ste 1100<br>Spokane, WA 99201<br>(509) 624-5265 (office)<br>(509) 458-2728 (fax)<br>witherspoonkelley.com</span><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p></o:p></span></p></td></tr></table><p><span style='font-size:8.0pt;font-family:"Arial","sans-serif";color:#828282'><br><em><span style='font-family:"Arial","sans-serif"'>Confidentiality Notice: The information contained in this email and any accompanying attachment(s) is intended only for the use of the intended recipient and may be confidential and/or privileged. If any reader of this communication is not the intended recipient, unauthorized use, disclosure or copying is strictly prohibited, and may be unlawful. If you have received this communication in error, please immediately notify the sender by return email, and delete the original message and all copies from your system. Thank you.</span></em></span><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'><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>Josh Grant<br><b>Sent:</b> Thursday, November 17, 2016 10:24 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] HOA "Continuing" Lien and Foreclosure<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri","sans-serif";color:black'>non-condo</span><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> <o:p></o:p></span></p></div><div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> <a href="mailto:JMR@witherspoonkelley.com" title="JMR@witherspoonkelley.com">John M. Riley III</a> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Sent:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> Thursday, November 17, 2016 10:14 AM<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>To:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> <a href="mailto:wsbarp@lists.wsbarppt.com" title="wsbarp@lists.wsbarppt.com">WSBA Real Property Listserv</a> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Subject:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> Re: [WSBARP] HOA "Continuing" Lien and Foreclosure<o:p></o:p></span></p></div></div></div><div><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:black'> <o:p></o:p></span></p></div></div><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Is this a condo or a non condo (i.e. subdivision) set of CC&R's? <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> </span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p><p><strong><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>John M. Riley III</span></strong><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'><br>Principal | Witherspoon • Kelley<br><a href="mailto:JMR@witherspoonkelley.com">JMR@witherspoonkelley.com</a> | <a href="http://www.witherspoonkelley.com/john-riley-1" title="Attorney Profile">Attorney Profile </a>| <a href="http://www.witherspoonkelley.com/s/jmr.vcf">vCard</a><o:p></o:p></span></p><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width=469 style='width:281.25pt'><tr style='height:18.75pt'><td width=145 valign=top style='width:87.0pt;background:#17365D;padding:7.5pt 7.5pt 7.5pt 7.5pt;height:18.75pt'><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'><img border=0 width=106 height=86 id="_x0000_i1026" src="cid:image001.png@01D240D6.A582AFB0" alt=WK><o:p></o:p></span></p></td><td width=323 style='width:193.5pt;background:#17365D;padding:7.5pt 7.5pt 7.5pt 7.5pt;height:18.75pt'><p align=right style='text-align:right'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:white'>422 W. Riverside Ave, Ste 1100<br>Spokane, WA 99201<br>(509) 624-5265 (office)<br>(509) 458-2728 (fax)<br>witherspoonkelley.com</span><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></td></tr></table><p><span style='font-size:8.0pt;font-family:"Arial","sans-serif";color:#828282'><br><em><span style='font-family:"Arial","sans-serif"'>Confidentiality Notice: The information contained in this email and any accompanying attachment(s) is intended only for the use of the intended recipient and may be confidential and/or privileged. If any reader of this communication is not the intended recipient, unauthorized use, disclosure or copying is strictly prohibited, and may be unlawful. If you have received this communication in error, please immediately notify the sender by return email, and delete the original message and all copies from your system. Thank you.</span></em></span><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'><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";color:black'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> <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>Josh Grant<br><b>Sent:</b> Thursday, November 17, 2016 9:19 AM<br><b>To:</b> wsbar<br><b>Subject:</b> [WSBARP] HOA "Continuing" Lien and Foreclosure<o:p></o:p></span></p></div></div><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><div><div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri","sans-serif";color:black'>My client is a HOA that recorded a lien for nonpayment of annual assessments for years in 2013, 2014 and 2015. Not sure if some of the earlier years’ assessments were paid, but 2015 was definitely not paid. Now we have 2016 unpaid as well. I am getting ready to judicially foreclose liens and I thought I would have to record a new lien for the 2016 assessment before I can foreclose based on the 2016 assessment.</span><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri","sans-serif";color:black'>My client thinks the following language in the CC&R’s prevents us from having to file a lien each year, once we have filed one of them, or at least once we file one and some portion of it remains unpaid:</span><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'> </span><span style='font-size:13.5pt;font-family:"Calibri","sans-serif";color:black'>“Any annual... assessments, together with interest, costs, collection costs, and reasonable attorney's fees... shall be a continuing lien on the lot against which such assessment is made... The board shall have the right to publicly record a lien against title to a Lot evidencing the existence of this continuing lien.... The Board of Directors... may sue the Lot Owner personally obligated to pay and/or foreclose a lien against the Lot in the same manner as a mortgage of real property....”</span><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'> </span><span style='font-size:13.5pt;font-family:"Calibri","sans-serif";color:black'>Also, the lien itself states: “Principal Amount to Date for Which the Is [sic] Lien Claimed: $15000 including: and at this point the 2013, 2014, and 2015 lien amounts are listed] and then it reads “Plus continuing annual dues”.</span><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri","sans-serif";color:black'>Another issue is that the lien recites an added amount: “$189.00 Late Fees owing on Annual Dues”, however, I don’t see any provision for charging late fees in the CC&R’s.</span><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri","sans-serif";color:black'>Anyone have an opinion on whether we can tack on the 2016 assessment to our lien foreclosure action without recording a new lien? and on whether we can require late fees be paid?</span><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri","sans-serif";color:black'>Josh</span><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri","sans-serif";color:black'>Joshua F. Grant, PS<br>Attorney at Law<br>P. O. Box 619<br>Wilbur, WA 99185<br>tel 509 647 5578<br>fax 509 647 2734<o:p></o:p></span></p></div></div></div><div class=MsoNormal align=center style='text-align:center'><span style='font-family:"Calibri","sans-serif";color:black'><hr size=2 width="100%" align=center></span></div><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:black'>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></span></p></div></div></div></div></body></html>