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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">So I am confused now by your question. The HOA CC&Rs, from what you quote pretty clearly say that the assessment is a lien from the time it is made and that they CAN record
a notice, not that they HAVE to in order to perfect the lien. You should be very sure there isn’t anything in there about the first mortgage holder being excepted. I mean read it all, don’t ‘search’ the term. (Not trying to be insulting, it would just be
odd for them to call out that in the definitions but never again reference that in any way – they might call it something else). Most HOAs subordinate because otherwise purchase money lenders are reticent to loan knowing they could lose their security because
John Smith doesn’t pay his dues. However, from what I can see, this HOA is also quite smart. A lot of the better drafted CC&Rs include that little caveat – “Oh, we’ll subordinate but we have to have been sent a copy of the purchase money DOT within 60 days
of recording” (for example) And of course 10 years later you still have to have PROOF that it was sent. Again, I’m not comfortable giving you a clear answer because I am not privy to the entirety of the CC&Rs but from what you have disclosed it seems to
me likely that <i>absent some subordination language which probably exists under certain conditions
</i>that the HOA has priority based on the date the CC&Rs were recorded and going back as far as the SOL.<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"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Thanks,<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"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Rich Holland<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><a href="mailto:rich@pnwle.com"><span style="color:#0563C1">rich@pnwle.com</span></a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri",sans-serif">733 7th Avenue, Suite 110<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri",sans-serif">Kirkland, WA 98033<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri",sans-serif">425-836-6240 / 425-748-3901 (fax)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><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>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Josh Grant<br>
<b>Sent:</b> Wednesday, December 21, 2016 11:58 AM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] HOA priority lien - non-condomium act HOA's<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;font-family:"Calibri",sans-serif;color:black">OK Thanks</span><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;font-family:"Calibri",sans-serif;color:black">Here is what the CC&R’s provide</span><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;font-family:"Calibri",sans-serif;color:blue">...Any annual, special, and emergency assessments, together with interest, ...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 personal obligation for delinquent assessments shall pas to a successor in title if a lien has been recorded against title to
the Lot by the time of conveyance of title or commencement of foreclosure or forfeiture proceedings against any holder of title to a Lot. ... The Board... may 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>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;font-family:"Calibri",sans-serif;color:black">Nothing about priority against any, even first deeds of trust. The definition section defines
</span><span style="font-size:13.5pt;font-family:"Calibri",sans-serif;color:blue">“First Mortgagee” shall mean a lender who holds the first mortgage on a Lot and who has notified the Association of the lender’s holdings</span><span style="font-size:13.5pt;font-family:"Calibri",sans-serif;color:black">.”
But then “first mortgage or first mortgagee’ never is repeated.</span><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;font-family:"Calibri",sans-serif;color:black">Josh</span><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"> <o:p></o:p></span></p>
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<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>
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<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:pmcdonald@podymcdonaldlaw.com" title="pmcdonald@podymcdonaldlaw.com">
Patrick McDonald</a> <o:p></o:p></span></p>
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<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"> Wednesday, December 21, 2016 11:15 AM<o:p></o:p></span></p>
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<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>
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<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 priority lien -
non-condomium act HOA's<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">I don’t think the language you cited below has any bearing on the issue. The covenants will usually have a section providing for when a non-condo HOA’s lien is
created (e.g., when the assessment is due, after recording a lien with the auditor, etc.,) and the lien’s relative priority against other encumbrances, including deeds of trust. It’s very common that the lien is subordinate to deeds of trust or possibly just
<u>first</u> deeds of trust. <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:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">Patrick McDonald<o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">_________________________<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">Pody & McDonald, PLLC<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">1200 Fifth Avenue, Suite 1410<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">Seattle, WA 98101-3106<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">T: 206-467-1559<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">F: 206-467-4489<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:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif;color:black">From:
</span></b><span style="font-family:"Calibri",sans-serif;color:black"><<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of Josh Grant <<a href="mailto:jgrant@accima.com">jgrant@accima.com</a>><br>
<b>Reply-To: </b>WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Date: </b>Wednesday, December 21, 2016 at 10:43 AM<br>
<b>To: </b>WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject: </b>Re: [WSBARP] HOA priority lien - non-condomium act HOA's<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;font-family:"Calibri",sans-serif;color:black">THanks! This is the language 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>
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<p style="mso-margin-top-alt:5.0pt;margin-right:.5in;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-family:"Arial",sans-serif;color:black">“ …The terms of this Declaration, and any of its amendments, shall be binding on all parties having any right, title, or interest in any part of the Property at any time, and shall inure to the benefit
of each owner thereof… The provisions of this Declaration shall be enforceable by … the association…</span><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p style="mso-margin-top-alt:5.0pt;margin-right:.5in;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-family:"Arial",sans-serif;color:black">Article X Section 1: All present and future Lot Owners… shall be subject to and shall comply with the provisions of this Declaration…The acceptance of a deed or conveyance…shall constitute an agreement
that the provisions of this Declaration and amendments are accepted and ratified by such Lot Owner…, and all such provisions shall be deemed and taken to be covenants running with the land and shall bind any person having an any time any interest of estate
in such Lot as though such provisions were recited and stipulated at length in each and every deed and conveyance of lease thereof.</span><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;font-family:"Calibri",sans-serif;color:black">Does anyone think that this language allows the HOA to have a priority over later recorded deeds of trust?</span><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;font-family:"Calibri",sans-serif;color:black">Josh</span><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"> <o:p></o:p></span></p>
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<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>
<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:jim@condo-lawyers.com" title="jim@condo-lawyers.com">James L. Strichartz</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"> Tuesday, December 20, 2016 4:26 PM<o:p></o:p></span></p>
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<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>
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<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 priority lien -
non-condomium act HOA's<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;color:#1F497D">There is no statutory basis for a six-month super-priority lien for non-condo HOAs. There is no statutory basis for any liens for HOA assessments. Theoretically such a super-priority lien could
arise based on the language of the covenants, but I am not familiar with any such provisions.</span><span style="color:black"><o:p></o:p></span></p>
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<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>
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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:black"><o:p></o:p></span></p>
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<i><span style="font-size:8.0pt;font-family:"Verdana",sans-serif;color:#1F497D">Attorney</span></i><span style="color:black"><o:p></o:p></span></p>
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<span style="font-size:10.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Fellow, College of Community Association Lawyers</span><span style="color:black"><o:p></o:p></span></p>
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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:black"><o:p></o:p></span></p>
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<span style="font-size:8.0pt;font-family:"Verdana",sans-serif;color:#1F497D">201 Queen Anne Avenue North, Suite 400</span><span style="color:black"><o:p></o:p></span></p>
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<span style="font-size:8.0pt;font-family:"Verdana",sans-serif;color:#1F497D">Seattle, WA 98109-4824</span><span style="color:black"><o:p></o:p></span></p>
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<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
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<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>
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<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="color:black"><o:p></o:p></span></p>
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<span style="font-size:8.0pt;font-family:"Verdana",sans-serif;color:#1F497D">tel: 206-388-0600</span><span style="color:black"><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="color:black"><o:p></o:p></span></p>
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<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> Tuesday, December 20, 2016 4:02 PM<br>
<b>To:</b> wsbar<br>
<b>Subject:</b> [WSBARP] HOA priority lien - non-condomium act HOA's</span><span style="color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">I understand that under the Condominium Act RCW 64.34 that an association has a “super-priority” at least for 6 months of assessments, over prior recorded security interests (as long as the CC&R’s are recorded
1st). This was the ruling in: In <em>BAC Homeloans Servicing v. Fulbright</em> 180 Wn 2d, 754 (2014) “a future lien for unpaid condominium assessments is established at the time the condominium declaration is recorded, even though it may not be enforceable
until the unit owner defaults on his or her assessments, if ever.”<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">Is there similar authority for a HOA “super-priority” when the HOA is not under formed under the Condominium Act? I think this was discussed before on this listserve and this super priority doesn’t exist for other
HOA’s. ?<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">Thanks<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">Josh<o:p></o:p></span></p>
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<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</span><span style="color:black"><o:p></o:p></span></p>
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