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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Nick,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Well, yes, some experience, and some thoughts, but they won't answer your questions. There are at least three threads of authorities. One is the statute, 64.38.020, which says a homeowners' association can do pretty much anything unless otherwise provided in the governing documents. So, unless your governing documents say you can't, you can. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Then there is <i>Wilkinson v. Chiwawa Communities</i>, which essentially boils down to, in most circumstances, you can't add an additional burden to a lot owner/member if there is no notice of the burden in the recorded running covenants. It gets there by saying that the general plan of development only included the burdens that are explicit; and therefore all of the former general plan of development cases support its conclusion. Right. I don't think that the "general" part of general plan of development is being honored in that argument. But there are plenty of exceptions for such things as ratification by estoppel and the statute of limitations and so on. Most think that this not only applies to covenant amendments, the context of that case, but also, you can't get additional burdens in through the back door of rules and regulations if you can't get them in the front door of covenant amendments. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Then there are the correlated document cases which say that a nonprofit corporation's documents, in the HOA context in particular, are correlated documents and they all work together, which also need to be taken into account. Take a look at </span><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'> <a href="https://1.next.westlaw.com/Link/Document/FullText?findType=Y&serNum=1956123042&pubNum=661&originatingDoc=I119f8d61c43711e1b66bbd5332e2d275&refType=RP&originationContext=document&transitionType=DocumentItem&contextData=(sc.Search)"><em><span style='color:windowtext;text-decoration:none'>Rodruck v. Sand Point Maint. Comm'n,</span></em><span class=apple-converted-space><span style='color:windowtext;text-decoration:none'> </span></span><span style='color:windowtext;text-decoration:none'>48 Wash.2d 565, 577, (1956)</span></a>; <i>Shafer v. Sandy Hook Yacht Club Estates</i>, 76 Wash. App. 267, 273 (1994); and <i>Lake Limerick v. Hunt,</i> 120 Wash. App. 246 (2004). And consider what they have to say about interpretation of covenants, and Riss v. Angel, as well.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>The "no additional burden" test is simply totally inconsistent with the statute and other caselaw doctrines. And it sets up all sorts of unfortunate consequences. The dissent in <i>Wilkinson v. Chiwawa</i> has that exactly right. But, it is what it is. Some day the Supreme Court is going to have to look RCW 64.38.020 directly in the eye and deal with the fact that the Legislature said what it said, and this is really the province of the Legislature. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>When the Supreme Court will go from one small phrase in a long set of covenants that says that for rent signs can only be up to six square feet; to a conclusion that this meant that the original drafters meant that there could be no other restrictions on renting whatsoever, as a matter of law and therefore regardless of any other facts; we are in Neverland. No one who deals regularly with restrictive covenants drafted in the 60s and 70s, in particular, many obviously without the help of lawyers, often by real estate developers themselves, would ever dream of drawing that conclusion. Find one of those developers and ask him or her what his or her intentions were. The only answer I have ever had is, well, we didn't think of that, or something similar. And that includes once from a lawyer who was the developer and did his own documents. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Boy howdy, I can get cranked up about this, no? It is hard to advise clients, given this state of affairs, as your question illustrates. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Rob</span><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>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;font-family:"Times New Roman","serif"'><a href="www.hossandwilsonhoss.com"><span style='color:blue'>www.hossandwilson-hoss.com</span></a><br><a href="mailto:rob@hctc.com"><span style='color:blue'>rob@hctc.com</span></a></span><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='text-autospace:none'><i><span style='font-family:"Times New Roman","serif"'>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><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif";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;font-family:"Times New Roman","serif"'>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><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","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"'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Nick Bergh<br><b>Sent:</b> Thursday, January 12, 2017 3:24 PM<br><b>To:</b> 'WSBA Real Property Listserv'<br><b>Subject:</b> Re: [WSBARP] Homeowner non-compliant with minimal CCRS - need complaint for injunctive relief for cleanup and access<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>Listmates,<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>On a related note, I have an HOA client also with older covenants, which provide for assessment liens, but does not address enforcement of building and behavior restrictions beyond saying that any member can enforce. While it has a provision addressing attorney fees, that provision applies only to non-payment of assessments.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>I have prepared enforcement rules and a fine schedule under authority of RCW 64.38.020(11). I originally thought to have the fines treated as assessments, and thus lienable, but am concerned that this approach will run afoul of the cases holding that you can’t create new covenant rules or obligations that aren’t addressed in the original covenants. I also thought to provide for attorney fees to the prevailing party in any fine/enforcement proceedings, but am concerned about this approach for the same reason, as well as the rubric allowing awards of attorney fees only where authorized by a contract, statute or recognized equitable grounds. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Anyone with any experience or thoughts on these issues?<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Thanks<o:p></o:p></span></p><div><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>________________________<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Nick Bergh<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Law Office of G N Bergh<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>2006 South Post Street<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Spokane WA 99203-2049<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>ph 509-624-4295 | fx 509-344-1844<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><a href="mailto:nick@gnbergh.com"><span style='color:blue'>nick@gnbergh.com</span></a><o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><a href="http://www.gnbergh.com/"><span style='color:blue'>www.gnbergh.com</span></a><o:p></o:p></span></p></div><p class=MsoNormal><span style='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>Patrick McDonald<br><b>Sent:</b> Thursday, January 12, 2017 12:21 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Homeowner non-compliant with minimal CCRS - need complaint for injunctive relief for cleanup and access<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>The association may want to first consider assessing fines for violations of the covenants. If the covenants don’t address the issue, what about adopting rules and regulations prohibiting the unwanted condition and a fine schedule that provides for ongoing fines until the condition is abated? Unpaid fines are an assessment for which the association would have a lien (provided it followed whatever procedures are required in the CCRs to establish/perfect the lien, if any). The covenants likely allow for a recovery of attorney fees and costs for foreclosing the lien whereas they might not for seeking injunctive relief. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Patrick McDonald<o:p></o:p></p><div><p class=MsoNormal><b>_________________________<o:p></o:p></b></p><p class=MsoNormal><b>Pody & McDonald, PLLC<o:p></o:p></b></p><p class=MsoNormal>1200 Fifth Avenue, Suite 1410<o:p></o:p></p><p class=MsoNormal>Seattle, WA 98101-3106<o:p></o:p></p><p class=MsoNormal>T: 206-467-1559<o:p></o:p></p></div><p class=MsoNormal>F: 206-467-4489<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='color:black'>From: </span></b><span style='color:black'><<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of Rob Rowley <<a href="mailto:rob@rowleylegal.com">rob@rowleylegal.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>Thursday, January 12, 2017 at 11:46 AM<br><b>To: </b>WSBA RPPT <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><b>Subject: </b>[WSBARP] Homeowner non-compliant with minimal CCRS - need complaint for injunctive relief for cleanup and access</span><span style='font-size:12.0pt;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Times New Roman","serif"'><o:p> </o:p></span></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>I need a template/draft complaint for injunctive relief by a homeowners association against one of its homeowners. Older CC&Rs are not that helpful. Homeowner has a history of allowing large amounts of trash, garbage and numerous vehicles to be located on the outside of his house which is in a very expensive waterfront neighborhood.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>CCR&s allow for filing of a lien for monetary defaults. Owner is not in default of money obligations.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Need something that allows for injunctive relief which would allow the homeowners association to physically enter the property to clean it up and either have a judgment or a lien. Kind of like what happens with city code enforcement with a recalcitrant homeowner with lots of trash.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>I represent numerous homeowners associations and typically advise to file the lien and wait till the homeowner eventually either sells or refinances to get paid. Never injunctive relief with poor CCRs.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Thoughts?</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span></b><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><!--[if gte vml 1]><v:shapetype id="_x0000_t75" coordsize="21600,21600" o:spt="75" o:preferrelative="t" path="m@4@5l@4@11@9@11@9@5xe" filled="f" stroked="f">
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</v:shape><![endif]--><![if !vml]><img width=86 height=130 src="cid:image001.jpg@01D26CED.B35CFB70" align=left hspace=12 v:shapes="_x0000_s1026"><![endif]><b><span style='font-family:"Times New Roman","serif"'>Robert R. Rowley</span></b><span style='font-family:"Times New Roman","serif"'> | Attorney at Law</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-family:"Times New Roman","serif"'>7 S. Howard St, Suite 218</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-family:"Times New Roman","serif"'>Spokane, WA 99201</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-family:"Times New Roman","serif"'>Telephone: (509) 252-5074</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-family:"Times New Roman","serif"'>Mobile: (509) 994-1143</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-family:"Times New Roman","serif"'>Facsimile: (509) 928-3084</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-family:"Times New Roman","serif"'>Email: </span><a href="mailto:rob@rowleylegal.com"><span style='font-family:"Times New Roman","serif";color:blue'>rob@rowleylegal.com</span></a><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Times New Roman","serif"'>Web Site: </span><a href="http://www.rowleylegal.com/"><span style='font-family:"Times New Roman","serif";color:blue'>www.rowleylegal.com</span></a><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Practice concentrated on business, real estate and general legal matters in Washington and Idaho.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><a href="https://www.facebook.com/rowleylegal"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img border=0 width=24 height=24 id="Picture_x005f_x0020_2" src="cid:image002.gif@01D26CED.B35CFB70"></span></a><a href="https://www.linkedin.com/pub/rob-rowley/11/172/b20"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img border=0 width=24 height=24 id="Picture_x005f_x0020_3" src="cid:image003.gif@01D26CED.B35CFB70"></span></a><a href="https://twitter.com/ROBERTRROWLEY"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img border=0 width=24 height=24 id="Picture_x005f_x0020_4" src="cid:image004.gif@01D26CED.B35CFB70"></span></a><a href="http://www.yelp.com/biz/robert-r-rowley-spokane"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img border=0 width=43 height=21 id="Picture_x005f_x0020_5" src="cid:image005.jpg@01D26CED.B35CFB70"></span></a><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>NOTICE: The contents of this message and any attachments may be protected by the attorney-client privilege, work product doctrine or other applicable protections. If you are not the intended recipient or have received this message in error, please notify the sender and promptly delete the message. Thank you for your assistance.</span><o:p></o:p></p><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:#222222'>DISCLAIMER: You should recognize that responses provided by e-mail means are akin to ordinary telephone or face-to-face conversations and do not reflect the level of factual or legal inquiry or analysis which would be applied in the case of a formal legal opinion. A formal opinion may very well reach a different conclusion.</span><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p></div></body></html>