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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='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"'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <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:image006.jpg@01D26CE6.CB987590" 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:image007.gif@01D26CE6.CB987590"></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:image008.gif@01D26CE6.CB987590"></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:image009.gif@01D26CE6.CB987590"></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:image010.jpg@01D26CE6.CB987590"></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>