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<p>It was my understanding that FHA and VA had requirements that
their mortgages be superior to the HOA liens, and that is why so
many HOAs (especially in my hinterlands) have such a provision in
their CC&Rs. Did this requirement change? Or is it just
ignored by FHA? We get around this by having the HOA's CC&Rs
impose a transfer fee upon any sale, which is a set amount plus
any nonpaid HOA dues/assessments.<br>
</p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Very Truly Yours,</p>
<p class="MsoNormal">Robert R. Cole</p>
<p class="MsoNormal">Law Office of Cole & Gilday, P.C. </p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">10101 - 270th St. NW </p>
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<div class="moz-cite-prefix">On 2/24/2017 5:04 PM, Rob Wilson-Hoss
wrote:<br>
</div>
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<p class="MsoNormal"><span style="font-size:14.0pt">1. The
condo six month superpriority statute has zero to do with
non-condo HOAs. What you see is servicers and lenders who
all trade the same tired, wrong information, a list of
states and priority rules, and when they get to the W's, and
read Washington, the list says, six months. Yeah, for
condos. These aren't condos. And the six-month rule only
applies to new act condos anyway. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">2.
Lien priority in Washington for non-condo HOAs is structured
by the association's governing documents, so the results
will vary widely. The research to support that conclusion is
hundreds of pages long and totally compelling. Just think of
them as any other consensual, contract lien. Without going
into the authorities, think of deeds of trust. A restrictive
covenant lien is considered to be like a contract lien for
these purposes, so it is like a deed of trust in many
conceptual ways. Now, some deeds of trust are fixed in terms
of the amount at the time of recordation, such as my house
loan, but some are, for example, home equity lines of
credit, or reverse mortgages, or construction loans - the
date of recordation of the right is fixed as of the date of
recordation of the deed of trust, even though the money is
not lent yet. Then when the money is lent, the right to
collect that money by lien foreclosure relates back for
priority purposes to the date of recordation of the deed of
trust, or, in the case of an HOA, the covenant, bylaw or
other governing document that creates the lien right and the
priority right. Banks can't really argue against this
because they are the ones who use the same principles with
their relation back liens. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">3.
Yes, this means that some HOAs have lien priority and some
don't, and some have some sorts of priority and not other
sorts of priority. Depends on the documents.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">4.
Don't give up on the six year old debt so easily. Have there
been any payments on the debt that suggest an
acknowledgement of the entire debt and intent to pay it?
There are other exceptions to the SOL, but that is one of
the most useful. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">5. I
see that Jim Strichartz has weighed in to the same effect,
and he is always right about these things, but I will say
that we live in different worlds. Out here in the
hinterlands, banks do lend on properties in HOAs with
priority all the time. I have been making these arguments
for thousands of units of HOAs since the mid-90s and have
never once had a member complain that he or she couldn't get
a loan because of them. <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>
<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
moz-do-not-send="true" href="www.hossandwilsonhoss.com">www.hossandwilson-hoss.com</a><br>
<a moz-do-not-send="true" 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
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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>
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<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
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<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 class="moz-txt-link-abbreviated" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>
[<a class="moz-txt-link-freetext" href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf
Of </b>Rowley, Rob<br>
<b>Sent:</b> Friday, February 24, 2017 4:39 PM<br>
<b>To:</b> WSBA RPPT<br>
<b>Subject:</b> [WSBARP] No Super Priority Lien for Non
Condo HOAs? RCW 64.34.364 Inapplicable.<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"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:12.6pt">Assume
standard non-condo residential homeowners association
records <span class="gmail-il"><span
style="font-size:8.5pt">lien</span></span> against one
of its lots for an owner who never pays. <span
class="gmail-il"><span style="font-size:8.5pt">Lien</span></span> grows
in excess of six years and association starts and abandons
lien foreclosure. Big bank forecloses on underlying deed
of trust of the recalcitrant homeowner and sells at
auction to real estate investor. Homeowners association
wants to collect in excess of six years. I looked at the
CCRs and see nothing allowing for survival of the lien
post foreclosure. Real estate investor swears up and down
the Association is barred to the six months as all of his
fellow investors are saying the same thing. I know that
the balance beyond six years would be barred by the
contract statute of limitations.<span
style="font-size:8.5pt"><o:p></o:p></span></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:12.6pt"> <span
style="font-size:8.5pt"><o:p></o:p></span></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:12.6pt">I'm
aware of a section under the Condo Act dealing with a
six-month limitation on dues that an Association can to
collect RCW 64.34.364. I can't find anything similar for a
non-condo homeowners association.<span
style="font-size:8.5pt"><o:p></o:p></span></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:12.6pt"> <span
style="font-size:8.5pt"><o:p></o:p></span></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:12.6pt">When
I ask my favorite title office below is her response.
Even she got it confused.<span style="font-size:8.5pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span
style="font-family:"Tahoma","sans-serif""><o:p> </o:p></span></p>
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<div>
<p class="MsoNormal"><span
style="font-size:8.5pt;font-family:"Tahoma","sans-serif"">"Hi
Rob! Received your message regarding “super liens” –
you may want to check out RCW <span class="gmail-il">64.34</span>.<span
class="gmail-il">364</span> – it is my understanding
that those priority liens need to be established in the
CCR’s to be legally effective to survive a foreclosure.
However, from a title perspective, we tend to be
cautious about them and if there is an HOA lien
recorded, we will continue to show it after the sale and
make the new owner cure or negotiate a release with the
HOA if the priority standing is unclear. I think from a
“legal” perspective, the RCW above lays out the
conditions and stipulations. Hope this helps and hope
you have a great weekend!"</span><span
style="font-family:"Tahoma","sans-serif""><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-family:"Tahoma","sans-serif"">Suggestions?<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p><b><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">Robert
R. Rowley</span></b><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">,
Attorney at Law</span><o:p></o:p></p>
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<p
style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial"><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">7
S. Howard St., Suite 218</span><o:p></o:p></p>
<p
style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial"><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">Spokane,
WA 99201</span><o:p></o:p></p>
<p
style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial"><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">T:
(509) 252-5074</span><o:p></o:p></p>
<p
style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial"><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">C:
(509) 994-1143</span><o:p></o:p></p>
<p
style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial"><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">F:
(509) 928-3084</span><o:p></o:p></p>
<p
style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial"><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">E: <a
moz-do-not-send="true"
href="mailto:rob@rowleylegal.com" target="_blank">rob@rowleylegal.com</a></span><o:p></o:p></p>
<p
style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial"><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">W: <a
moz-do-not-send="true"
href="http://www.rowleylegal.com/" target="_blank">www.rowleylegal.com</a></span><o:p></o:p></p>
<p
style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial"><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> </span><o:p></o:p></p>
<p
style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial"><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">Practice
concentrated on
business, real estate
and general legal
matters in Washington
and Idaho.</span><o:p></o:p></p>
<p
style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial"><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> </span><o:p></o:p></p>
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