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</o:shapelayout></xml><![endif]--></head><body bgcolor=white lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Robert<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Have you had lenders who have acquired title through a trustee’s sale pay a “transfer fee” that includes delinquent assessments?<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Ron<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><div><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'>FOR PLANNING: I WILL BE OUT OF THE OFFICE WITH VERY LIMITED EMAIL ACCESS MARCH 1 THRUOGH MARCH 7<o:p></o:p></span></b></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-family:"Arial","sans-serif";color:red;position:relative;top:0pt;mso-text-raise:0pt'><o:p> </o:p></span></b></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-family:"Arial","sans-serif";color:red;position:relative;top:0pt;mso-text-raise:0pt'>I AM TYPICALLY IN THE SEATTLE OFFICE ON TUESDAY AND THURSDAY AND IN THE MOUNT VERNON OFFICE ON MONDAY, WEDNESDAY AND FRIDAY <o:p></o:p></span></b></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'><o:p> </o:p></span></b></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Ronald G. Housh, P.S.</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Attorney at Law</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'> <o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Seattle Office:</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>1420 Fifth Avenue, Suite 3000</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Seattle, WA 98101-2393</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Phone: 206-381-1341</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Fax: 206-464-0461</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Email: </span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><a href="mailto:ron@housh.org"><b><span style='color:green'>ron@housh.org</span></b></a><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p> </o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Mount Vernon Office:</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>21411 Bluejay Place</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Mount Vernon, WA 98274</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Phone: 206-235-2459</span></b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><o:p></o:p></span></p><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green;position:relative;top:0pt;mso-text-raise:0pt'>Email: </span></b><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt'><a href="mailto:ron@housh.org"><span style='color:green'>ron@housh.org</span></a><o:p></o:p></span></b></p></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";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 style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:windowtext;position:relative;top:0pt;mso-text-raise:0pt'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:windowtext;position:relative;top:0pt;mso-text-raise:0pt'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Robert R. Cole<br><b>Sent:</b> Friday, February 24, 2017 6:19 PM<br><b>To:</b> wsbarp@lists.wsbarppt.com<br><b>Subject:</b> Re: [WSBARP] No Super Priority Lien for Non Condo HOAs? RCW 64.34.364 Inapplicable.<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><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.<o:p></o:p></p><div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Very Truly Yours,<o:p></o:p></p><p class=MsoNormal>Robert R. Cole<o:p></o:p></p><p class=MsoNormal>Law Office of Cole & Gilday, P.C. <o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>10101 - 270th St. NW <o:p></o:p></p><p class=MsoNormal>Stanwood, WA 98292 <o:p></o:p></p><p class=MsoNormal>(360) 629-2900 (Telephone) <o:p></o:p></p><p class=MsoNormal>(360) 629-0220 (Fax) <o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>This message contains confidential and privileged information that is intended only for the named recipient(s). Unless you are the named recipient or authorized agent thereof, you are prohibited from reading, copying, distributing or otherwise disseminating such information. If you receive this communication in error, please notify the sender immediately.<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p></div><div><p class=MsoNormal style='punctuation-wrap:hanging;text-autospace:ideograph-numeric ideograph-other'><span style='position:relative;top:0pt;mso-text-raise:0pt'>On 2/24/2017 5:04 PM, Rob Wilson-Hoss wrote:<o:p></o:p></span></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><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. </span><o:p></o:p></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. </span><o:p></o:p></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.</span><o:p></o:p></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. </span><o:p></o:p></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. </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'>Rob</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'> </span><o:p></o:p></p><p class=MsoNormal><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</span><o:p></o:p></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><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'> </span><o:p></o:p></p><p class=MsoNormal><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.</span></i><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'> </span><o:p></o:p></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><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'> </span><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='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>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.</span><o:p></o:p></p></div><p class=MsoNormal> <o:p></o:p></p><div><div><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.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:12.6pt'> <o:p></o:p></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.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:12.6pt'> <o:p></o:p></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.<o:p></o:p></p></div><div><p class=MsoNormal><span style='font-family:"Tahoma","sans-serif"'> </span><o:p></o:p></p></div><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><o:p></o:p></p></div><div><p class=MsoNormal> <o:p></o:p></p></div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><p class=MsoNormal><span style='font-family:"Tahoma","sans-serif"'>Suggestions?</span><o:p></o:p></p></div><p class=MsoNormal> <o:p></o:p></p></div><div><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></div><div><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 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 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><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma","sans-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 style='margin-top:0in;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>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. 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