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<p class="MsoNormal"><span style="color:#1F497D">How many other homes are there in the area governed by the CC and Rs that are 3 story if there are a number then the restriction may be unenforceable if no enforcement action was taken in the past There are several
cases on point I don’t have the cites right now but I think they are in the latest Real Property Practice volumes.<o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-family:"Segoe UI","sans-serif";color:#17365D">Bryce H. Dille</span></b><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#17365D"> </span><span style="font-size:7.5pt;font-family:"Segoe UI","sans-serif";color:#B9B9B9">|</span><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242"> Attorney
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242">P: 253.848.3513</span><span style="font-size:7.5pt;font-family:"Segoe UI","sans-serif";color:#B9B9B9">|</span><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242"> F: 253.845.4941</span><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242">317 South Meridian<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242">Puyallup, WA 98371<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#1F497D"><a href="mailto:bryced@cdb-law.com">bryced@cdb-law.com</a></span><u><span style="color:blue"><o:p></o:p></span></u></p>
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<p class="MsoNormal"><span style="font-size:9.0pt;color:#1F497D">This transmission contains confidential attorney-client communications and may not be disclosed to any person but the intended recipient(s). If this matter is transmitted to you in error, please
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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""> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>marc holmeslawgroup.com<br>
<b>Sent:</b> Tuesday, March 20, 2018 2:45 PM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Cc:</b> kim walawrealty.com<br>
<b>Subject:</b> Re: [WSBARP] 3 story house meets 2 story CCR restriction<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Thank you all for the detailed responses both on and off list. The CCRs are from the 40s and did create the functional equivalent of an Architectural Control Committee
but our working assumption is that it and the HOA generally have been defunct for many years. We’re trying to confirm this but it’s not the end of the story either way as the CCRs very clearly give all lot owners the right to enforce the CCRs in a private
action.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Some asked about the stories of the house in question. The third floor contains multiple bedrooms and bathrooms and a court order to remove it would be devastating to
the property. I haven’t visited the site yet but from the listing photos it seems pretty clear that the 1<sup>st</sup> floor is built on grade with very little if not zero below grade. The MLS listing calls it a “Multi-Level” home and the available options
they had to choose from were 2 story with basement, tri-level, or multi-level.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Arguing it is not a 3 story house seems ill advised to say the least.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">As for the 22T, yes we have one and have given notice of disapproval. Now we’re trying to figure out if there’s a reasonable way forward or if it’s time to take our ball
and go find another home. Unfortunately, it appears to be the latter.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Marc Holmes<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Holmes Law Group PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">2303 W. Commodore Way, # 306<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Seattle WA 98199<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><a href="http://holmeslawgroup.com/">HolmesLawGroup.com</a><span style="color:#1F497D"><o:p></o:p></span></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a><span style="color:#1F497D"><o:p></o:p></span></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Ofc: 206-357-4224<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Cell: 206-849-0853<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>John McCrady<br>
<b>Sent:</b> Tuesday, March 20, 2018 1:01 PM<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] 3 story house meets 2 story CCR restriction<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Beware of Item 4 of the Exclusions:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-bottom:12.0pt;margin-left:.5in;line-height:15.0pt">
<span style="font-size:10.5pt;font-family:HelveticaNeueETW01-55Rg;color:black">Risks:<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:.5in;line-height:15.0pt">
<span style="font-size:10.5pt;font-family:HelveticaNeueETW01-55Rg;color:black">a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records;
<br>
b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date;
<br>
c. that result in no loss to You; or <br>
d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">I would probably want to request affirmative coverage against that matter.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="color:#1F497D">John McCrady<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Counsel<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Puget Sound Title Company<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">5350 Orchard Street West<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">University Place WA 98467<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">253-476-5721<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><a href="mailto:j.mccrady@pstitle.com">j.mccrady@pstitle.com</a><o:p></o:p></span></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <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>marc holmeslawgroup.com<br>
<b>Sent:</b> Tuesday, March 20, 2018 11:27 AM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Cc:</b> kim holmeslawgroup.com <<a href="mailto:kim@holmeslawgroup.com">kim@holmeslawgroup.com</a>><br>
<b>Subject:</b> [WSBARP] 3 story house meets 2 story CCR restriction<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">We have a client set to buy a brand new 3 story house and, lo and behold, the builder didn’t notice or ignored a CCR restriction limiting homes to no more than 2 stories.
Title company says the ALTA Homeowner’s policy covers this and points to a “covered risk” provision that reads:
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">
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<p class="MsoNormal" style="margin-left:.25in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">You are forced to correct or remove an existing violation of any covenant, condition or restriction affecting the Land, even if the covenant,
condition or restriction is excepted in Schedule B. However, You are not covered for any violation that relates to:
</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.75in;text-indent:-.25in;mso-list:l0 level1 lfo1">
<![if !supportLists]><span style="mso-list:Ignore">a.<span style="font:7.0pt "Times New Roman"">
</span></span><![endif]><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Any obligation to perform maintenance or repair on the Land; or
</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.75in;text-indent:-.25in;mso-list:l0 level1 lfo1">
<![if !supportLists]><span style="mso-list:Ignore">b.<span style="font:7.0pt "Times New Roman"">
</span></span><![endif]><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Environmental protection of any kind, including hazardous or toxic conditions or substances.
</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.25in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">unless there is a notice recorded in the Public records, describing any part of the Land, claiming a violation exists. Our liability for this
Covered Risk is limited to the extent of the violation stated in that notice. </span>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">We’re not aware of any publicly recorded notice of that the 3<sup>rd</sup> story is a violation. Does this seem like adequate protection for the buyer or a recipe for
disaster? </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Marc Holmes
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Holmes Law Group PLLC
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">2303 W. Commodore Way, # 306
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Seattle WA 98199
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><a href="http://holmeslawgroup.com/">HolmesLawGroup.com</a><span style="color:#1F497D">
</span></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a><span style="color:#1F497D">
</span></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Ofc: 206-357-4224
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Cell: 206-849-0853
</span><o:p></o:p></p>
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