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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"'>This is excellent advice. I have been through this a number of times and am going through it now with a client. Be sure to be very careful to not miss anything in the governing documents, in the early condo act, then the possibility of voting to come under the new statute.<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"'>If there is an obstreperous member, in addition to the apathetic ones, a sometimes useful strategy, when the issues are not really all that substantial or debatable, is to show respect and ask what she or he can suggest. Make it sincere and genuine, and listen with an open mind to the responses. If it is just personal, or attitudinal, then you won't get much in the way of constructive suggestions, but a part of the strategy is to get the majority who are opposed to the one obstreperous member to actually try to put their feelings aside and listen. Successful grownups sooner or later have to learn to compromise with the long view in mind. <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 thought to use a third party neutral is a great idea, but the selection of the neutral is difficult. So many aspects of a condo management can't be just mediated away by agreement, so you need someone who can grasp those issues. This is one where you can't just sign up for a mediation with the local DRC and hope for someone who can work at this level.<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 <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>Roger Moss<br><b>Sent:</b> Friday, February 15, 2019 6:13 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] condo without a board<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>It’s my experience that corrective action is best pursued when the lack of HOA leadership causes actual harm to individual owners’ interests in their home. For example, if accumulated deferred maintenance causes waste to HOA property or individual residences. Failure to pay HOA property taxes, or ignoring hazards in HOA areas are other examples. <o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>If the total development is small, there may be little HOA property. But there are likely systems to maintain that serve everyone. Failure to properly tend to those things hurts everyone now. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>I’m mediating a situation like this in San Francisco. The board is AWOL, and massive deferred maintenance is damaging individual homes. It’s a ridiculous self-created disaster. We recommended individual members obtain legal counsel to make claims against the HOA, while trying to get a conversation going among other residents who are in deep denial. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>A professional neutral may be able to reframe things. Not in a one-off meeting, but through a series of contacts over time. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'>Your client needs patience, tenacity, and must be prepared to invest properly to change things. Hopefully there are a couple other residents who will engage with her.<o:p></o:p></p><div id=AppleMailSignature><p class=MsoNormal>Roger A. Moss<br>Mediation Counsel<br><a href="tel:415.371.9724">415.371.9724</a> San Francisco<br><a href="tel:206.790.1971">206.790.1971</a> Seattle<br><a href="http://www.rogeramoss.com/">www.rogeramoss.com</a> <br><br>via mobile contact<o:p></o:p></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><br>On Feb 15, 2019, at 5:18 PM, <<a href="mailto:joyce@schwensenlaw.com">joyce@schwensenlaw.com</a>> <<a href="mailto:joyce@schwensenlaw.com">joyce@schwensenlaw.com</a>> wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal>Greetings,<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>I have a client who owns a unit in a small condo that was created prior to July 1, 1990. The Declaration calls for a Board of Directors, but currently no homeowners are volunteering to serve. The client wants to know what happens if there is no Board of Directors. <o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>My initial thought is that the homeowners themselves end up managing the condo, but the Declaration requires 50% of the homeowners at any meeting in order to have a quorum. It seems unlikely that 50% of the homeowners will show up for meetings to manage the condo if they can’t even get three homeowners to be on the Board. <o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Have any of you dealt with issues such as this before?<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Thanks, Joyce<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Law Office of Joyce S. Schwensen</span></b><o:p></o:p></p><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Joyce S. Schwensen, PS</span></b><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>12055 15<sup>th</sup> Ave NE</span><span style='font-size:12.0pt;color:navy'><br></span><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Seattle, WA 98125</span><span style='font-size:12.0pt;color:navy'> <br></span><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Tel: (206) 367-1065</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Fax</span><span style='font-size:10.0pt;font-family:"Garamond","serif";color:navy'>: </span><span style='font-size:12.0pt;font-family:"Garamond","serif";color:#000099'>(206) 899-1674</span><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'><br><a href="mailto:Joyce@SchwensenLaw.com"><span style='color:navy'>Joyce@SchwensenLaw.com</span></a></span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'><a href="http://www.schwensenlaw.com/"><span style='color:navy'>www.SchwensenLaw.com</span></a></span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Garamond","serif";color:#002060'> </span><o:p></o:p></p><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>PLEASE NOTE <u>NEW ADDRESS</u>: <u>12055 15<sup>TH</sup> AVE. NE, SEATTLE, WA 98125</u>.</span></b><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'> </span><o:p></o:p></p><p class=MsoNormal><b><i><span style='font-size:10.0pt;color:black'>CONFIDENTIALITY NOTICE: </span></i></b><i><span style='font-size:7.5pt;color:black'><br></span></i><span style='font-size:8.0pt;color:black'>This communication (including any attachments) is confidential and may contain legally privileged information. If you are not the intended recipient or believe that you may have received this communication in error, please delete this communication from your computer and do not retransmit, copy, print or otherwise disseminate this communication.</span><o:p></o:p></p><p class=MsoNormal><b><i><span style='font-size:10.0pt;color:black'>ATTORNEY-CLIENT RELATIONSHIP:<br></span></i></b><span style='font-size:8.0pt;color:black'>This e-mail does not in any way intend to provide legal advice to be relied upon by any recipient and does not create any duty or obligation for legal representation on behalf of the sender Joyce S. Schwensen, PS on behalf of the recipient of this e-mail without a written engagement agreement.</span><o:p></o:p></p><p class=MsoNormal><b><i>REFERRALS:</i></b><o:p></o:p></p><p class=MsoNormal><span style='font-size:8.0pt'>Please note that no referral by this law firm to other legal professionals is intended as a guaranty or assurance as to the experience, ability, professionalism or other characteristics of such legal professionals.</span><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p></div></blockquote><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></span></p></div></blockquote></div></div><div id="DAB4FAD8-2DD7-40BB-A1B8-4E2AA1F9FDF2">
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