<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:x="urn:schemas-microsoft-com:office:excel" xmlns:p="urn:schemas-microsoft-com:office:powerpoint" xmlns:a="urn:schemas-microsoft-com:office:access" xmlns:dt="uuid:C2F41010-65B3-11d1-A29F-00AA00C14882" xmlns:s="uuid:BDC6E3F0-6DA3-11d1-A2A3-00AA00C14882" xmlns:rs="urn:schemas-microsoft-com:rowset" xmlns:z="#RowsetSchema" xmlns:b="urn:schemas-microsoft-com:office:publisher" xmlns:ss="urn:schemas-microsoft-com:office:spreadsheet" xmlns:c="urn:schemas-microsoft-com:office:component:spreadsheet" xmlns:odc="urn:schemas-microsoft-com:office:odc" xmlns:oa="urn:schemas-microsoft-com:office:activation" xmlns:html="http://www.w3.org/TR/REC-html40" xmlns:q="http://schemas.xmlsoap.org/soap/envelope/" xmlns:rtc="http://microsoft.com/officenet/conferencing" xmlns:D="DAV:" xmlns:Repl="http://schemas.microsoft.com/repl/" xmlns:mt="http://schemas.microsoft.com/sharepoint/soap/meetings/" xmlns:x2="http://schemas.microsoft.com/office/excel/2003/xml" xmlns:ppda="http://www.passport.com/NameSpace.xsd" xmlns:ois="http://schemas.microsoft.com/sharepoint/soap/ois/" xmlns:dir="http://schemas.microsoft.com/sharepoint/soap/directory/" xmlns:ds="http://www.w3.org/2000/09/xmldsig#" xmlns:dsp="http://schemas.microsoft.com/sharepoint/dsp" xmlns:udc="http://schemas.microsoft.com/data/udc" xmlns:xsd="http://www.w3.org/2001/XMLSchema" xmlns:sub="http://schemas.microsoft.com/sharepoint/soap/2002/1/alerts/" xmlns:ec="http://www.w3.org/2001/04/xmlenc#" xmlns:sp="http://schemas.microsoft.com/sharepoint/" xmlns:sps="http://schemas.microsoft.com/sharepoint/soap/" xmlns:xsi="http://www.w3.org/2001/XMLSchema-instance" xmlns:udcs="http://schemas.microsoft.com/data/udc/soap" xmlns:udcxf="http://schemas.microsoft.com/data/udc/xmlfile" xmlns:udcp2p="http://schemas.microsoft.com/data/udc/parttopart" xmlns:wf="http://schemas.microsoft.com/sharepoint/soap/workflow/" xmlns:dsss="http://schemas.microsoft.com/office/2006/digsig-setup" xmlns:dssi="http://schemas.microsoft.com/office/2006/digsig" xmlns:mdssi="http://schemas.openxmlformats.org/package/2006/digital-signature" xmlns:mver="http://schemas.openxmlformats.org/markup-compatibility/2006" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns:mrels="http://schemas.openxmlformats.org/package/2006/relationships" xmlns:spwp="http://microsoft.com/sharepoint/webpartpages" xmlns:ex12t="http://schemas.microsoft.com/exchange/services/2006/types" xmlns:ex12m="http://schemas.microsoft.com/exchange/services/2006/messages" xmlns:pptsl="http://schemas.microsoft.com/sharepoint/soap/SlideLibrary/" xmlns:spsl="http://microsoft.com/webservices/SharePointPortalServer/PublishedLinksService" xmlns:Z="urn:schemas-microsoft-com:" xmlns:st="" xmlns="http://www.w3.org/TR/REC-html40"><head><meta http-equiv=Content-Type content="text/html; charset=iso-8859-1"><meta name=Generator content="Microsoft Word 12 (filtered medium)"><style><!--
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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"'>Hi, Bryce. Start by looking for any language about the common areas are for the use and benefit of the owners, or the use of the owners. If not in the restrictive covenants, look at the contemporaneous (hopefully) Articles of Incorporation, Bylaws and so on. It is often found there. The general rule is that these are all correlated documents, best recent case is Roats v. Blakely, 169 Wash 2d, which reviews where the doctrine came from. This works, in theory, even if they were not contemporaneous. <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"'>Of course, there are still issues - some say use of the owners, some say use and benefit of the owners. Does "benefit" mean, they can let their kids and guests go to their picnics, or just the people who are actually on title? Or does it mean something broader, such as, it is a benefit to the owners to be able to have their renters use the common areas?<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 it is a question of, what does this language mean, then you think about the right of an owner's association to interpret its own documents, which seems to mean both construction and interpretation, the only really good case that was reported was Parker Estates v. Pattison, 198 Wash App 16:<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:12.0pt;font-family:"Times New Roman","serif";color:black;background:white'>1415¶28 We afford great deference to an organization's interpretation of its Bylaws and will only invalidate an interpretation if it is arbitrary and unreasonable. </span><i><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:black'>Davis v. Pleasant Forest Camping Club</span></i><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:black;background:white'>, noted at 171 Wash.App. 1027 (2012), 2012 WL 5397988, at *3 (unpublished) (citing </span><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:black'>**488<span style='background:white'> </span><i>Couie v. Local Union No. 1849 United Bhd. of Carpenters & Joiners of Am.,</i><span style='background:white'> 51 Wash.2d 108, 115, 316 P.2d 473 (1957)). If an organization's rules are conflicting and confusing, we are more likely to find its interpretation neither arbitrary nor unreasonable. </span><i>Anderson v. Enter. Lodge No. 2</i><span style='background:white'>, 80 Wash.App. 41, 47, 906 P.2d 962 (1995).</span><br><br></span><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><u><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:black'>Parker Estates Homeowners Ass'n v. Pattison</span></u><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:black'>, 198 Wash. App. 16, 28, 391 P.3d 481, 487–88 (2016).<o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:black'><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"'>See, the problem from Chiwawa was that there was a provision about rentals in the covenants - limitation on signs. From that, the Supremes found AS A MATTER OF LAW that this meant that the drafters picked the only restriction on rentals that they wanted and therefore they wanted no other restrictions. Yeah, right. <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"'>You don't have that problem, though, since there is nothing in your client's covenants that talks about it at all.<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"'>Then you have RCW 64.38.020, the powers of HOAs, and even though the appellate courts often pretend it does not exist, it does, and it says that an association can "regulate the use, manintenance, repair, replacement, and modification of common areas." This should be good enough if you don't have anything in any of your documents. <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"'>That should get you started.<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"'>Now go home and enjoy the sunshine.<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><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>Bryce Dille<br><b>Sent:</b> Friday, May 03, 2019 2:40 PM<br><b>To:</b> 'wsbarp@lists.wsbarppt.com'<br><b>Subject:</b> [WSBARP] renter restrictions<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>In a older HOA the CC and Rs were silent as to restrictions on use of common facilities and made no mention of rentors however to discourage renting the association recently passed a bylaw which states that only owners can use the common facilities such as pool etc and specifically prohibits rentors even though owner of lot still has to pay assessments for common facility maintenance. Does this type of restriction need to be by amendments to CC and Rs since it doesn’t prohibit renting only use of common facilities by tenants Thanks for you input.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Bryce H. Dille | Attorney at Law<o:p></o:p></p><p class=MsoNormal>Dille Law, PLLC<o:p></o:p></p><p class=MsoNormal>P: 360-350-0270 | F: 844-210-4503<o:p></o:p></p><p class=MsoNormal>2010 Caton Way SW, Suite 101<o:p></o:p></p><p class=MsoNormal>Olympia, Washington 98502<o:p></o:p></p><p class=MsoNormal><a href="http://www.dillelaw.com/">www.dillelaw.com</a><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>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 notify the sender immediately. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Business Entity Creation and Management<o:p></o:p></p><p class=MsoNormal>Business, Government and Tax Law<o:p></o:p></p><p class=MsoNormal>Real Estate and Land Use, Residential, Commercial and Condominium Development Real Estate and Commercial Transactions & Closings, Including Performing Services as IRS Section 1031 Exchange Facilitator Estate Planning, including Wills and Trusts, and Probate Administration Representation Homeowners/Condominium Association Real Estate Developments Real Property Foreclosures and Forfeitures<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p></div><div id="DAB4FAD8-2DD7-40BB-A1B8-4E2AA1F9FDF2">
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