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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple style='word-wrap:break-word'><div class=WordSection1><p class=MsoNormal>I live in a HOA; the covenants were changed not allowing short term rentals. It was approved by the % needed under the CC&R’s to amend. I thought that once approved that would be binding on all members of the HOA, as well as grantees in the future of those members. Yes?<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Carmen Rowe<br><b>Sent:</b> Thursday, August 3, 2023 1:16 PM<br><b>To:</b> wsbarp@lists.wsbarppt.com<br><b>Subject:</b> Re: [WSBARP] WSBARP Digest, Vol 107, Issue 1<o:p></o:p></p></div><p class=MsoNormal><o:p> </o:p></p><div><div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'>I think if you look at the cases, it's still pretty clear - the question of whether money changes hands is flat out not part of the equation. It's whether the use is "residential" in nature. Meals and recreational activities - if simply offering the amenities of the association - are residential. Now, if they were operating say a tour business off the property, that's a business. But has to be something outside how a resident would use it. That's really the key: are the "activities" the same as someone living there as a resident would? if so, it's "residential" for purposes of covenants. <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'>The really crappy thing is that it is nigh impossible for an association to bar use of properties as short-term rentals unless the covenants already made some reference to the time required/prohibited by leases. A look at <i>Wilkenson </i>alone might lead one to think that so long as the covenants discuss "rentals" that you can amend to prohibit short-term rentals, and I've seen attorneys advise associations as such. Unfortunately, that's fairly clearly incorrect in my opinion. The subsequent caselaw has not panned out that way. Simply regulating leases does not (per cases subsequent to <i>Wilkenson</i>) lead to allowing an association to amend to restrict shorter time-frames, unless there is already some specific reference to time-frames in the covenants. You very likely can't even pass regulations that substantively impair such use. <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'>Some dissents along the way have pointed out that this use of <i>Wilkenson </i>is terrible, as no one could have anticipated use of residences as hotels until the last decade or so (using the words from one such dissent), so how could you have left the door open to regulate something you couldn't have conceived of? you couldn't - thus tying the hands of associations under the current criteria of the law re: amendments. There is even a majority opinion (from the so very often literary Division III) that eloquently bemoans the rule - but resignedly notes that the appellate courts must adhere to the Supreme Court decisions until the law gets with modern times.<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'>But so goes it, until someone persuades the Supreme Court that the law needs to change in light of the modern use of such platforms. <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'>One helpful hint is that an association can at least require that any short-term rentals comply with the applicable WA statute (RCW 64.37) - that at least provides some threshold requirements (insurance, etc.). Since it's legally required by state statute, it's not a barred amendment/regulation by the association. </span><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'>The other best approach is a strict and steeply increasing fine schedule for repeated violations of already existing covenants re: nuisance, noise, etc. - as the problems inherent with short-term rentals almost always involve such violations, so hit the owner's pocketbooks for whatever that may help to deter such use, or get the owner very involved in trying to ensure good behavior.</span><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><span style='font-family:"Trebuchet MS",sans-serif'>An interesting rabbit hole I've had a few occasions to take a deep dive into.</span><o:p></o:p></p></div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Trebuchet MS",sans-serif'>Carmen Rowe<i><o:p></o:p></i></span></p><div><p class=MsoNormal><i><span style='font-size:10.0pt;font-family:"Trebuchet MS",sans-serif'><o:p> </o:p></span></i></p></div><div><p class=MsoNormal><i><span style='font-size:10.0pt;font-family:"Trebuchet MS",sans-serif'><img width=200 height=71 style='width:2.0833in;height:.7416in' id="_x0000_i1025" src="https://ci3.googleusercontent.com/mail-sig/AIorK4yaIwO8NwDh1yJGQWP1qK1vhwcBcK5yYclhzfMrEc3GuEfI5eiJ-wA30feUaQTq_2U2bQPszU4"></span></i><i><span style='font-size:10.0pt;font-family:"Trebuchet MS",sans-serif'><o:p></o:p></span></i></p></div></div><div><p class=MsoNormal><o:p> </o:p></p></div></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:#660000;background:white'>Phone: (360) 669-3576 (direct cell)</span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:#660000'>Email: </span><a href="mailto:Carmen@GryphonLawGroup.com"><span style='font-size:10.0pt;font-family:"Trebuchet MS",sans-serif'>Carmen@GryphonLawGroup.com</span></a><span style='font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:#660000'><br><br><b><span style='background:white'>Olympia/Lacey and primary mailing office:</span></b></span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:#660000;background:white'>1415 College Street SE, Lacey, WA 98503</span><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><b><span style='font-family:"Trebuchet MS",sans-serif;color:#660000'>Seattle office: <i>We are currently moving our Seattle location - notice of new address coming soon!</i></span></b><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><b><span style='font-family:"Trebuchet MS",sans-serif;color:#660000'>NOTICE REGARDING OPERATIONS AND COVID-19:</span></b><span style='font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:#660000'> We see our community as working together to address COVID and its impact on our lives, health, and business. The nature of our practice lends itself well to virtual operation and we offer a range of flexible solutions to best work with your needs and preferences. </span><span style='font-family:"Trebuchet MS",sans-serif;color:#660000'>We are here to support you. </span><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><b><span style='font-size:7.5pt;font-family:"Trebuchet MS",sans-serif;color:#444444'>Privileged and confidential: </span></b><span style='font-size:7.5pt;font-family:"Trebuchet MS",sans-serif;color:#444444'>This message is confidential. If you receive this message in error, please let us know, and please delete and disregard any information it contains. We thank you for your respect in not sharing this email with anyone. </span><o:p></o:p></p></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div><p class=MsoNormal><o:p> </o:p></p></div><div><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-top:5.0pt;margin-right:0in;margin-bottom:5.0pt'><p class=MsoNormal>Date: Mon, 31 Jul 2023 20:11:32 +0000<o:p></o:p></p></blockquote><p class=MsoNormal>From: Bryce Dille <<a href="mailto:Bryce@dillelaw.com" target="_blank">Bryce@dillelaw.com</a>><br>To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>Subject: Re: [WSBARP] Air B&Bs<br>Message-ID:<br> <<a href="mailto:MN0PR11MB623098E4B0341646C74FABBFC805A@MN0PR11MB6230.namprd11.prod.outlook.com" target="_blank">MN0PR11MB623098E4B0341646C74FABBFC805A@MN0PR11MB6230.namprd11.prod.outlook.com</a>><br><br>Content-Type: text/plain; charset="utf-8"<br><br>Its not as clear where in addition to rental and use of property other services are provided such as meals and recreational activities.<br><br>Bryce H. Dille<br>Dille Law, PLLC<br>2010 Caton Way SW Ste. 101<br>Olympia, WA 98502<br>Office: 360-350-0270<br>Cell: 253-579-5561<br><br>[R_Alan_Swanson-WH-200]<br>** Please note that I use the dictation feature of my iPhone and that sometimes everything I say does not get properly translated**<br><br>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.<br><br>Business Entity Creation and Management, Business, Government and Tax Law, 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.<br><br>From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Haylee Hurst<br>Sent: Monday, July 31, 2023 12:57 PM<br>To: <a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a><br>Subject: Re: [WSBARP] Air B&Bs<br><br>Bryce, take a look at Wilkinson v. Chiwawa Communities Ass'n, 180 Wash. 2d 241, 327 P.3d 614 (2014).<br><br>TL:DR - Short-term rentals are a "residential" as opposed to "commercial" use for purposes of restrictive covenants.<o:p></o:p></p></div></div></div></body></html>