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<p class="MsoNormal"><span style="font-size:11.0pt">A few thoughts.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:11.0pt">If the CC&Rs cover multiple parcels, then I would argue that each parcel can enforce the CC&Rs against the other parcels. But if the CC&Rs cover literally
only the one parcel, then I agree, unless the document expressly gives somebody enforcement rights, I think there’s a merger issue and they might be extinguished. BUT if the CC&Rs are mentioned in the conveyance deed, consider whether it could be construed
to indicate that the seller reserved a <i>personal</i> right to enforce the CC&Rs. If they don’t live in the area any more maybe it’s moot, but if they live next door there might be an argument for that.<o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:11.0pt">The abbreviated legal requires close analysis to determine if it actually does meet the full legal requirement, but it’s a possibility. I think these
technical arguments can be hard to win, but if there are other arguments to go along with it, it could help.<o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:11.0pt">If the neighbor’s property has a completely separate recorded CC&R document, I don’t think estoppel would apply; I think estoppel in this circumstance
has to be among people burdened by the same instrument. On the other hand, maybe it’s an indication that the seller isn’t really paying attention and the CC&Rs could be ignored. I don’t think statute of limitations is relevant to estoppel analysis though;
S/L would be a separate defense against enforcement in addition to estoppel.<o:p></o:p></span></li></ol>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Sayre Law Offices, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Seattle WA 98144-3909<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.com</a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>David Faber<br>
<b>Sent:</b> Thursday, October 23, 2025 12:11 PM<br>
<b>To:</b> wsbarp <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> [WSBARP] CC&Rs - No dominant estate and no legal description?<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">List,<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">(C)lient purchased a parcel of real property with a document titled "Declaration of Protective Covenants, Conditions and Restrictions" specifically requiring all buildings to be "stick built" (it literally uses that language, with the quotation
marks). C is now seeking to build on the property and is getting sticker shock, so wants to explore options, including the possibility of putting a manufactured home on the property.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">I see two likely defects with the CC&Rs and I want to test my read against this list's knowledge:<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">(1) The CC&Rs were established by the owner of the property against their own property prior to the sale to C and not as a condition of sale. Nowhere in the CC&Rs is there any dominant estate retaining control or enforcement rights. It's
just a declaration from the owner of their own property that the restriction is being established. When the prior owner sold the property to C, it seems the prior owner sold all enforcement rights as well. In other words, isn't this a merger issue that eliminates
the CC&Rs for all intents and purposes?<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">(2) The CC&Rs do not contain a complete legal description. It has the address, tax parcel number, and abbreviated legal description, but doesn't an instrument binding real property require the actual full legal description of the property
to be effective?<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Furthermore, C's neighbor had a version of the same CC&Rs recorded against their title by the same prior owner prior to her sale to the neighbor. The neighbor already put a manufactured home on the property without issue, which suggests
an estoppel issue if anyone tried to enforce against C. The only complication with this argument is that the CC&Rs are only three years old, so the statute of limitations has not run.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">I'd love to hear any thoughts this list has on my analysis. <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Thank you!<o:p></o:p></p>
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<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">Best,<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">David J. Faber<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">Faber Feinson PLLC<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">800 Polk Street, Suite B<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">Port Townsend, WA 98368<br>
(360) 379-4110<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif"><o:p> </o:p></span></p>
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