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Washington State Laws

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Washington Community Association Laws

WUCIOA (RCW 64.90), HOA Act (RCW 64.38), Condominium Acts (RCW 64.34 & 64.32), Manufactured/Mobile Home (RCW 59.20), nonprofit & business corporation laws (RCW 24.03A/23B). Reference hub

Washington’s framework is statute-heavy and agency-light. WUCIOA (RCW 64.90) sets modern, prescriptive rules for common-interest communities formed since July 1, 2018—detailed on budgets, reserves, records, meetings, resale disclosures, and construction warranties. Legacy associations still operate under the HOA Act (RCW 64.38) and the condominium acts (RCW 64.34 / RCW 64.32), with some cross-apply provisions. There’s no statewide HOA/condo ombudsman; most disputes resolve via private counsel or community mediation. Manufactured-housing communities are the exception—disputes run through the Attorney General’s dedicated program under RCW 59.30.

What’s New (2024) — WUCIOA Changes

ESSB 5796 (2024) overhauls Washington’s community-association laws. Key items below with official RCW links.

  • WUCIOA for all (phased): Additional WUCIOA sections apply to most pre-2018 communities starting Jan 1, 2026 (meetings & owner comment, emergency powers, EV chargers, heat pumps, budgets/reserves). The old Condominium Act (64.34), HOA Act (64.38), and Horizontal Property Regimes (64.32) are repealed Jan 1, 2028 and WUCIOA governs going forward. See RCW 64.90.365.
  • Records & handoffs: Associations must acknowledge records requests within 10 business days and complete within 21 business days, with limited extensions. Managing agents must turn over association property within 5 business days (and complete within 10). RCW 64.90.495.
  • Resale certificates: Provide within 10 days; fee cap $275 (update within 6 months ≤ $100). Buyer has a 5-day right to cancel after first receiving the certificate. RCW 64.90.640.
  • Meetings & owner input: Remote meetings explicitly allowed; provide owners at least 15 minutes to comment at board and annual meetings; short-notice option for unforeseen matters. RCW 64.90.445.
  • Emergency powers: During an emergency, boards can act quickly — including using reserves or levying a special assessment by a 2/3 board vote — with prompt owner notice. RCW 64.90.502.
  • Housing & equipment rights: Associations may not unreasonably restrict EV charging or heat pumps; both have streamlined approval timelines and penalties for willful violations. RCW 64.90.513, RCW 64.90.580.
  • Fair access uses: Associations can’t prohibit licensed child care or adult family homes; willful violations carry up to $1,000 civil penalty. RCW 64.90.570, RCW 64.90.585.
  • Clean-up & governance: Boards may remove unlawful/discriminatory covenants without owner vote (90-day process). RCW 64.90.511. Owners can’t gain common elements by adverse possession or prescription. RCW 64.90.705.

Implementation timeline is driven by ESSB 5796 (2024 c 321). Check notes on each RCW for effective dates.

At a glance

  • WUCIOA communities (post-2018): RCW 64.90 governs CIC creation/management, budgets & reserves, meetings, records, liens, disclosures.
  • Legacy HOAs: RCW 64.38 (powers, meetings/records, reserves, liens, voting).
  • Condos: RCW 64.34 (1990+); older condos under RCW 64.32 with some 64.34 sections applied by statute.
  • Manufactured/Mobile Home parks: RCW 59.20; AGO dispute program RCW 59.30.
  • Corporate form: Most associations are non-profits under RCW 24.03A; some under RCW 23B.

Primary Statutes

Washington Uniform Common Interest Ownership Act — RCW 64.90

Applies to CICs created ≥ July 1, 2018; also contains cross-apply provisions and elections for older communities.

Complete chapter

Homeowners’ Associations — RCW 64.38

Powers, meetings & records, reserves, liens, voting, and owner protections.

Complete chapter

Condominiums — RCW 64.34

1990+ condominiums; management, records, reserves, liens, disclosures, conversions.

Complete chapter

Legacy Condominiums — RCW 64.32

Pre-1990 condos; select 64.34 sections (e.g., reserves) apply by statute.

Complete chapter

Manufactured/Mobile Home Communities — RCW 59.20

Lot rental agreements, rent increases, rule enforceability, evictions; AGO dispute program in RCW 59.30.

Complete chapter

Corporate Acts — RCW 24.03A & 23B

Entity law (formation, meetings, records, board duties).

Nonprofit: RCW 24.03A ·
Business: RCW 23B

Popular Sections (direct links @ RCW)

WUCIOA (RCW 64.90)

HOA (RCW 64.38)

Condominium (RCW 64.34)

Legacy Condo (RCW 64.32)

Manufactured/Mobile Home (RCW 59.20)

Administrative Rules (Washington Administrative Code)

Washington has no consolidated HOA/condo rule chapter; governance is largely statutory. Related WAC examples:

Timeshares

Purchaser Disclosures

Manufactured Housing

Community Association Managers (CAM) — Licensing

Is a state CAM license required?

  • No dedicated CAM license in Washington.
  • Common-interest community managers are exempt from real-estate broker licensure under RCW 18.85.151 (see subsection on CIC managers).

If you need neutral help

Governing Documents & Overlays

  • Governing documents: Articles, CC&Rs/Declaration, Bylaws, Rules/Resolutions, plats/maps.
  • Federal overlays: Fair Housing, ADA (as applicable), FDCPA (collections), FCC OTARD (antennas), etc.
  • State/local overlays: Building codes, environmental/stormwater, local ordinances.
  • Conflicts: Statutes control over conflicting docs; seek legal counsel for interpretation.

Help & Contacts

WA Attorney General — Manufactured Housing Program

Community Mediation (statewide)

Disclaimer

This page is a general reference and not legal advice. Laws and rules change; always verify current text on official sites and consult qualified counsel.

Last updated: September 9, 2025

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