Washington rewrote HOA law. Here's what your board actually has to do, and when.

Meetings & payments (ESSB 5129)

The everyday-governance rules, binding on every association:

• Board meetings open to unit owners, with at least 15 minutes of owner comment at the start of each meeting, and at least 90 seconds per owner per unit (RCW 64.90.445(2)(e))
• Executive sessions limited to enumerated topics (RCW 64.90.445(2)(b))
• Board-meeting notice at least 14 days out, unless the meeting is on a schedule already provided to owners (RCW 64.90.445(2)(f))
• An annual owner meeting, noticed not less than 14 nor more than 50 days ahead (RCW 64.90.445(1))
• Meeting materials available to owners (ESSB 5129)
• At least one way to pay assessments that costs the owner nothing beyond the assessment (RCW 64.90.480(10))

Collections (E2SSB 5686)

A strict, dated sequence for past-due assessments:

• First delinquency notice no later than 30 days after an assessment becomes past due, by first-class mail (RCW 64.90.485(21)(a))
• A 15-day window after that notice where charges are capped: printing and mailing costs, an administrative fee of no more than $10, and a single late fee of no more than the lesser of $50 or 5% of the unpaid assessment (RCW 64.90.485(21)(b))
• A second, preforeclosure notice only at or after 90 days past due, and no sooner than 60 days after the first notice (RCW 64.90.485(22)(b))
• Foreclosure only when the owner owes at least the greater of three months of assessments or $2,000 in assessments alone (late charges, interest, attorney fees, and costs don't count toward that threshold), with housing-counselor referral information and the mediation pathway in the preforeclosure notice (RCW 64.90.485(21)-(22); RCW 64.90.685)

Step 1

Open the meetings and time the comment period

Put the 15-minute owner comment period at the top of every board agenda, give each owner their 90 seconds per unit, and keep executive session to the enumerated topics. (RCW 64.90.445(2)(b), (e))

Step 2

Offer a no-cost way to pay

Make sure at least one payment method (a mailed check counts) costs the owner nothing beyond the assessment itself. (RCW 64.90.480(10))

Step 3

Put collections on rails

The 30-day first notice, the 15-day capped window, and the 90/60-day second notice are clocks, not suggestions. Calendar them per delinquent account, and document every send. (RCW 64.90.485(21)-(22))

Step 4

Adopt and ratify the budget every year

Assessments rest on a budget adopted at least annually and put to owners at a ratification meeting set 14 to 50 days after the budget goes out. It stands unless a majority of all votes rejects it. (RCW 64.90.480(1); RCW 64.90.525)

Step 5

Keep the reserve study current

Update it annually, with a reserve study professional preparing the update at least every third year unless an exemption applies. The statute treats reserve gaps as a funding-health and disclosure matter, not a damages one. (RCW 64.90.545; RCW 64.90.550; RCW 64.90.560)

Step 6

Get records-request ready

Know where your minutes, financials, and contracts live so a 10-day clock doesn't start a scramble. The 21-day outer limit is calendar days. (RCW 64.90.495(2)(a))

Step 7

Know the resale-certificate drill

Ten days, $275 cap, $100 six-month update; WUCIOA communities now, all communities by 2028. A repeatable template beats reinventing it per sale. (RCW 64.90.640(2))

Step 8

Start the 2028 document work early

Inconsistent provisions are superseded by operation of law on January 1, 2028. A declaration amendment generally needs 67% of all votes plus county recordation. That takes seasons, not weekends. (RCW 64.90.375; RCW 64.90.285(1)(a), (3))