What do Washington HOA laws say about meetings, records and fines?

Washington RCW 64.38 and 64.90 day, minute and year figures, with sources

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How much notice does a Washington HOA board give before a meeting?

Unless the meeting is included in a schedule given to the unit owners, RCW 64.90.445(2)(f), read 2026-10-29 on app.leg.wa.gov, has the secretary or other officer named in the organizational documents give notice of each board meeting: “Unless the meeting is included in a schedule given to the unit owners, the secretary or other officer specified in the organizational documents must provide notice of each board meeting to each board member and to the unit owners. The notice must be given at least 14 days before the meeting and must state the time, date, place, and agenda of the meeting.” (Washington RCW 64.90.445).

For a meeting on an event or condition that could not have been reasonably foreseen, 64.90.445(2)(f) says notice must be given at least seven days before the meeting and by electronic communication to unit owners whose electronic address or phone number is known to the association.

For annual and special unit owners meetings, 64.90.445(1)(c) says an association must provide notice to unit owners not less than 14 days and not more than 50 days before the meeting date.

These 64.90.445 rules reach beyond chapter 64.90 communities: under 64.90.365(1), the listed sections apply to a common interest community created before July 1, 2018, except a plat or miscellaneous community and a nonresidential or mixed-use community that subsection names, and under 64.90.365(2) they reach only events and circumstances occurring on or after July 1, 2018.

Before a noticed board meeting that will weigh common-area work, a manager can post the job on InstaBids and bring written bids on one scope to the table.

Are Washington HOA board meetings open to members?

Under RCW 64.90.445(2)(a), read 2026-10-29 on app.leg.wa.gov, the meetings of the board and committees authorized to act for the board must be open to the unit owners except during executive sessions; the subsection reads: “Meetings must be open to the unit owners except during executive sessions, but the board may expel or prohibit attendance by any person who, after warning by the chair of the meeting, disrupts the meeting.” (Washington RCW 64.90.445)

Board meetings must be open to the unit owners except during executive sessions, and under 64.90.445(2)(b) an executive session may be held only to consult the association's attorney, discuss litigation or proceedings, discuss labor or personnel matters, discuss contracts being negotiated (including the review of bids or proposals) where premature general knowledge would place the association at a disadvantage, or protect a person's privacy, and 64.90.445(2)(a) bars a final vote or action during an executive session.

At each board meeting, 64.90.445(2)(e) says the board must provide at least 15 minutes at the beginning of each meeting for unit owners to comment about agenda items before the board votes.

When owners watch an open meeting decide on a roof or paving job, a board can post that work on InstaBids and show the written bids side by side.

How can an owner see HOA records in Washington?

For a homeowners' association under chapter 64.38, RCW 64.38.045(5)(a), read 2026-10-29 on app.leg.wa.gov, opens: “(5)(a) Subject to subsections (6) through (8) of this section, and except as provided in (b) of this subsection, all records required to be retained by an association must be made available for examination and copying by all owners, holders of mortgages on the lots, and their respective authorized agents as follows, unless agreed otherwise:” (Washington RCW 64.38.045) The subsection then lists reasonable business hours or a mutually convenient time and location, at the offices of the association or its managing agent.

Before records of a chapter 64.38 association are made available for examination and copying, 64.38.045(6) says listed information must be redacted or otherwise removed before disclosure, such as personnel and medical records, contracts being negotiated and executive session records.

For a community subject to chapter 64.90, 64.90.495(2)(a)(ii) sets the window for examination and copying: “(ii) Upon 10 days' notice unless the size of the request or need to redact information reasonably requires a longer time, but in no event later than 21 days without a court order allowing a longer time.” (Washington RCW 64.90.495)

If an owner asks to see the paperwork behind a common-area repair, a board can post that job on InstaBids and keep each written bid it gets with its files.

What records does a Washington HOA have to keep?

Under RCW 64.38.045(4), read 2026-10-29 on app.leg.wa.gov, a homeowners' association under chapter 64.38 must retain a list of records that starts with: “(a) The current budget, detailed records of receipts and expenditures affecting the operation and administration of the association, and other appropriate accounting records within the last seven years;” (Washington RCW 64.38.045)

The list of what a homeowners' association under chapter 64.38 must retain goes on, under the same 64.38.045(4), to minutes of owner and board meetings other than executive sessions, the declaration and rules in effect, financial statements and tax returns for the past seven years, copies of contracts within the last seven years, and ballots and proxies for one year after the vote.

To keep written bids with the association's records for work like landscaping or gutter cleaning, a board can post that job on InstaBids.

Can a Washington HOA fine an owner without a hearing?

Unless otherwise provided in the governing documents, RCW 64.38.020(11), read 2026-10-29 on app.leg.wa.gov, lets a homeowners' association under chapter 64.38 “(11) Impose and collect charges for late payments of assessments and, after notice and an opportunity to be heard by the board of directors or by the representative designated by the board of directors and in accordance with the procedures as provided in the bylaws or rules and regulations adopted by the board of directors, levy reasonable fines in accordance with a previously established schedule adopted by the board of directors and furnished to the owners for violation of the bylaws, rules, and regulations of the association;” (Washington RCW 64.38.020)

For a community subject to chapter 64.90, 64.90.405(2)(l) says that, subject to the provisions of the declaration, the association may, after notice and opportunity to be heard, impose and collect reasonable fines for violations of the governing documents in accordance with a previously established schedule of fines adopted by the board and furnished to the owners.

If a violation notice is about a fence, siding or other exterior repair, an owner can post that repair on InstaBids and compare written bids on one scope.

Who is responsible for repairs in a Washington HOA?

For a community subject to chapter 64.90, RCW 64.90.440(1), read 2026-10-29 on app.leg.wa.gov, sets the split: “Except to the extent provided by the declaration, subsections (2) and (4) of this section, or RCW 64.90.470 (8), the association must maintain, repair, and replace the common elements, including limited common elements, and each unit owner must maintain, repair, and replace that owner's unit.” (Washington RCW 64.90.440)

Section 64.90.440(1) makes that split subject to the declaration and to 64.90.440(2), under which the board may by rule designate physical components for which a unit owner is otherwise responsible that present a heightened risk of damage or harm if they fail.

When the split puts a common-element repair, like a roof leak or failed siding, on the association, a manager can post it on InstaBids for written bids.

How does a Washington HOA board adopt a budget or special assessment?

Under RCW 64.90.525(1)(a), read 2026-10-29 on app.leg.wa.gov: “Within thirty days after adoption of any proposed budget for the common interest community, the board must provide a copy of the budget to all the unit owners and set a date for a meeting of the unit owners to consider ratification of the budget not less than fourteen nor more than fifty days after providing the budget.” (Washington RCW 64.90.525) Under 64.90.365(1), 64.90.525 also applies to a common interest community created before July 1, 2018, except a plat or miscellaneous community and a nonresidential or mixed-use community that subsection names.

On special assessments, 64.90.525(3) reads: “The board, at any time, may propose a special assessment. The assessment is effective only if the board follows the procedures for ratification of a budget described in subsection (1) of this section and the unit owners do not reject the proposed assessment.” (Washington RCW 64.90.525)

If a budget or special assessment rests on a big repair, like a reroof or repaving, a board can post that job on InstaBids and compare written bids.

Does Washington HOA law apply to condominiums?

Chapter 64.38 does not: its definition in RCW 64.38.010(12), read 2026-10-29 on app.leg.wa.gov, says “"Homeowners' association" does not mean an association created under chapter 64.32 , 64.34, or 64.90 RCW.” (Washington RCW 64.38.010)

Condominiums have their own act: under 64.34.010(1), “This chapter applies to all condominiums created within this state after July 1, 1990.” (Washington RCW 64.34.010) Under 64.34.010(3), chapter 64.34 does not apply to condominiums or units located outside this state.

Chapter 64.90 covers condominiums and other common interest communities alike: under 64.90.360(2), before January 1, 2028 it applies only to a community created on or after July 1, 2018 and to one created before that date that amends its declaration to elect it, and under 64.90.360(3)(a) chapters 64.34 and 64.38 do not apply to communities subject to chapter 64.90.

Under 64.38.095(1), chapter 64.38 does not apply to common interest communities created on or after July 1, 2018, or to those that have amended their governing documents to provide that chapter 64.90 RCW will apply.

Whether a building falls under the condo act or the HOA act, a manager can post a hallway, elevator or exterior repair on InstaBids and compare written bids.

Washington RCW rules an HOA board or manager works to

What to put in a written scope for Washington HOA work

• The work in plain words for each common area, with photos, so bids line up line by line.
• Board meeting on the contract: unless the meeting is included in a schedule given to the unit owners, the secretary or other officer must give notice at least 14 days before the meeting, stating the time, date, place and agenda (64.90.445(2)(f)).
• Urgent work: notice of a meeting on an event or condition that could not have been reasonably foreseen must be given at least seven days before the meeting and by electronic communication (64.90.445(2)(f)).
• Unit owners meeting on the work: for each annual and special unit owners meeting, the association must provide notice to unit owners not less than 14 days and not more than 50 days before the meeting date (64.90.445(1)(c)).
• Budget for the work: within thirty days after adoption of a proposed budget, the board must provide a copy of the budget to all the unit owners and set a ratification meeting not less than fourteen nor more than fifty days after providing it (64.90.525(1)(a)).
• Records of the work: a chapter 64.38 association must retain the current budget and accounting records within the last seven years (64.38.045(4)(a)).

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets each one's own idea of the job. With one written scope, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

How InstaBids works

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Sources

• Washington RCW 64.38.095, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.90.360, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.38.045, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.90.495, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.90.445, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.90.525, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.34.010, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.38.020, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.90.405, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.38.010, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.90.365, read 2026-10-29: app.leg.wa.gov
• Washington RCW 64.90.440, read 2026-10-29: app.leg.wa.gov