Opinion ID: 2358537
Heading Depth: 1
Heading Rank: 1

Heading: The HPRA

Text: ¶ 2 The HPRA governs condominiums in Washington established between 1963 and July 1, 1990, as Woodcreek was. These condominiums are also regulated by select provisions of the Condominium Act, chapter 64.34 RCW, as well as the condominium's declaration and bylaws. The HPRA defines a `[d]eclaration' as the instrument by which the property is submitted to provisions of [the HPRA]. RCW 64.32.010(9). Akin to a master deed, a declaration describes the condominium property and contains the covenants defining the property rights and legal obligations of the property owners. 18 WILLIAM B. STOEBUCK & JOHN W. WEAVER, WASHINGTON PRACTICE: REAL ESTATE: TRANSACTIONS § 12.3, at 23 (2d ed. 2004). The declaration is incorporated into each condominium apartment's deed. See RCW 64.32.120(1). Bylaws provide for the administration of the condominium. RCW 64.32.090(11). The bylaws must accord with the declaration, which, in turn, must obey the HPRA. See Shorewood W. Condo. Ass'n v. Sadri, 140 Wash.2d 47, 54, 992 P.2d 1008 (2000). ¶ 3 The HPRA permits a condominium to comprise three kinds of property-private apartments, common areas, and limited common areas-with a condominium owner holding different kinds of property rights in each. An `[a]partment' is a part of the property intended for any type of independent use ... and which has a direct exit to a public street or highway, or to a common area leading to such street or highway. RCW 64.32.010(1). When an apartment is within a building, the HPRA delineates the boundaries as the interior surfaces of the perimeter walls, floors, ceilings, windows and doors thereof, along with the air space so encompassed. Id. The HPRA permits an apartment to be leased, owned as a tenancy in common, or held in any other way in which real property may be owned, leased or possessed in [Washington]. RCW 64.32.010(2). The declaration must describe the number of apartments, RCW 64.32.090(2), as well as [t]he apartment number of each apartment, and a statement of its location, approximate area, number of rooms, and immediate common area to which it has access, and any other data necessary for its proper identification, RCW 64.32.090(3). An apartment owner has exclusive ownership and possession of his apartment but any apartment may be jointly or commonly owned by more than one person. RCW 64.32.040. ¶ 4 A common area, under the HPRA's catchall definition of `[c]ommon areas and facilities,' includes the parts of the property necessary or convenient to its existence, maintenance and safety, or normally in common use. RCW 64.32.010(6)(h). The HPRA names several specific parts of the condominium property as common areas or facilities, including the building's foundation, roof, and exterior walls; any central heating or cooling; any centralized water works; any ducts, pumps, and elevators, and more. RCW 64.32.010(6). These are the default definitions, but the HPRA allows the declaration to differ. (The Woodcreek declaration largely accords with the HPRA catchall and specific definitions, and adds, among other things, pipes, conduits, and wires, as well as the gardens and green spaces.) The declaration must describe the common areas. RCW 64.32.090(4). ¶ 5 The HPRA defines a `[l]imited common area and facilities' as those common areas and facilities designated in the declaration, as it is duly recorded or as it may be lawfully amended, as reserved for use of certain apartment or apartments to the exclusion of the other apartments. RCW 64.32.010(11). The limited common areas must be described in the declaration. RCW 64.32.090(5). ¶ 6 Condominium owners hold an undivided interest in the common areas and facilities in the percentage expressed in the declaration. RCW 64.32.050(1). This includes the limited common areas. The condominium owners have a right to share in the profits from the condominium property and are obligated to cover the common expenses. RCW 64.32.080. ¶ 7 The HPRA requires that declaration amendments be allowed. The declaration itself must contain [t]he method by which the declaration may be amended. RCW 64.32.090(13). The amendment procedure must, at a minimum, include a provision stating [t]hat not less than sixty percent of the apartment owners shall consent to any amendment. Id. However, the amendment procedure for any amendment altering the value of the property and of each apartment and the percentage of undivided interest in the common areas and facilities requires the unanimous consent of the owners. RCW 64.32.090(13). ¶ 8 The HPRA also mandates that the declaration allow for modifications to the apartments, common areas, and limited common areas. The declaration must include [a] provision authorizing and establishing procedures for the subdividing and/or combining of any apartment or apartments, common areas and facilities or limited common areas and facilities, which procedures may provide for the accomplishment thereof through means of a metes and bounds description. RCW 64.32.090(10).