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WashingtonHB 23542025-2026 Regular SessionHouseWALLET

Concerning common interest communities.

Sponsored By: Julia Reed (Democratic)

Became Law

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Bill Overview

Analyzed Economic Effects

5 provisions identified: 0 benefits, 0 costs, 5 mixed.

EV charger rights and owner costs

The law protects your right to install and use an EV charger and bars bans or unreasonable limits. In single‑family, site condos, or nonadjacent planned developments, approval is not required unless the charger is on common areas or uses common power. When approval is needed, the association must give a written answer, and your request is approved if not denied in 60 days; no placement fee is allowed, only a standard processing fee charged for similar changes. You must use a qualified electrician, get permits, provide insurance within 14 days if required, register the charger in 30 days, and you and future owners pay for installation, electricity, upkeep, damage, and removal/restoration. Associations may add shared chargers; willful violations make them pay your actual damages, up to $1,000 in civil penalties, and your reasonable legal fees, and sellers must disclose non‑exempt chargers and related duties.

Heat pump rights and owner costs

The law protects your right to install a heat pump inside your unit and bars bans or unreasonable limits. If board approval is needed, the association must process it like other architectural changes, give a written answer, and your request is approved if not denied in 60 days; no installation fee is allowed, only a standard processing fee charged for similar changes. You must get local permits, follow building codes, and the association can require a licensed HVAC contractor. You and future owners pay for installation, inspection, maintenance, repair, replacement, any damage, and removal/restoration, including when common‑area work reasonably requires removal. If the association willfully violates these rules, you can recover actual damages, up to $1,000 in civil penalties, and reasonable attorneys’ fees if you win.

Higher audit threshold and inflation indexing

Associations that collect $100,000 or more in total yearly assessments must get an annual CPA audit. Below $100,000, owners other than the declarant can vote each year to waive the audit. Some dollar thresholds in this chapter rise with inflation in 10% steps each July 1 when the CPI change reaches 10% or more; amounts never drop below their July 1, 2018 levels. These rules can change when audits and other money tests apply, which can affect association costs passed to owners.

Which communities these rules cover now

Until January 1, 2028, this chapter applies to communities created on or after July 1, 2018, and to older communities only if they opt in by amending their declaration. Newer parts added to an older community before that date can remain under the older declaration if the documents expressly say so. Small communities can limit which sections apply if they have no more than 50 units (or no more than six middle‑housing units) and their declaration caps the average annual assessment at $1,000 (CPI‑adjusted) with required owner approvals. Middle‑housing‑only communities are exempt from reserve studies unless they need on‑site systems for wastewater or water protection.

What your HOA can change in rules

The law lists specific state rules that a community’s declaration or bylaws may change. All other parts of the chapter stay nonwaivable to protect owners. This lets communities tailor operations while keeping core owner rights in place.

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Sponsors & Cosponsors

Sponsor

  • Julia Reed

    Democratic • House

Cosponsors

  • Adam Bernbaum

    Democratic • House

  • Alex Ramel

    Democratic • House

  • Natasha Hill

    Democratic • House

Roll Call Votes

All Roll Calls

Yes: 140 • No: 0

Senate vote • 3/5/2026

3rd Reading & Final Passage

Yes: 48 • No: 0

House vote • 2/13/2026

3rd Reading & Final Passage

Yes: 92 • No: 0 • Other: 6

Actions Timeline

  1. Effective date 6/11/2026.

    3/18/2026House

  2. Chapter 96, 2026 Laws.

    3/18/2026House

  3. Governor signed.

    3/18/2026legislature

  4. Delivered to Governor.

    3/10/2026legislature

  5. President signed.

    3/9/2026legislature

  6. Speaker signed.

    3/6/2026legislature

  7. Third reading, passed; yeas, 48; nays, 0; absent, 1; excused, 0.

    3/5/2026House

  8. Rules suspended. Placed on Third Reading.

    3/5/2026House

  9. Placed on second reading consent calendar.

    2/27/2026House

  10. Passed to Rules Committee for second reading.

    2/25/2026House

  11. HSG - Majority; do pass.

    2/25/2026House

  12. First reading, referred to Housing.

    2/17/2026House

  13. Third reading, passed; yeas, 92; nays, 0; absent, 0; excused, 6.

    2/13/2026House

  14. Rules suspended. Placed on Third Reading.

    2/13/2026House

  15. 1st substitute bill substituted.

    2/13/2026House

  16. Rules Committee relieved of further consideration. Placed on second reading.

    2/12/2026House

  17. Referred to Rules 2 Review.

    2/4/2026House

  18. CRJ - Executive action taken by committee.

    2/4/2026House

  19. CRJ - Majority; 1st substitute bill be substituted, do pass.

    2/4/2026House

  20. First reading, referred to Civil Rights & Judiciary.

    1/12/2026House

  21. Prefiled for introduction.

    1/9/2026House

Bill Text

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