Have you ever fallen in love with a home, then discovered a rule that could affect your plans for parking, pets, or even paint colors? If you are shopping in North Spokane County, HOAs and CC&Rs can shape your daily life more than you think. You want clarity before you commit. In this guide, you will learn what CC&Rs and HOAs really do here, what to review before you make an offer, and how the rules can impact lifestyle, maintenance, and resale. Let’s dive in.
What CC&Rs and HOAs mean
CC&Rs are Covenants, Conditions and Restrictions. They are recorded rules attached to a property that define what you can build or do, how you maintain it, and how disputes are handled. They run with the land, so they bind future owners too.
An HOA is the organization that enforces those CC&Rs and manages the community. The HOA may collect dues, maintain common areas, and run governance through a board and committees. Some communities operate as a property owners association instead of an HOA, but the functions can be similar.
CC&Rs do not override city, county, state, or federal law. They cannot authorize anything illegal. Most CC&Rs include a process for amendments and spell out how rules are enforced.
How they work here
In North Spokane County, recorded CC&Rs and amendments are kept with the Spokane County Auditor/Recorder. Title companies, sellers, listing agents, and HOA managers usually provide copies during escrow. You can also request recorded documents from the county.
Local variations matter. Suburban HOAs often feature smaller lots, city utilities, and amenities like parks and sidewalks. Rural subdivisions or planned communities may have private roads, wells or septic, and more detailed rules for outbuildings, livestock, or driveway and road upkeep. Some rural areas use a POA model with different governance but similar maintenance obligations.
Rules that shape daily life
Community rules vary, but here are the common areas that affect owners:
- Architectural controls: Approval for exterior paint, additions, fences, decks, solar panels, and landscaping. Some committees set timelines and criteria for decisions.
- Use restrictions: Rules about home businesses, the number or type of vehicles, street or RV parking, visible storage, exterior signage, and holiday decoration timelines.
- Pets and animals: Limits on type and number of pets. Rural CC&Rs may set rules for livestock or poultry.
- Rental and occupancy: Caps on rentals, minimum lease lengths, and short-term rental limits. These are key if you plan to rent the home.
- Agricultural limits: Some rural CC&Rs permit hobby farming, while others limit livestock, fencing, or kennels.
- Maintenance obligations: Who maintains lawns, fences, private roads, stormwater systems, and snow removal on common or private roads.
Rules differ by community, so always read the recorded documents and any design guidelines before you offer.
Costs you should expect
- Recurring dues: These cover common-area care, management, insurance, and sometimes private road upkeep. Dues vary based on amenities, utilities, number of homes, and reserve funding.
- Reserve funds: Healthy reserves lower the chance of special assessments. Weak reserves can mean higher risk of one-time charges for big repairs.
- Special assessments: Associations can levy one-time assessments or increase dues for major projects or emergencies.
- Liens and foreclosure: If dues are unpaid, associations may record a lien and, in some cases, pursue foreclosure under defined conditions.
Resale and financing effects
A well-run HOA that keeps standards and common areas in good shape can support property values. Very restrictive rules or weak finances may reduce buyer interest. Lenders sometimes consider HOA health, budgets, and any litigation when underwriting loans.
Sellers typically disclose the HOA’s existence, dues, assessments, and litigation. As a buyer, request current HOA documents early, then evaluate reserves, rule alignment with your lifestyle, and any risks that could affect resale.
Spokane-specific realities
- Snow and ice: In unincorporated areas, owners often share costs for private road and common-area snow removal. Budget for this each year.
- Septic and wells: Rural CC&Rs can work alongside county public health rules for septic and water. Expect clear maintenance responsibilities.
- Private roads and bridges: Owner contributions fund repairs. If a road or culvert fails, special assessments can be significant.
What to review before you offer
Documents to request
- CC&Rs and all recorded amendments
- Bylaws and articles of incorporation
- Rules, regulations, architectural/design guidelines
- Current budget and prior 2–3 years of budgets
- Most recent reserve study and current reserve balance
- Bank statements or a financial snapshot, including delinquency rate
- Assessment schedule and any approved increases
- Estoppel or payoff/assessment letter showing dues, balances, and transfer fees
- Board meeting minutes for the last 12–24 months and any resolutions
- Master insurance declarations
- Litigation disclosures and pleadings if applicable
- Violation history for the lot, if available
- Management agreement and contact information
- Board member names and contact method for follow-up
Read these closely
- Duration of CC&Rs and renewal language
- Amendment procedures and voting thresholds
- Architectural approval steps and timelines
- Rental and occupancy limits
- Rules for ADUs, fences, outbuildings, pets, and small-scale farming
- Private road, bridge, and stormwater maintenance duties and cost sharing
- Insurance coverage gaps between the HOA policy and owner policies
- Transfer fees and any approved or pending special assessments
Tactics and contingencies
- Add a HOA/CC&R review contingency with enough time to obtain and read everything.
- Require a current estoppel before closing to verify dues and any assessments.
- Negotiate credits if a special assessment is pending or approved before close.
- If rentals are limited, factor that into your plans or ask about exceptions.
- If minutes show chronic infrastructure issues, consider price adjustments or walk away.
Red flags to investigate
- Low reserves and no reserve study
- Active or recent litigation
- High owner delinquency rates
- Frequent violations or repeated enforcement disputes
- Multiple special assessments or emergency levies in recent years
- Turnover in management or a board that cannot enforce rules
How to get documents
- Ask the listing agent for the full HOA package before you submit an offer.
- Have your title or escrow officer pull recorded CC&Rs and amendments.
- Contact the HOA board or management company for financials and an estoppel. Some charge a fee and need processing time.
- If needed, request recorded documents from the Spokane County Auditor/Recorder to confirm the authoritative versions.
Suburban vs. rural expectations
- Suburban HOAs: Often city utilities, sidewalks, and small parks. Dues may focus on landscaping and common-area care. Architectural review can be more standardized.
- Rural subdivisions/POAs: Private roads, wells and septic, and detailed rules for outbuildings, fencing, and animals. Expect clear owner obligations for road maintenance and snow removal.
Smart next steps
Walk the neighborhood at different times of day and, if you can, sit in on a board meeting to gauge the association’s culture. Compare dues and services across nearby communities. A small difference can reflect very different responsibilities, like private road upkeep.
If you want flexibility for an ADU, a home business, or keeping animals, look for communities with permissive rules that match your goals. Pair that with a strong financial review so you know what costs and risks you are taking on.
Ready to evaluate HOAs and CC&Rs with a local advocate by your side? Reach out to Katie McDaris Marks to review documents, compare neighborhoods, and buy with confidence in North Spokane County.
FAQs
What are CC&Rs and how do they affect me?
- CC&Rs are recorded rules that run with the land and control use, design, and maintenance; they bind you and future owners for as long as they are in effect.
How do I find CC&Rs for a North Spokane property?
- Ask your agent, title company, or the HOA for copies, and confirm the authoritative versions through the Spokane County Auditor/Recorder’s recorded documents.
Can an HOA limit rentals or short-term rentals?
- Yes, many CC&Rs set minimum lease terms, cap rental percentages, or restrict short-term rentals; review these early if renting is part of your plan.
Who pays for private road snow removal in rural areas?
- Owners typically share costs through HOA dues or special assessments; your CC&Rs and budget will show the obligation and cost-sharing method.
What if the HOA has low reserves or litigation?
- Low reserves or active lawsuits can signal higher risk for special assessments and finance hurdles; consider negotiating protections or walking away.
Do HOAs override county zoning or building codes?
- No, CC&Rs cannot authorize anything illegal or override city, county, state, or federal law; both sets of rules apply and must be followed.
