Please contact us by submitting an inquiry on this website or email at contact@fairwoodgreens.org if you cannot find an answer to your question.
Meetings are held on the 4th Tuesday of each month, 7pm at Fairwood Golf & Country Club.
For more details, please take a look at the following links:
Meetings include a segment for homeowner comments (up to 5 minutes), which can be done in person or by sending a message to FGHA through this website or email contact@fairwoodgreens.org.
Phone: (206) 573-4114
Our community maintains two private parks.
For Security:
Examples: Vacation checks and solicitors
Call: (206) 573-4114
For reports about an issue:
Examples: Unkempt yards or vehicles, barking dogs and general nuisances must be sent in writing to the FGHA Board in order for action to be taken.
This can be done via the Contact section of our webpage, Email: contact@fairwoodgreens.org or through postal mail:
Fairwood Greens HOA
PO Box 58053
Renton, WA 98058
Please include your contact information: name, address, phone & email (if available). The Board can not investigate anonymous complaints or letters.
For volunteer interest:
This can be done by sending a message through the Volunteer With Us section of our webpage.
FGHA currently conducts monitoring of the association's 1,501 properties. The property maintenance committee (PMC) reviews compliance according to the association's Rules & Regulations (R&Rs).
The PMC will send notices via HOALife, its software vendor for data management. Using this software allows homeowners to manage correspondence concerning their non-compliance issue online. The violation is discreet to homeowner and PMC. PMC will not enter onto homeowner property.
Notices will be sent via US Postal Service unless homeowner OPTS IN to receive all notifications electronically (please see "General Authorization For Electronic Notification" in the Forms section of our website).
Homeowners who are not in compliance will receive 1st, 2nd, or 3rd notice, identification of the rule in question, date of notice, and photographic evidence of non-compliance.
Should a property be found to not meet the R&R, homeowners (and tenants as applicable) will receive a 1st notice indicating corrective actions that need to be taken. If no correction is accomplished within the date specified, a 2nd notice may be given notifying homeowners to expect a 3rd notice accompanied by fine should they remain in non-compliance (consult R&R Schedule of Fines).
The goal of property maintenance review is to have a neighborhood that is aesthetically pleasant. Success is not defined by citations or fines. The property maintenance committee (PMC) applies the Rules & Regulations (R&Rs) adopted by our homeowners’ association.
A summary of findings from the PMC are published within the meeting minutes each month. Properties are not identified by address to protect privacy. Information concerning a property's compliance or fine status is never shared with other homeowners.
According to the FGHA ACC Guidelines, approval is required for all exterior work to a home in our community. An Architectural Control Committee (ACC) Form must be submitted and approved prior to the start of any work. On the Forms section of this website, each of the files may be clicked on to download, fill in digitally, save and print.
The completed form may be:
Turn around time for approval is generally 7-10 days. If you have a "rush" item, please indicate on the form so the ACC chair can call you with approval/questions.
The specifics for fencing can be found on page 3 & 4 in our ACC Guidelines. You should also review the Architectural Control Rules & Regulations. General & special covenants regarding fencing can also be found in Article IX & X in our CC&Rs. All fencing projects require an ACC form to be submitted and approved prior to beginning the project.
The specifics for approved roofing materials can be found on page 2 & 3 in our ACC Guidelines. All roofing projects require an ACC form to be submitted and approved prior to beginning the project even if you are submitting one of the approved materials.
No. Tree removal from your Fairwood Greens property does not require FGHA approval. You may need to check with King County for any required permits.
This question has come up a lot, especially when news of mail theft is shared. The desire for a locking mailbox is up to individual homeowners to pursue. More information can be found in our Report On Locking Mailboxes.
In September 2021, the report Fairwood Greens & Adult Family Homes was released in response to homeowners' inquiries.
Fairwood Greens Homeowners' Association practices accrual accounting (as opposed to cash accounting). This means that revenue is recorded as it is earned and expenses as they are incurred.
Per RCW 64.90.530 (1) The association must prepare, or cause to be prepared, at least annually, a financial statement of the association in accordance with accrual-based accounting practices, a common requirement for HOAs.
Accrual accounting is a much more accurate method of accounting as it enables a view of profit and loss a business has experienced in an entire period.
The Association operates as a business and charges assessments to homeowners, creating a projected income that allows the Association to budget for projected expenses.
On the monthly Treasurer Report (found within minutes of the Association Board Meeting), the projected annual assessment income is entered into the accounting software and is split between a 12-month period (the current budget year). The Assessment Income and Budget Income are the same in the Treasurer Report. This reflects the income that was accrued for that month (accrual accounting).
Concrete, asphalt or “Bridgit” rubber ramps are not allowed or permitted by King County Road Department. If the road crews encounter an installation and it interferes with their work, they may or may not remove it. As such, the FGHA cannot approve ACC forms that might be submitted. The FGHA has no rules or guidelines concerning curb ramps. Installation is at homeowner’s risk.
Send an email to contact@fairwoodgreens.org that is directed to our office manager.
Information provided is used with strictest of confidence and privacy protection by Fairwood Greens Homeowners' Association (FGHA). We will make contact via email only with information of importance. Our security vendor will use telephone numbers on file to alert any emergency situation at the property (including open garage doors).
Senior and Low-Income Housing Assistance Resources within King County
Rev. April 2023
Disclaimer:
Information is provided as a courtesy to Fairwood Greens homeowners. Fairwood Greens Homeowners’ Association (FGHA) does not endorse nor warrant accuracy or applicability of any of the information included herein. FGHA homeowners assume all risk implied or not implied and must verify any information. Resources and programs listed below have different applications and eligibility determination and may require proof of income, insurance, assets, etc. It is the sole responsibility of homeowners to contact and engage with any of these sources of assistance or resources. There may be other resources available not included here.
King County Housing Repair Program
https://kingcounty.gov/depts/community-human-services/housing/services/housing-repair.aspx
206-263-9095
Funding provides for repairs such as replacing your roof, installing a new septic system, repairs addressing emergency conditions, health and safety repairs or major building preservation issues within the single-family owner-occupied home. For renters with a disability, King County provides funding to make units more accessible.
King County Housing Authority - Weatherization Department
206-214-1240 (ask for weatherization)
KCHA's Weatherization program helps low-income homeowners and renters reduce their energy costs and improve the indoor air quality of their homes. Common repairs include:
• Ventilation improvements
• Insulation installs
• Furnace repairs
• Air sealing to prevent drafts
This program generally does not provide new windows. The program serves households within King County, outside the City Limits of Seattle.
Rebuilding Together Seattle (greater Seattle & Unincorporated King County) https://www.rtseattle.org/
206-682-1231
Rebuilding Together Seattle serves low-income homeowners who are elderly, living with a disability, families with children, or veterans in need. Safe at Home is Rebuilding Together Seattle's year-round maintenance program. It provides homeowners with critical home repairs, such as grab bars, flooring, kitchen appliances, security repairs, electric repairs, plumbing repairs, and more. Safe at Home projects are completed by individual volunteers or small teams of skilled volunteers over one or a few work days. Common assistance includes:
• Wheelchair ramps and other accessibility improvements
• Installation of grab bars to improve safety
• Plumbing and electrical work
• Flooring repair or replacement
• Painting, interior and exterior
• Window repair or replacement
• Clutter removal
• Yard clean-up
Habitat for Humanity https://buyhabitat.org/home-repairs/critical-home-repair/
206-866-7615
Habitat’s Home Repair Program works with homeowners who need assistance with critical repairs that will alleviate health and safety issues and increase their quality of life in the home. The purpose of this program is to keep low- and moderate- income homeowners safely in their primary residence, it is not a program meant for “flipping”, repairing for resale, or secondary homes. Please complete and submit an intake form if you are interested in applying.
Eligible projects may include:
• Roofs
• Gutters
• Siding repair
• Steps, Ramps, Porches, Decks and Retaining Walls
• Walkways and Driveways
• Landscaping
• Brush and Junk Removal
• Exterior Painting
• Siding and Door repair
• Interior Work (on a case by case basis)
• Other repairs needed
The Minor Home Repair Program maintains owner occupied homes. These types of projects are typically volunteer friendly and focus on preserving the home and safety of the homeowner, while improving the community as a whole. Minor Home Repairs are offered in communities and areas that Habitat for Humanity designates for community impact and neighborhood revitalization. Eligible projects may include:
• Gutter Cleaning
• Minor repairs
• Moss, brush and debris removal
• Fence replacement/repair
• Walkway repair
• Handrail installation
• Gutter siding cleaning
Aging In Place is a program that serves seniors 62 and over and/or homeowners of any age with disabling conditions such as mobility issues or sensory impairments. The program includes a home assessment, with recommendations of minor repairs to make the home safer to get around in. The assessment tool evaluates how the home supports the lifestyle of the owner (and occupants) and identifies improvements to make the home safer and more comfortable. These improvement projects may be combined with critical home repairs (larger scale) and/or minor home repair. Examples of eligible projects:
• Entry hardware improvements (locks, bolts, door handles, doorbell)
• Entry access improvements (non-slip flooring, low threshold, lighting)
• Handrails and grab bars (exterior and interior)
• Task lighting – kitchen, bathroom, favorite chair
• Accessibility – bedroom to bathroom, and elsewhere • Point of use storage, de-cluttering and space organization
PSE - Home Weatherization Assistance https://www.pse.com/en/account-and-billing/assistance-programs/home-weatherization-assistance
The Home Weatherization Assistance program is a partnership between PSE, federal and state funding sources. It’s a way for us to connect our income-qualified customers to the local agencies that can assess your home and provide free, whole-home upgrades to help lower your monthly energy bill. The first step you need to take is to contact your local agency to see if you qualify.
As a PSE customer, you may qualify for support through the PSE HELP, and Salvation Army Warm Home Fund programs. We leverage funds from federal, state and PSE resources to offer you more services. If your household monthly income is less than the limits for your county, as listed below, you may qualify. The next step is to contact your local agency. They will determine if you are eligible for these programs and then guide you through the process.
If you do not qualify for these programs, please check out our Efficiency Boost program, which offers increased rebates for income-qualified customers.
CPI assessment increase provisions in the FGHA CC&R were superseded by RCW 64.90.080(2) and RCW 64.90.525 of the Washington Uniform Common Interest Ownership Act (“WUCIOA” or the “Act”), that became effective July 1, 2018. The Board may propose assessment increases without regard to CPI figures by complying with the usual Budget procedures in RCW 64.90.525. RCW 64.90.525(1) of the Act requires the FGHA Board to propose a Budget for owner review and, if not rejected by a majority of all members, it is considered ratified and adopted. RCW 64.90.525(2) lists what must be in the proposed Budget. The list includes “the projected common expenses” and “the amount of assessments per unit [lot]” that will be due from each owner in order to cover the financial needs of the Association for the upcoming year.
WUCIOA applies only to Associations created after July 1, 2018, except for a small number of sections that expressly apply to ALL Associations, including those pre-existing the Act. RCW 64.38.095 of the Owners Association Act lists the sections in WUCIOA that apply to all HOAs regardless of when created. RCW 64.90.080 of WUCIOA also lists the sections within its provisions that apply to all Associations. RCW 64.90.525 (on Budgets) in WUCIOA is one of the sections that applies to FGHA.
RCW 64.90.080(2) in WUCIOA provides the language that results in provisions being superseded by Budget provisions in RCW 64.90.525. RCW 64.90.080(2) states in part that “To protect the public interest, RCW … 64.90.525 supersede[s] existing provisions of the governing documents of all plat communities and miscellaneous communities previously subject to chapter 64.38 RCW.” This language clearly states that the WUCIOA statute on Budget adoption supersedes the governing documents of all Associations under the Owners Association Act, RCW 64.38. Budget adoption requires listing the amount of assessments and futures expenses they will cover in the Budget. In other words, the statute states that the amount of assessments will be established through the Budget procedures. Accordingly, because RCW 64.90.080(2) says that section .525 supersedes provisions of the CC&R of all HOA regarding Budgets, FGHA’s CC&R provisions that tie assessment increases to a CPI index are superseded and no longer apply.
The superseding result of WUCIOA regarding Budgets and the setting of assessment amounts is this. Boards send a proposed Budget to all owners. The Budget lists the amount of assessments needed to cover costs of the HOA. Owners have full notice and opportunity to vote to reject the proposed Budget. Even if they are unable to attend the annual Owners meeting they can provide a proxy to register their negative vote if that is their position. We believe the legislature wanted to alleviate the problem of unreasonably restrictive assessment increase provisions in CC&R, and allow HOA Boards to propose Budgets based on addressing actual financial needs.
Owners receive notice and have the opportunity to exercise a negative vote if they wish. A majority of Owners must exercise a negative vote in order for the budget to be rejected. If rejected, the budget of the previous year will be in force until the next annual Owners meeting. If a majority of Owners do not vote negatively, then the Budget is considered to be ratified. It is important to note that the budget homeowner vote is not a proxy vote.
It is the Board’s responsibility to propose assessment increases believed reasonably necessary for the FGHA’s financial needs.
The 2023-24 budget consists of two parts: 1) the normal operating budget and 2) a single-year special assessment for projected costs to replace the play equipment in the community’s two parks, Allen and Toddler. (For more information about these planned improvements, please visit FGHA website www.fairwoodgreens.org With guidance and recommendations from FGHA legal counsel and the association’s CPA, the board determined that projects should be funded with a one-time special assessment added and tracked as a separate line item to the 2023-24 budget. The budget for 2024-25 will consist of normal operating costs only and Owners will receive a copy of the 2024-25 budget in advance of the annual Owners’ meeting slated for the 4th Tuesday in September 2024.
FGHA Annual Fee History
Date 6 mnth 12 mnth YOY Inc
2023 $189 $378 $63 20%
2022 $157.50 $315 $15 5%
2008 $150 $300 $60 25%
2004 $120 $240 $24 11.1%
2002 $108 $216 $72 50%
1999 $72 $144 $144
The Association’s Board has worked diligently to control rising costs and minimize assessment increases to FGHA Owners. 2022 budget included the first fee increase since 2008. In order to fulfill the Board obligations to Owners to keep FGHA a safe, family friendly, well-kept residential neighborhood that increases in property values, it is necessary to balance the costs with the fee revenues. A survey of surrounding HOAs, condominium complexes, etc., reveals that FHGA has historically had much lower annual fees for a community of this size, largely in part to the significant efforts on part of an all-volunteer Board and many Owners who volunteer their time and efforts to serve on subcommittees and various projects.
Prior to the major maintenance and repair projects conducted at Allen Park between 2021 and 2022, little upkeep has been performed the parks over the last 20 years, resulting in much needed maintenance and repair work.
Toddler Park –
Removed unsafe play equipment in 2020, replaced lights in 2020, cleared brush to improve visibility for security, planted trees in agreement with KC DNR to protect deep ravine (within 50-foot buffer zone), added play equipment on lower portion of park particular to ‘toddler’ age, added play chips, maintained equipment and ensured safety. The park was surveyed and FGHA ownership confirmed with King County.
Allen Park –
Replaced lights in 2020, maintained equipment, and ensured safety.
In early 2021, the FGHA board sent out an email request for volunteers to form a subcommittee made up of volunteer Owners to develop and execute plans to revitalize Allen Park and Toddler Park. Early on, the subcommittee decided it must first focus on Allen Park. An email survey was sent to all Owners asking for input on what was perceived as needed improvement. Distillation of survey results revealed desire to: 1) renovate basketball and pickle ball courts; 2) add new play equipment and replace existing play equipment; 3) add circumference walking/cycling paths; and, 4) refurbish/replace and add picnic tables and benches. An evaluation of Allen Park with our on-call arborist was conducted and it was determined that ~25 trees would need removal and/or trimming. FGHA ownership was confirmed with King County.
The subcommittees developed plans, gathered bids from vendors, and created proposals and recommendations for the board to review and approve. The work was divided into phases, with Phase 1 focused on the much-needed maintenance and repair work. The play equipment replacement and expansion was deferred to Phase 2. To prepare for Phase 1 work, a property line survey and utilities line maps were created. The major maintenance and repair projects completed were to:
The work was completed in first half of 2022. The cost of all of these projects was approximately $230,000. This was funded from existing FGHA savings account, requiring no additional homeowner money. Many volunteer hours enabled significant savings to complete these projects.
Phase 2 planning and work consisted of the expansion and replacement of current older and unsafe play equipment. The volunteer homeowner parks subcommittee was divided into two groups, one focusing on Allen Park and the other on Toddler Park. A subcommittee member is a professional landscape architect with past experience in designing and installing playground equipment around the Seattle area, leveraging industry knowledge and expertise, and professional connections. In early 2022, a survey was sent out to all Fairwood Greens residents gathering input for expansion and replacement. The subcommittees gathered design ideas and proposals from vendors, suppliers, and contractors and narrowed to final options. In May 2023, a survey of students at Fairwood Elementary was conducted for final options. In addition, presentations at several monthly homeowner meetings and at several of the August concert in the park series and posted on the FGHA website and Facebook page provided updates and gathered more input. Progress updates were published in FGHA newsletters January and July 2022, and January and July 2023, all of which were emailed and USPS mailed along with dues statements to all Owners. Toddler Park is currently planned for Spring 2024 and Allen Park is planned for Fall 2024.
With guidance and recommendations from FGHA legal counsel and the association’s CPA, the board determined that these projects should be funded with a one-time special assessment added as a separate line item to the 2023-24 budget for FGHA Owners to review prior to the Sept 2024 annual meeting. Updates concerning the parks and the special assessment were communicated in the July 2023 newsletter and dues emailing and USPS mail to all Owners. Detailed breakdown of the proposed 2023-24 budget including the special assessment, explanation and impact on each homeowner was emailed and USPS mailed to all Owners at the end of August along with proxy vote forms and board candidate information in preparation for the 26 Sept 2024 annual meeting. The 2023-24 budget including the special assessment was not rejected by the majority and therefore accepted by the FGHA Owners at the annual meeting. The minutes of the September annual meeting were posted on the FGHA website. Details of the park project studies and proposals can be found in the park improvement documents on the FGHA website.
Allen Park project is budgeted for $305,500 and Toddler Park project is budgeted for $227,000.
This means for each of the 1,500 FGHA Owners:
· Yearly Dues Assessment = $406.50
· Special Assessment for Parks = $355.00
· Total Assessment = $761.50
Payments may be made once in full in January 2024 or in installments January and July 2024.
FGHA has been using the HOALife software service since July 2022 to manage the FGHA property maintenance
inspection/violation notification process and now for submitting Architectural Control Committee (ACC) forms and information online. If you are a homeowner accessing HOALife in response to violation notices, the website link is http://portal.hoaviolation.com/
If you are a homeowner and wish to submit an ACC project form and information online on HOALife for review and approval, the website link is https://portal.hoalife.com/ It may be necessary to enter your property address and confirm access with email address, text message, voice contact, or using the unique PIN code for your property.
Fairwood Greens Homeowners' Association
PO Box 58053, Renton, WA 98058
PHONE (425) 227-3997; SECURITY (206) 573-4114