WUCIOA is the Washington Uniform Common Interest Ownership Act, codified at Chapter 64.90 RCW. It is a single, unified statute governing the creation, management, and resale of every condominium, planned community, and homeowner association in Washington. As of January 1, 2026, WUCIOA's core provisions apply to all common-interest communities regardless of formation date.
Before WUCIOA, Washington had three separate statutes for community associations: RCW 64.32 (Horizontal Property Regimes Act) for condos created before July 1, 1990, RCW 64.34 (Washington Condominium Act) for condos created July 1, 1990 through June 30, 2018, and RCW 64.38 (Homeowners' Associations Act) for HOAs created before July 1, 2018. WUCIOA, originally enacted as SB 6175 in 2018, replaced that fragmented system. SB 5129 (2025) accelerated adoption, and SB 5796 (2024) repeals the legacy statutes on January 1, 2028.
Who WUCIOA Applies To
As of January 1, 2026, WUCIOA's core provisions cover every Washington condominium, townhome association, and HOA, regardless of when the community was formed.
WUCIOA covers:
- Condominium associations of any formation date
- Townhome and planned-community associations
- Single-family-home HOAs
- Master-planned and mixed-use common-interest communities
- Cooperatives organized as common-interest communities
More than 10,500 Washington community associations and roughly 2.3 million residents fall under the act's core provisions starting January 2026. A small-community exemption (under SB 5129) reduces some obligations for associations with 50 or fewer units AND an average annual residential assessment of $1,000 or less, but those communities are not fully exempt.
Key Buyer-Facing Provisions
Resale certificate within 10 days, $275 fee cap, 5-day buyer cancellation right, 30-year reserve study horizon, 7-year records retention.
| Provision | RCW | Rule |
|---|---|---|
| Resale certificate | 64.90.640 | 10 days to deliver, $275 fee cap, 5-day buyer cancellation (cannot be waived) |
| Records access | 64.90.495 | 7-year retention; 10-day standard, 21-day maximum production window |
| Reserve study | 64.90.545 / .550 | 30-year projection; updated by professional at least every 3 years; reviewed annually |
| Reserve threshold | 64.90.550 | Any component whose replacement cost exceeds 1% of the annual budget must be included |
| Warranty action window | 64.90.680 | 4 years from accrual for construction-defect / implied-warranty claims |
| Buyer liability | 64.90.485 | Joint-and-several liability for prior-owner unpaid assessments |
| Owner rights (SB 5129) | Various | 14-day meeting notice, 15-minute owner-comment period, fee-free assessment payment, secret ballots |
The 5-day cancellation right is the most consequential buyer protection. Once a complete resale certificate is delivered, a Washington condo or HOA buyer can walk away for any reason for five days, and that right cannot be waived, shortened, or modified by contract.
The Phased Rollout (2018-2028)
WUCIOA was enacted in 2018, expanded by SB 5129 to cover all CICs January 1, 2026, and becomes the sole statute when SB 5796 repeals the legacy laws January 1, 2028.
- July 1, 2018. WUCIOA enacted (SB 6175). Applies to communities formed on or after that date.
- July 27, 2025 to January 1, 2026. SB 5129 phases in core provisions for all common-interest communities, regardless of formation date.
- January 1, 2028. SB 5796 repeals RCW 64.32, 64.34, 64.38, and 58.19. WUCIOA becomes the only statute governing Washington community associations.
Why It Matters When Buying
WUCIOA gives Washington buyers some of the strongest disclosure and cancellation rights in the country. Use them.
For Washington condo and townhome buyers, WUCIOA changes due diligence in three concrete ways. First, you have a statutory right to a resale certificate with most of what you need to evaluate the building. Second, you have five days to back out after receiving it, no questions asked. Third, the association is required to keep meeting minutes, financial statements, and reserve studies for 7 years, and you can ask for them through your agent. For practical mechanics see how to get HOA documents before making an offer and our long-form WUCIOA explainer.
Frequently Asked Questions
What does WUCIOA stand for?
WUCIOA stands for the Washington Uniform Common Interest Ownership Act, codified at Chapter 64.90 of the Revised Code of Washington. It is Washington's adaptation of the 2008 model Uniform Common Interest Ownership Act (UCIOA) drafted by the Uniform Law Commission, also adopted in Connecticut, Delaware, and Vermont.
When does WUCIOA apply to my HOA or condo association?
As of January 1, 2026, under SB 5129, WUCIOA's core provisions apply to every common-interest community in Washington regardless of formation date. This includes resale certificates, open meetings, the 15-minute owner-comment period, fee-free assessment payment, and reserve studies. Full WUCIOA application takes effect January 1, 2028, when SB 5796 repeals the legacy RCW 64.32, 64.34, and 64.38 statutes.
How long does the HOA have to deliver the resale certificate, and how long do I have to back out?
Under RCW 64.90.640, the association must deliver the resale certificate within 10 days of a written request, for a fee capped at $275 (or $100 for an update within six months). Once you receive a complete certificate you have 5 days to cancel the purchase agreement for any reason. The 5-day cancellation right cannot be waived or shortened.
Are small HOAs exempt from WUCIOA?
Most provisions still apply. After SB 5129 (effective January 1, 2026), only communities with 50 or fewer units AND an average annual residential assessment of $1,000 or less receive reduced obligations on certain budget, reserve, and disclosure rules. The prior 12-unit / $300 threshold no longer governs, pulling thousands of previously exempt small HOAs into the new compliance regime.
Use the 5-Day Cancellation Window
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Disclaimer: This article is for educational purposes only and does not constitute legal advice. WUCIOA is a complex statute with state-specific rules. Consult a Washington-licensed real estate attorney for guidance specific to your situation.