FAQs

Frequently Asked Questions

1) What is an HOA?

An HOA or Homeowner Association is a legal entity created to manage and maintain the common areas of a community. Typically these “common areas” consist of things like, landscaping, parks, streets and roads.

HOAs can consist of single family homes, condominiums, or town homes and are typically setup by the original developer of the community with a set of rules called “Declaration of Covenants, Conditions, and Restrictions”otherwise known as “CC&Rs”.

One of the primary functions of the HOA is enforce and ensure that these “CC&Rs” are adhered to by the individual homeowners. The guiding principles of these regulations are normally to help maintain property values and the quality of life within the community.

A home-buyer should always read the “CC&Rs” prior to purchasing any home within a HOA. When you purchase a home within an HOA you are agreeing to abide by the CC&Rs.

2) What are the “CC&Rs”?

The term “CC&Rs” refers to the ‘Declaration of Covenants, Conditions, Restrictions, and Easements’, also commonly referred to as “The Declaration”. This is a document that is part of the public records of Pierce County, and you can find a copy on the HOA documents page of the Grand Firs website. There are other governing documents for the association, including ‘Articles of Incorporation’, ‘Bylaws’, and ‘Good Neighbor Policy’, but in cases where these other documents don’t agree with the CC&Rs, the other documents are subordinate to the CC&Rs. Of course, if the CC&Rs conflict with the laws of Pierce County, Washington State or Federal law, the CC&Rs are subordinate.

3) Are there any other rules?

The Good Neighbor Policy is the other rules for homeowners that are based upon authority the board of directors have from the CC&Rs to adopt rules and regulations on the following areas.

1. Concerning the use of common areas.
2. Concerning maintenance standards of front yards.
3. Establishing fines for violations of CC&Rs.
4. Concerning matters consistent with the association.

4) What exactly is the name of the homeowner’s association?

Grand Firs Homeowners Association is the name of the association. The neighborhood is commonly known as Grand Firs. It is a Washington non-profit corporation formed on 26 May 2006.

5) How many homes make up the association?

The association has 402 single family homes.

6) Is membership in the association mandatory?

Yes, by taking ownership of a property you assumed a contractual obligation to be a member of the association.

7) What is the difference between the association and the board of directors?

The association consists of all homeowners; each and every owner is a member of the HOA. The Board of Directors consists of those owners who have been elected to conduct the day-to-day business of the HOA and make the decisions that affect all owners.

8) What Are ‘By-Laws?

A set of rules or guidelines regarding the operation of a non-profit corporation such as a Board. By-laws generally set forth definitions of offices and committees involved with the Board of Directors. They can include voting rights, meetings, notices, and other areas involved with the successful operation of the Association.

9) Does the association have a property manager?

Yes, we currently utilize the services of a property manager, as most associations our size do.

10) What is a “property manager,” what do they do, and how do I reach them?

A property manager or management company is contracted by the Board of Directors to provide such services as: Collection of assessments, supervision of subcontractors, obtaining bids for subcontracted services, providing financial statements and collection reports, as well as a general clearing house for problem solving, communications with homeowners and the Board of Directors and to serve in an advisor capacity. The management company reports directly to the Board and all decisions are made by a majority vote of the Board of Directors. If you have an issue to report to the property manger the best means is to send an e-mail to report@grandfirs.org. This e-mail address will reach the property manager and also the board of directors.

11) How much are the dues?

The annual ‘dues’ are currently $805 per lot for 2024. 142 lots on one of the 24 community septic drain-fields have an additional annual maintenance assessment fee for Annual inspection and reporting to TPCHD , TPU power for the pumps and individual drain-field repair cost(s).

12) What do the dues pay for?

The main expenses are the cost of maintaining or improving the community common areas. Similar to supporting your home the association has insurance, electricity, phone, and of course the water bill. The association has some expenses beyond a typical household with the property manager, landscaping, and the maintenance of miles of roads and fencing. We also have to fund a reasonable reserve fund set aside for replacement or major renovation of our more expensive capital items, specifically the common area fence(s), playground equipment, street lights, sidewalks and over four miles of asphalt roads.

13) What is a special assessment?

Occasionally, Homeowners Associations need to raise funds for a one-time expense for which the homeowners must pay. These are called special assessments and include significant maintenance or repairs, for example.

14) Why am I charged a special assessment when others homeowners are not for repairs to the community septic system?

The 260 homes in Phase I, II and III have individual septic systems with drain-fields on their lots. 142 homes in phase III are on 24 community septic drain-field systems. Annual assessments include annual Inspections and Reports required by TPCHD, Electricity for pumps provided by TPU and any repair(s) required for a community septic system. Only the homes using that community septic system have the special assessments.

15) My mailbox was damaged and needs repaired, who do I contact?

The HOA is responsible for the maintenance of all the mailboxes in Grand Firs. If your mailbox is now unserviceable please e-mail report@grandfirshoa.org with your contact information, description of the problem, and the location of the mail box. If your mail box has a number located on it, also include the number. Keys and locks are controlled by the Graham Post Office.

16) I’ve lost the keys to my mailbox, who do I contact for a replacement set?

The Graham Post Office can provide you contact information of a locksmith who is authorized to re-key the mailboxes. The homeowner will be responsible for payment of the locksmith’s services.

17) I have two dogs and a cat and the CC&Rs of the HOA only allow two pets? What can I do?

Unfortunately, unless you want to move, you will have to get rid of one of those animals in order to be compliant with the CC&Rs. One of the most important things to do before buying a home in an HOA is to thoroughly read the CC&Rs.

18) My pet has gotten loose or is missing, what do I do now?

You can alert the other residents of the neighborhood by post to the Grand Firs Neighbors page on Facebook. Make sure to provide as much information about the animal as well, such as breed, color, do they have a collar, etc., on the post.

19) What should I do if my neighbor is breaking a rule?

Depending on your comfort level (and your neighbor’s personality), the best approach is often a neighborly conversation letting him or her know why their violation of the rule negatively impacts you or the neighborhood. If that fails or isn’t something you’re comfortable doing, send a letter or email to the property manager and the Board of Directors (“Board”), preferably identifying yourself (even if you prefer not being identified to the violating neighbor). Don’t get frustrated if the Board fails to correct the situation in the manner you think best; the Board is given the authority to enforce the rules but also has the right to determine how resources are utilized to enforce the collection of all violations. In certain situations like parking in the street or chronic dog barking, the Board may suggest you take the matter up with the sheriff’s office or other appropriate county agency. Keep in mind that the CC&Rs exist for the benefit of all homeowners (not just the Board or the Association as a corporate entity) and you are entitled to file a lawsuit against your neighbor on your own, using the CC&Rs as support for your case, even if the Board has failed to act in a way you might consider adequate.

20) What is the speed limit in the community?

The speed limit within the community is posted 25 MPH. The HOA has signed an agreement with the Pierce County Sheriff’s department allowing them to enforce speed limits.

21) What is the Architectural Control Committee?

The Architectural Control Committee (ACC) is a board responsible for implementing and maintaining the architectural guidelines for every structure and residence constructed within Grand Firs.