General

Why is Camas View setup as a condominium as opposed to a subdivision?

Subdivisions don’t work well for existing properties for several reasons. Because all the buildings on the property have been around for many decades, changing the form of ownership into condominiums was the most straightforward way to create homes that could be bought and sold individually. Detached condominium communities such as this are becoming another tool in the missing middle housing toolbelt, much like cottage clusters, and accomplish many of the same objectives as a traditional subdivisions, they just go about it in a different way.

Aren’t condos always in apartment buildings with common walls?

In the past, condominiums were synonymous with high-rise apartment buildings. As middle-housing has become more popular, people have realized that you can also build detached houses as condominiums as well. Detached condominiums, also known as single-family detached condominiums or detached condo homes, are a type of housing arrangement that combines elements of both single-family homes and condominiums.

With detached condominiums the owner owns the land, they are responsible for maintaining the inside and outside of their home, and they can do what they wish to the land so long as it complies with local building/zoning code and any applicable HOA restrictions. In this development, there are modest guidelines regarding exterior aesthetics of the buildings and upkeep of the properties but otherwise they are relatively lax.

What does it mean to be a condominium?

In a technical sense, condominium literally means “in ownership with others.” In practice, it means that each home is individually owned, and specifically-designated areas are owned by the association as a whole. In this development, the commonly owned elements are the driveway and the two grassy islands in the center of the property.

Who is responsible for maintaining the exterior of the buildings?

For the detached single-family houses, the owner is the sole person responsible for maintaining the entire building, inside and out.

For the townhouses, loft apartments, and retail storefronts, all owners in the building are responsible for maintaining the exterior of the buildings.

For more information, please see section 8.5.2.1-2 of the declaration.

Homeowners Association

Is there a homeowner’s association? If so, what does it do?

Like many other neighborhoods in Camas, Camas View has a homeowner’s association that oversees portions of the community.  It oversees maintenance for the shared driveway, the landscaping and grass areas at the middle of the property, and portions of the utility infrastructure. The HOA also develops and maintains regulations for the property that are meant to create an attractive, well-maintained community that everyone is proud to call home. This includes things such as front yard maintenance standards and guidelines for house paint colors (sorry, hot pink homes are not allowed).

The homeowners association also provides a mechanism for all of the owners to collaborate on changes or improvements to the property overall. For example, if the owners decided they wanted to construct a fenced off-leash dog areas, the HOA provides an avenue to make that change.

How much are HOA dues?

Because water, sewer, and trash are included in the HOA dues, the amount owed varies by unit. Larger units with more residents, for example, pay more than smaller units with fewer occupants. Dues average $255 per month and range from $210-340.

What do the HOA dues cover? How are they determined?

The following is a list of the items covered under the HOA dues:

·      Insurance*

·      Water/sewer

·      Trash/recycling

·      Common area landscaping

·      Road maintenance

·      Sewer line repair/maintenance

·      Common area signage and landscape lighting

·      Professional Association Management

* The most expensive component of the HOA dues is insurance. The master insurance policy covers the entire property, including the buildings and their interiors and has a $25,000 deductible. This is what is sometimes referred to as a “walls-in” policy. The only thing is does not cover is personal property. Given the high deductible, most owners choose to purchase supplemental insurance, called “gap-coverage” which comes with a much lower deductible, typically in a $1,000-5,000 deductible but only $25,000 in coverage. The gap coverage is used to cover small losses (like a minor water leak) while the master policy covers major loses. The gap coverage typically costs $100-350 per YEAR because the max payout is capped at $25,000 before the master policy assumes responsibility.

For example, in the event of a covered loss totaling $100,000, the gap coverage would pay the first $25,000, and the master policy would pay the remaining $75,000.

Will my HOA dues go up? How are changes determined?

Prior to the end of each fiscal year the Board of Directors is required to prepare a budget for the association for the coming year, considering any surplus or deficit from the previous year. A copy of the budget is then delivered to all owners who are given an opportunity to reject or accept the budget. If a budget is disapproved by more than 50% of the owners it will not be adopted and the existing budget will remain in effect.

As with most expenses, it is more likely than not that HOA dues will increase over time, however it is unlikely that they increase more dramatically than the expenses associated with homes owned outside of a condominium association or subdivision.

Who do I contact if I’m having an issue with the property?

 The Association Management Company has been hired to help management the Home Owners Association and will provide owners with an online portal and the means through which to address potential concerns with other owners.

Allowed Improvements and Uses

Can I build a garage on my property?

So long as it meets all applicable local and state buildings codes, yes! See section 21.2.1 of the declaration for more information.

Can I fence in my yard?

Yes! See section 21.2.1 and 8.1.5 of the declaration for more information

Are long term and short term rentals allowed?

Yes! See section 8.2 of the declaration for a detailed breakdown of permitted uses.

Are pets allowed?

Yes! See section 8.7 of the declaration for more details.

Misc.

I saw in the real estate listing in RMLS that the sewer system listed is “other”, what does that mean?

The property is served by a sewer system called a Septic Tank Effluent Pump or STEP System. This type of system functions as a hybrid between a city sewer system and an on-site septic tank and drain-field. Solid waste collects in a septic tank on each property which is eventually pumped out of the tank for off-site disposal while liquid wastes are discharged into a city sewer main, as opposed to an on-site drain-field like a traditional septic system.

This system was first adopted when major development was occurring in Camas in the 1990’s and the city of Camas elected to use these systems rather than expand the central sewerage treatment facility.