Washington calculators

Washington State Capital Gains Tax Calculator

Estimate Washington's 7% long-term capital gains tax under RCW Chapter 82.87 — the stand-alone state excise enacted by SB 5096 in 2021 and upheld by the Washington Supreme Court in Quinn v. State, 200 Wn.2d 1 (2023). Washington has no state personal income tax (Article VII of the Washington Constitution); this 7% levy sits alone on long-term capital gains in excess of a $270,000-per-individual standard deduction (RCW 82.87.060, inflation-adjusted). Surfaces the broad RCW 82.87.050 exemptions (real estate, retirement accounts, qualified family-owned small business, agricultural assets meeting the 51% farming-income test, timber and timberland under the Forest Excise Tax of Chapter 84.33, commercial fishing privileges), the $100,000 qualified charitable deduction for contributions to Washington educational institutions (RCW 82.87.070), and the April 15 Form 41 0050 filing deadline.

WUCIOA Assessment Lien Super-Priority Calculator — Six-Month Washington Window (RCW 64.90.485)

Compute the super-priority and sub-priority breakdown of a Washington common interest community assessment lien under the Washington Uniform Common Interest Ownership Act (WUCIOA, RCW 64.90, applicable to projects formed on or after July 1, 2018). Models RCW 64.90.485(1) automatic statutory lien; RCW 64.90.485(3) six-month super-priority over the recorded first mortgage (Washington chose half the UCIOA nine-month model in a 2018 lender-protective compromise); RCW 64.90.485(4) reasonable attorneys' fees and costs statutorily included within the super-priority position; and RCW 64.90.485(10) judicial or nonjudicial foreclosure path. Returns the super-priority and sub-priority dollar amounts, the total lien net of payments, and the recovery probability bands for each priority class.

Washington Condominium Act Assessment Lien Super-Priority Calculator (RCW 64.34.364) — 1990-2018 Cohort

Compute the super-priority and sub-priority breakdown of a Washington condominium assessment lien under the Washington Condominium Act (RCW 64.34), the predecessor regime that still governs condominium projects formed between July 1, 1990 and June 30, 2018. Models RCW 64.34.364(1) automatic statutory lien; RCW 64.34.364(3) six-month super-priority over the recorded first mortgage (the same six-month math WUCIOA inherited in 2018); RCW 64.34.364(4) reasonable attorneys' fees and costs statutorily included within the super-priority position; and RCW 64.34.364(8) judicial or nonjudicial foreclosure path under the Deed of Trust Act. Returns the super-priority and sub-priority dollar amounts, the total lien net of payments, and the recovery probability bands for each priority class.

Washington HOA Foreclosure Timeline Calculator — 190-Day Nonjudicial Sale Notice (RCW 61.24)

Project the procedural timeline of a Washington HOA / condominium assessment-lien foreclosure under WUCIOA RCW 64.90.495 (post-2018 projects) or the Washington Condominium Act RCW 64.34.364(8) (1990-2018 projects), proceeding nonjudicially under the Deed of Trust Act (RCW 61.24) or judicially under RCW 61.12. Models the RCW 61.24.030 notice of default and 30-day cure period, the RCW 61.24.040 notice of sale with the distinctive 190-day notice and 120-day publication window (the longest nonjudicial-sale notice in the country), and the RCW 61.24.050 / 61.24.060 post-sale deed and vacate deadlines. Returns the recommended demand-letter and lien-recording dates, the cure deadline, the earliest permissible sale date, the publication-window start date, and the post-sale deed and vacate deadlines.

WUCIOA Quorum & Supermajority Calculator — 25% Quorum, 67% Amendment, 80% Termination (RCW 64.90.435)

Compute whether a Washington common interest community unit-owner vote has reached quorum and the votes-required-to-pass threshold under the Washington Uniform Common Interest Ownership Act (WUCIOA, RCW 64.90, applies to projects formed on or after July 1, 2018). Models RCW 64.90.435(1) 25% default quorum; RCW 64.90.265 declaration-amendment 67% of total; RCW 64.90.225 termination 80% of total; RCW 64.90.440 board-removal majority of those present; and RCW 64.90.525 budget rejection by majority of quorum at the rejection meeting. Returns the effective quorum, votes required, quorum-met flag, and current outcome (passed, failed, pending, or no-quorum).

Washington Condo Resale Certificate Calculator — 10-Day Delivery + 14-Item Content (RCW 64.34.425 / RCW 64.90.640)

Compute the Washington resale-certificate delivery deadline under RCW 64.34.425 (Washington Condominium Act, 1990-2018 projects) or RCW 64.90.640 (WUCIOA, post-July 2018 projects) — 10 calendar days from the unit owner's written request. Assesses closing-timing risk, evaluates the reasonableness of the association's fee under the statutory reasonable-fee standard, and produces a 14-item required-content checklist covering right of first refusal, monthly assessment, fees, capital expenditures, reserves, balance sheet, operating budget, judgments, insurance, declaration violations, leasehold remaining term, reserve study (WUCIOA expanded), special assessments, and association borrowing. Returns the delivery deadline, status flag (within-deadline, on-time, tight-timing, late-risk, or overdue), fee assessment, and statute citation for the governing regime.

Washington HOA Fines Calculator — RCW 64.90.525 (WUCIOA), RCW 64.38.020 (HOA Act), RCW 64.34.354 (Condo Act)

Compute the lawful maximum HOA fine under Washington association law — WUCIOA (RCW 64.90.525, applicable to common-interest communities created after July 1, 2018), the Washington HOA Act (RCW 64.38.020), or the Washington Condominium Act (RCW 64.34.354). Unlike North Carolina ($100/day, $2,000 aggregate) and Florida ($100/day, $1,000 aggregate), Washington imposes no statutory per-day or aggregate dollar cap on HOA fines; the governing documents control the amount. WUCIOA additionally requires a 20-day written cure notice before any fine may be imposed. The calculator applies your governing-document caps, flags overages, and assesses procedural compliance.

Washington HOA Reserve Fund Calculator — RCW 64.90.530 (WUCIOA Reserve Study, 50+ Units) & RCW 64.34.376 (Condo Act)

Compute the recommended annual reserve contribution for a Washington HOA or condominium using straight-line funding. Applies WUCIOA (RCW 64.90.530 — reserve study required every 3 years for associations with 50 or more units; reserve status disclosed in annual budget) or the Washington Condominium Act (RCW 64.34.376 — board must maintain adequate reserves). Returns the recommended annual contribution, per-unit amount, funding ratio, reserve deficit, and 5- and 10-year projections at the actual contribution rate.

Washington HOA Special Assessment Calculator — RCW 64.90.430 (WUCIOA 5% Threshold / 67% Member Vote)

Compute the per-unit special assessment for a Washington HOA or condominium and determine whether the WUCIOA 5% threshold is triggered. Under RCW 64.90.430, a special assessment that (combined with prior special assessments for the same year) exceeds 5% of the annual budget requires approval by at least 67% of unit owners. The HOA Act (RCW 64.38.045) permits emergency special assessments by board authority; non-emergency assessments are governed by the declaration.

Washington HOA Meeting Notice Calculator — RCW 64.90.395 (WUCIOA) & RCW 64.38.025 (HOA Act)

Determine whether a Washington HOA or condominium meeting notice is compliant with the applicable statute. WUCIOA (RCW 64.90.395): annual meetings require 10–90 days notice; special meetings require 10-day minimum; board meetings require 48-hour (2-day) minimum. HOA Act (RCW 64.38.025): annual and special meetings require 10–90 days; board meetings require 3-day minimum. Enter the notice date, meeting date, and meeting type to receive a compliant / non-compliant determination.