A statute that keeps moving
The Legislature that meets in Olympia amended RCW 64.90.545 again in 2026 (chapter 96, Laws of 2026), adding an exemption for some middle housing communities. In 2024 it set January 1, 2028 as the date the older condominium and homeowners association acts are repealed.
The Department of Ecology also lists Thurston County among the counties where Tacoma smelter emissions left arsenic and lead in the soil.
Source: RCW 64.90.545, history note (Washington State Legislature), read November 2026.
What it means for your study
A Thurston County board working from a study written before 2024 may be reading rules that no longer describe its position. Ask the next firm to state which act it prepared the study under and how it handles the 2028 change.
For soil-disturbing components, such as play areas, retaining walls and paving, ask whether the replacement costs allow for handling soil inside the plume.
Washington firms in Tacoma and Renton list Thurston County in their service area.
The rule in Olympia
Thurston County associations follow the same state law as everyone else. Under RCW 64.90.545, the study is updated every year and
“An updated reserve study must be prepared at least every third year by a reserve study professional and based upon a visual site inspection conducted by the reserve study professional.”
Communities created before July 1, 2018 may still be partly under the older acts until January 1, 2028 (how that works).
- 2026Site visit
A reserve study professional walks the property. The first study can instead rest on plans, for buildings not yet built.
- 2027Annual update
Balances, costs and contributions brought up to date. No visit required.
- 2028Annual update
The same again, ready for the budget the board adopts.
- 2029Site visit
The update is prepared by a professional from a fresh visual inspection.
- 2030Annual update
The cycle carries on.
- 2031Annual update
Each update feeds the budget summary owners receive before they ratify the budget.
- 2032Site visit
And again, at least every third year.
Professional study from a visual site inspectionAnnual update; a desk review is enough
Firms that name Olympia
These firms name Olympia, Thurston County or the surrounding region on their own websites.
| Firm | Based | Works in | Credentials stated | From its own website |
|---|---|---|---|---|
| A Sound Reserve Plan | Tacoma | Washington | RS; licensed architect | Principal holds the CAI Reserve Specialist credential and is a Washington licensed architect. |
| Reserve Studies NW | Renton | Washington | Not stated | Level 1, 2 and 3 studies; names King, Snohomish, Pierce, Thurston, Mason and Kitsap counties. |
National firms that say they work in every state: Association Reserves, Reserve Advisors, MillerDodson Associates, Reserve Data Analysis, Global Solution Partners, Apex Reserve Group. See all firms in Washington.