1 · Executive Overview
⚠️ Zoning correction
The King County Assessor records present zoning as LR1 (M) — Lowrise 1 with a Mandatory Housing Affordability suffix — not NC2P-55. NC zoning begins along the commercial stretches of Greenwood/Phinney; this parcel sits in the lowrise multifamily band. Confirm current mapping via the SDCI Permit & Site History tool, especially with Seattle's 2024–2026 Comprehensive Plan rezones in progress.
Parcel structure
As a condominium, Harbor Lights West has no single complex parcel — each unit carries its own King County parcel number in the 311062-XXXX series. Parcel 3110620060 is Unit 202 at 4421 Greenwood Ave N (700 sf, 1 bd / 1 ba, 3.34% allocated interest, 2025 assessed value $417,000). The complex-level record ("Harbor Lights West Condominium," Plat Block A) is reached from any unit page in the Assessor's eReal Property portal.
Market snapshot (2023–2025)
| Metric | Value | Source |
|---|---|---|
| Typical sales velocity | ≈ 1 unit / year | MLS aggregator |
| Recent sale range | $400,000 – $575,000 | MLS aggregator |
| Unit mix (observed) | 1 bd/1 ba (589–705 sf) · 2 bd/1 ba (~800 sf) | MLS aggregator |
| Latest recorded sale (Unit 202) | $410,000 · 6/28/2025 · Warranty Deed | KC Assessor |
| Monthly assessments | Raised 5% for 2025 Ratified budget | 2025 Ratified Budget |
2 · Reserves & Finances
Sources: 2026 AssocReserves Reserve Study (#7026-9, Apr 2026) · 2025 Ratified Budget · Balance Sheet 7/2/2025 · 2024 Budget vs. Actuals · 2024 Tax Return (Form 1120-H)
⚠️ Funding gap & a figure to reconcile
At 30.5% funded, the association remains in the weak band with a Medium special-assessment risk. The 2026 reserve study (#7026-9, April 16, 2026) recommends monthly contributions of $13,530/mo (100% Full Funding) or $10,740/mo (70% Threshold Funding), and calls for a preliminary $766,200 special assessment in 2027 to cover elevator modernization, elevator cab remodel, and exterior painting. The current budgeted transfer rate is only $5,920/mo — a significant gap that must be addressed before the 2027 budget cycle. The fully funded balance is $1,729,501; current reserves represent a deficit of approximately $41,419 per unit.
Major reserve components (2026 study, #7026-9)
| Component | Current cost | Remaining life | Note |
|---|---|---|---|
| Elevators — hydraulic modernize (both) | $572,000 | 0 yrs (due now) | Included in $766,200 spec. assessment — see §3 |
| Elevator cabs — remodel (both) | $53,200 | 0 yrs (due now) | Bundle with modernization |
| Exterior surfaces — prep/paint | $141,000 | 0 yrs (due now) | Included in $766,200 spec. assessment |
| Siding — fiber cement replace | $560,000 | 34 yrs | Envelope redone 2010–11 |
| Envelope consulting & construction misc. | $515,000 | 34 yrs | Required per RCW 64.55 |
| Rails — metal/glass infill replace | $166,400 | 34 yrs | |
| Rooftop decks — repair/replace | $201,600 | 34 yrs | |
| Windows — replace (84 vinyl) | $105,000 | 34 yrs | |
| Roof — 50 mil PVC replace | $79,200 | 0 yrs (due now) | Verify last replacement date |
| Rooftop decks — elastomeric re-coat | $65,800 | 0 yrs (due now) | |
| Patios — elastomeric re-coat | $63,100 | 0 yrs (due now) | |
| Balconies — elastomeric re-coat | $29,700 | 0 yrs (due now) | |
| Sealants — replace | $18,000 | 0 yrs (due now) | |
| Carpet — replace (320 SY) | $30,100 | 0 yrs (due now) | |
| Interior walls & ceilings — paint | $34,800 | 0 yrs (due now) |
Vendor invoices on file
| Vendor | Service | Period covered | Monthly avg | Notes |
|---|---|---|---|---|
| Google LLC | Google Workspace (harborlightswest.com) | Jun 2025 – Jul 2026 (14 invoices) | ~$18/mo | Board email & collaboration tools; invoices filed under Invoices/Google Workspace/ |
Annual component deterioration ≈ $123,403/yr (2026 study). "Remaining life 0" means the component is at or past its modeled replacement point — not that it has failed. 31 total funded components; largest driver is elevator hydraulics (15.45% of total deterioration).
Balance sheet & 2024 performance
Total assets $462,345 · Fund balance $454,143
3 · Elevator Modernization Project
Active capital project · Two 1988 hydraulic elevators · 2026 reserve study confirms scope · $766,200 preliminary special assessment recommended
Bid comparison
| Vendor | Base modernization | Code work (SMRC) | Total project | Reserves after |
|---|---|---|---|---|
| TK Elevator ✓ recommended | $250,220 | $97,200 | $347,420 | $165,320 |
| Washington Elevator | $318,818 | $97,200 | $416,018 | $96,722 |
✅ Recommendation (President's memo, Sept 2025)
The TK Elevator proposal remains the financially preferred option — fully fundable from reserves and leaves a healthier buffer than Washington Elevator. The 2026 reserve study (April 2026) estimates hydraulic modernization at $572,000 and cab remodel at $53,200 = $625,200 combined — the TK bid at $347,420 all-in is well below this conservative estimate. The study also calls for a preliminary $766,200 special assessment in 2027 covering elevators + exterior painting; confirm this with the reserve specialist and bring to a board vote. Price hold deadline: September 3, 2026 — action required within 29 days.
Basis of figures: TK Elevator's Aug 26, 2025 budget proposal is $226,751 for elevator work only, plus an estimated $80K–$100K building-related ROM; the "$250,220" line reflects the board's planning estimate. Code-related work by others (fire alarm panel, HVAC in machine room, electrical, patching) is $97,200 per the SMR Construction (Washington Elevator team) proposal dated 8/1/2025, applied equally to both scenarios. Both are budget-level; final price is subject to on-site survey.
Modernization scope checklist (per elevator → both)
| Component | Per elevator | Both |
|---|---|---|
| Controller replacement (microprocessor) | $25K–$35K | $50K–$70K |
| Power unit (pump, motor, valves) | $15K–$20K | $30K–$40K |
| Hydraulic jack inspection / replacement | $10K–$20K | $20K–$40K |
| Fixtures (car + hall, ADA) | $5K–$10K | $10K–$20K |
| Door equipment (operators, interlocks) | $7.5K–$12K | $15K–$24K |
| Cab interior (optional cosmetic) | $7K–$15K | $14K–$30K |
| Door lock monitoring (DLM) | $3K–$5K | $6K–$10K |
| Permits, engineering & fire-service upgrades | $5K–$10K | $10K–$20K |
4 · Capital Projects & Initiatives
Status of active and exploratory building initiatives
5 · Governance & Meetings
Board, management, cadence, and recent decisions — updated through June 2026 board meeting
Board of Directors (2025)
Recent decisions — June 2026 board meeting
- Tree trimming$2,700 approved — all west-side trees + 5-ft reduction; JB to communicate approval.
- Elevator (TK contract)Cancellation notice sent to TK; transitioning to Washington Elevator. JM to coordinate termination date with JB.
- Deck resurfacingAdditional meeting to occur once water-intrusion bids return; board to decide by email.
- Water intrusionAwaiting contractor bids; will escalate to meeting if needed.
- Lock boxJM + JM to meet and attempt entry; battery replacement may be needed.
- EV chargingJM to ask JB to survey owners re: selling a parking spot; Brady researching city public-charging incentive program.
- Google Workspace / emailJosh setting up harborlightswest.com domain tools; Jennifer to forward old board inbox credentials.
- Community potluckMoved to 15th (Wednesday); board brings beverages; Jennifer to post notice; JM to send owner email.
- Power washingJM to ask vendors (landscapers/cleaners) about garage area; MT confirmed common spaces washed regularly.
- SmokingCommon space between buildings is not 25 ft from decks/entries; JB to send violation letter.
- Grills / BBQs50 ft rule questioned; JM to request exact governing-document language from JB.
- 2025 minutes approvedMinutes from May approved. JM to share earlier 2026 Gemini minutes with board.
Cadence: 3rd Tuesday monthly evening (confirmed by recurring meeting titles). AGM confirmed July 9, 2025. June 2026 minutes filed. Earlier 2026 Gemini notes exist in Meeting Minutes folder.
6 · House Rules — Quick Reference
Condensed from the Harbor Lights West House Rules (approved 05/09/2022). The full document governs; this is a summary.
- Quiet hoursNo audible noise 10 PM–8 AM (Sun–Thu) and 11 PM–9 AM (Fri–Sat), including decks.
- PetsAllowed if not disturbing others; leash/carry in common areas; owners clean up waste. Exotics need board approval.
- Parking / garageOperative vehicles only; improper parking is subject to towing; no idling (triggers the fire alarm).
- BicyclesMust be registered; $5/month storage (billed annually); unregistered bikes removed.
- LeasingWhole-unit only, written lease; owner screens tenant & reports info within 24 hrs; 14-day move-out notice. No short-term rentals.
- SmokingProhibited in hallways, stairwells, elevators, foyers, and the garage.
- BBQ / open flameGrills and open flame are prohibited everywhere — no exceptions.
- Garbage / recyclingBagged refuse only; flatten cardboard; yard/kitchen waste in the green bin; owners haul oversized items.
- Common areasNo storage in hallways/stairwells; no exterior fixtures without written board approval.
- ModificationsArchitectural changes (AC units, exterior attachments, canopies) require written board approval.
- Move in / out$100 move-in + $100 move-out fee; reserve the elevator stop key; post notice 24–48 hrs ahead.
- Violations7-day cure notice, then $50 fine plus $10/day; dues late fee after the 10th.
Filename suggests an update code ("260824"), but the in-document approval date is 05/09/2022 — confirm whether a newer revision supersedes it.
7 · Architecture & Structure
| System | What the record shows | Status |
|---|---|---|
| Superstructure | Wood frame, 4 stories, average/good quality, condition "Good" (Assessor). The often-cited "wood frame over post-tensioned concrete podium" is plausible for a 1988 4-story building with basement parking, but the podium/post-tension detail is not in the public record — confirm against original structural drawings (§10). | Partly verified |
| Foundation / parking | Basement-level parking (a separate "parking unit" exists in the condo structure). Foundation type requires original drawings. | Lookup |
| Envelope | Rehabilitated 2010–2011: siding, windows, patio doors, deck railings under SDCI permit 6258428-CN ($679,600, completed 8/23/2011). Assembly spec is in the approved plans. | SDCI |
| Roofing | No standalone roofing permit in the post-2005 dataset. Reserve study models a 50 mil PVC roof at end of life — verify last replacement date & membrane. | Lookup |
| Vertical transport | Two hydraulic elevators (existence confirmed by Assessor); at modernization age — see §3. Annual SDCI conveyance operating permit required; ID searchable in the Services Portal. | Verified |
| Plumbing | 1988 construction typically used copper supply and ABS/cast-iron waste. Water from a water district; public sewer (Assessor land data). | Era-typical |
| HVAC | Late-1980s Seattle lowrise condos are predominantly electric resistance heat, individually metered, no central plant. | Era-typical |
| Fire & life safety | Security system on record. Sprinkler coverage not in public data; 1988 pre-dates broad residential mandates. Note the 2024 sprinkler-repair spend — verify fire-alarm confidence testing (SFD) and garage coverage. | Lookup |
🔧 Age-based watchlist (1988 building)
Envelope — redone 2010–11, now ~15 yrs (inspect sealants/flashings). Elevators — modernization now (§3). Roofing & deck membranes — at/near end of life per reserve study. Domestic water piping — approaching a 40–50 yr horizon. Garage concrete — periodic structural assessment recommended.
8 · SDCI Permit & Construction History
Permits in Seattle's online dataset (2005–present)
| Permit # | Type | Scope | Issued | Completed | Value |
|---|---|---|---|---|---|
| 6258428-CN | Addition/Alteration — Multifamily | Repair/replace siding, windows, patio doors, exterior deck railings — 4421 Greenwood Ave N | 09/07/2010 | 08/23/2011 | $679,600 |
This is the only building permit for 4421/4425 Greenwood Ave N in the city's open-data permit set. Trade permits (electrical, mechanical) and elevator conveyance permits live in separate registers; search both addresses in the Seattle Services Portal for the full picture.
The 1988 original construction record
The original Master Use Permit and building permit pre-date Seattle's online systems (reliable coverage begins ~2005). The 1988 permit set — including approved architectural and structural drawings — exists on microfiche in the SDCI Microfilm Library (see §10 for ordering).
Where to search, live
| Tool | Use it for | Link |
|---|---|---|
| SDCI Permit & Site History | Zoning, all permits, documents, Assessor links | maps.seattle.gov/sdcipermithistory |
| Seattle Services Portal | Permit detail, inspections, elevator/conveyance certificates | services.seattle.gov/portal |
| Seattle Open Data — Building Permits | Bulk/API queries of the permit dataset | data.seattle.gov |
9 · Legal, Plat & Records
Common-element allocation
Each unit's undivided interest in common elements is set by the Declaration as a percentage of value — visible on each unit's Assessor record (Unit 202 = 3.34%). The 29 percentages sum to 100% and drive both assessment shares and voting power unless the Declaration says otherwise.
Declaration & survey map — recording numbers
Lookup required The Declaration and Condominium Survey Map/Plans were recorded with King County in 1988. Pull the recording numbers directly: search recordsearch.kingcounty.gov for "HARBOR LIGHTS WEST," 1987–1989, document types Declaration / Condominium / Survey — and capture all subsequent amendments. Any unit's title report or the 2025 Unit 202 warranty deed also cites the Declaration recording number.
Utilities configuration
| Service | Provider / setup | Status |
|---|---|---|
| Water | Water district service (per Assessor) — commonly master-metered to the HOA | Source |
| Sewer | Public sewer (SPU / King County treatment) | Verified |
| Electricity | Seattle City Light; units individually metered, house meter for common areas | Era-typical |
| Solid waste | SPU commercial/multifamily collection | Confirm |
10 · Blueprint & Microfilm Archive Guide
✅ Suggested board action items
1) Elevator vote — deadline Sep 3, 2026 (TKE price hold expires): bring bids to a board vote immediately (§3). 2) 2027 budget: adopt a reserve contribution of $13,530/mo (Full) or $10,740/mo (70% Threshold) — current $5,920/mo is inadequate. 3) Special assessment: present the 2026 study's $766,200 preliminary assessment to owners for elevator modernization + exterior painting. 4) Order the 1988 microfiche plan set — resolves structural "lookup" flags. 5) Pull the Declaration recording number and store it with all amendments. 6) Re-bid or re-confirm the landscaping contract.
11 · Sources & Data Provenance
Compiled July 21, 2026, from Harbor Lights West project records and public data. Figures carry a confidence badge; re-verify before relying on this document for legal, insurance, or transactional purposes.
| Source | Used for |
|---|---|
| 2026 AssocReserves Reserve Study (#7026-9, Apr 16, 2026) — Update No-Site-Visit | Percent funded (30.5%), fully funded balance ($1,729,501), component costs, special-assessment recommendation ($766,200), 30-year funding plan |
| 2025 Ratified Budget · Balance Sheet 7/2/2025 · 2024 Budget vs. Actuals | Assessments, operating expense, reserve cash, dues increase, performance |
| Elevator Reserve Impact Memo (Sept 2025) + TK Elevator & SMR Construction proposals | Bid comparison, recommendation, scope, deadlines |
| 2025 General/Board Meeting Minutes · 2024 Annual Minutes · 2025 AGM Agenda | Board roster, management, quorum, decisions, cadence |
| House Rules (approved 05/09/2022) · EV Charging Feasibility (Hultz|BHU, 2023) · Vertumni landscaping proposal | Rules quick reference, initiatives |
| KC Assessor — parcel 3110620060 · Seattle Open Data (SDCI) | Year built, units, structure, elevator, zoning, permit 6258428-CN |