Expert HOA & COA Management
Across Washington State
Flat-fee pricing. 48-hour board response. Zero hidden costs. Founded by a former HOA board member.
AmLo Management started in Washington. Loren Kosloske founded the company after serving on an HOA board herself and experiencing firsthand the opacity, slow responses, and hidden fees that define most management company relationships. The firm is headquartered in Duvall and serves communities from Seattle’s dense urban core to the suburban neighborhoods of the Eastside and South Sound.
Washington is one of the most complex HOA governance environments in the country. Two statutes govern community associations depending on when they were formed: RCW 64.38 for associations formed before July 1, 2018, and WUCIOA (RCW 64.90) for those formed after. Many older associations are transitioning to WUCIOA compliance voluntarily ahead of mandatory provisions that take full effect in 2028. AmLo managers are trained on both.
Every AmLo client in Washington gets the same thing: a named community manager, transparency through our board portal into every invoice and work order, flat-fee pricing with no hidden charges, and a 48-hour guaranteed response to every board inquiry.
Seattle, WA 98101
WUCIOA 2028 Compliance: Washington associations formed before July 1, 2018 have until 2028 to fully comply with WUCIOA. AmLo proactively reviews governing documents and operations for associations approaching this deadline at no additional charge.
Which Law Governs Your Association
Associations formed on or after July 1, 2018 are governed by WUCIOA (RCW 64.90). Those formed before are governed by RCW 64.38, though many WUCIOA provisions will apply to all associations by 2028.
Open Meeting Requirements
Board meetings must be open to all owners with proper advance notice. Executive sessions are permitted only for specific purposes — legal matters, personnel, contracts under negotiation. AmLo manages all notice timelines.
Secret Ballot Election Administration
All board elections and owner votes on certain matters must be conducted by secret ballot. AmLo manages the full election process — notice, ballot distribution, independent counting, and results reporting.
Reserve Fund Disclosure
Associations must maintain reserve studies and disclose reserve fund status to owners annually. AmLo coordinates reserve study updates, manages separate reserve accounts, and includes all required disclosures in the annual budget package.
Owner Records Access
Owners have the right to inspect a broad set of association records with specific timelines the association must meet. AmLo’s board portal document library keeps all records organized so requests are satisfied quickly and completely.
Resale Certificate Requirements
Sellers must provide buyers with a resale certificate disclosing association finances, pending special assessments, and violations. AmLo prepares and issues resale certificates within the statutory timeframe.
Locally Founded, Not a Franchise
AmLo was started in Duvall by a Washington HOA board member who got tired of the status quo. The owner manages Washington communities directly.
WUCIOA & RCW 64.38 Expertise
Two statutes govern Washington HOAs. AmLo managers are trained on both — from election procedures to reserve fund disclosure to the 2028 transition timeline.
Real-Time Board Transparency
Through our board portal, Washington boards see every invoice, every work order, and every homeowner email and response in real time — without waiting for a monthly report.
Flat-Fee, No Surprises
One monthly fee covers everything. No postage surcharges, no per-page charges, no after-hours billing. Washington boards switching to AmLo routinely discover they were paying 15 to 30 percent more than they realized.
48-Hour Board Response
Every board inquiry gets a response within 48 hours. Not a ticket confirmation — an actual response. Washington boards used to 3-to-5 business day queues notice the difference immediately.
No Vendor Markups or Kickbacks
AmLo does not mark up vendor invoices and does not accept referral fees from vendors it recommends. Washington associations pay exactly what vendors charge — nothing more.
RCW 64.38 vs WUCIOA: What Washington HOA Boards Need to Know
Which law governs your association, what the key differences are, and what the 2028 deadline means for older associations.
How to Build an HOA Budget: A Board Member’s Guide
The complete process for building a defensible annual budget — from reserve contributions to operating expense categories.
HOA Reserve Fund 101: What Every Board Member Should Know
What reserve funds are for, how funding levels are calculated, and how WUCIOA shapes reserve study requirements in Washington.
How to Run an HOA Board Meeting
Agenda structure, open session requirements, executive session rules, and how to keep meetings productive under Washington law.
Get a Custom Proposal for Your Washington Community
Every quote is built specifically for your community — type, size, county, and what you need. We respond within 48 hours.