Bellevue, WA Solar Energy: HOA Restrictions (2026)
Key Facts
- Rcw 6438055 Protects
- RCW 64.38.055 protects solar installation rights
- Hoas Cannot Prohibit
- HOAs cannot prohibit panels outright
- Reasonable Aesthetic Rules
- Reasonable aesthetic rules allowed
- No More Than
- No more than 10 percent cost or efficiency impact
- Bellevue Does Not
- Bellevue does not mediate HOA disputes
Summary
Washington RCW 64.38.055 limits HOA restrictions on solar panels. HOAs cannot prohibit solar but can impose reasonable aesthetic rules. Bellevue has no additional HOA overrides.
RCW 64.38.055 Governing documents — Solar panels. (Effective until January 1, 2028.)
(1) The governing documents may not prohibit the installation of a solar energy panel by an owner or resident on the owner's or resident's property as long as the solar energy panel:
(a) Meets applicable health and safety standards and requirements imposed by state and local permitting authorities;
(b) If used to heat water, is certified by the solar rating certification corporation or another nationally recognized certification agency. Certification must be for the solar energy panel and for installation; and
(c) If used to produce electricity, meets all applicable safety and performance standards established by the national electric code, the institute of electrical and electronics engineers, accredited testing laboratories, such as underwriters laboratories, and, where applicable, rules of the utilities and transportation commission regarding safety and reliability.
(2) The governing documents may:
(a) Prohibit the visibility of any part of a roof-mounted solar energy panel above the roofline;
(b) Permit the attachment of a solar energy panel to the slope of a roof facing a street only if:
(i) The solar energy panel conforms to the slope of the roof; and
(ii) The top edge of the solar energy panel is parallel to the roof ridge; or
(c) Require:
(i) A solar energy panel frame, a support bracket, or any visible piping or wiring to be painted to coordinate with the roofing material;
(ii) An owner or resident to shield a ground-mounted solar energy panel if shielding the panel does not prohibit economic installation of the solar energy panel or degrade the operational performance quality of the solar energy panel by more than ten percent; or
(iii) Owners or residents who install solar energy panels to indemnify or reimburse the association or its members for loss or damage caused by the installation, maintenance, or use of a solar energy panel.
(3) The governing documents may include other reasonable rules regarding the placement and manner of a solar energy panel.
Full Breakdown
055, prevents homeowner associations and condominium associations from prohibiting the installation of solar energy panels on residential units, though they may impose reasonable aesthetic rules that do not significantly decrease system efficiency or increase costs. The law applies to HOAs governing single-family homes, townhomes, and some condominiums. HOAs can require: panels be flush-mounted to the roof plane, conduit be painted to match the building, and ground arrays be screened. HOAs cannot: ban panels outright, require relocation to shaded areas, or require screening that reduces production by more than 10 percent or adds more than 10 percent to project cost.
Bellevue does not regulate HOA covenants directly, but the city's permit process proceeds regardless of HOA status. Property owners in dispute with an HOA should review their CC&R documents and, if needed, seek mediation through the Washington State Bar Association's dispute resolution services. Disputes that cannot be resolved may require civil action in King County Superior Court.
Frequently Asked Questions
Can my HOA make me remove solar panels?
What if my HOA demands roof-side placement that reduces production?
Sources & Official References
Other rules in Bellevue
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HOA Restrictions in Nearby Cities
How other cities in King County handle hoa restrictions.