Somerset's recorded covenant documents vary by division.
Covenants and membership
The association says Somerset has more than 1,500 properties and that 98% of them are subject to active covenants, conditions and restrictions that run with the land.
Membership is a separate matter. The SCA FAQ says dues are not obligatory. For 2026, annual dues are $105, and dues-paying homeowners become voting members.
This is where Somerset differs from a typical homeowners' association. The CRC policy says the committee is not "an arbitration/mediation service" and not "an enforcement service." It also notes that "historically the rulings by the CRC have held weight in courts of law." The association's February 2026 summary of a court ruling gives a somewhat different description. It says the court confirmed that the CRC "is responsible for administering and enforcing covenant provisions." Both statements come from the association.
Somerset's divisions and covenant documents
Somerset was platted in pieces, and each piece recorded its own covenant documents. The SCA's covenant and map page lists separate documents for Divisions 2/4/6; 3 and Somerset (S); 8; 9/10/14; 15; Highlands 1/2/3; Horizon Highlands; Somerset Crest; Somerset East 1/2/3; Somerset North Slope; Somerset Ridge; Somerset Woods/Park; and Forest Hill 1/2/3.
The CRC doesn't cover all of them. The association says about 67% of Somerset homes are served by the CRC.
A 2026 court ruling on Division 8
Division 8 recently saw a dispute over a covenant amendment.
In 2024, an owner recorded a Third Amendment to the Division 8 covenants. According to the association's February 25, 2026 post, the amendment would have added a roof-height limit and given neighbors a veto over roof-height increases. It also would have allowed a view obstruction to be deemed "unnecessary" by some means other than the CRC's judgment. The SCA had already recorded a notice with the King County Recorder's Office saying it considered the amendment invalid and would not apply it. Division 8 owners, joined by the SCA, then asked the court for a ruling.
On February 20, 2026, King County Superior Court found the amendment "invalid, unenforceable, and without legal effect." The association's summary says the earlier first and second amendments remain in effect.
The SCA also wrote that the losing party could appeal. For a buyer, the practical point is that a document recorded against a property may not mean what it appears to say. The recorded amendments that are valid can be difficult to identify.
Trees are where many of the open cases are
Somerset describes itself as a view community. Its covenants allow reviewers to consider effects on existing views. The SCA's 2023 View Guidelines define a "View" as Lake Washington, Lake Sammamish, Puget Sound, City, Mountain and Horizon.
The SCA's View Guidelines include a 20-foot tree clause.
The CRC's own decision tracker shows how often this comes up. Its 2025 and 2026 entries include view and vegetation complaints in several divisions, among them Divisions 6, 8, 14 and 15. Some were resolved and some are still open.
The guidelines themselves are being rewritten. The SCA FAQ calls them a working tool rather than a legally binding document. The View Guideline Committee held a status meeting on July 22, 2026, and posted the working draft, community comments and the meeting materials. As of the association's latest posts, the draft is still under review.
Remodel review
The SCA discusses CRC review for exterior projects including additions, roofs, siding, fences, walls, gates, rockeries, pools, patios and decks.
The SCA's procedures and forms page lists Form A for major remodels and Form B for minor ones. The fee schedule, marked "Rev. 4/1/2025," lists $100 for major categories such as rebuilds, accessory dwelling units, exterior remodels, pools and grade changes, and $50 for minor ones such as roofing, siding, fences, driveways and paint. There is no charge for homeowners who have paid that year's dues. The committee aims to finish within 30 days of its written acknowledgment and will say if it needs longer. Neighbor input is advisory.
The CRC holds monthly public meetings on Zoom and takes questions at [email protected] before an application is filed.
Where covenants come up in a sale
Washington's seller disclosure statement under RCW 64.06.020 asks about covenants directly. The version in effect until January 1, 2027 includes these questions:
- 1.I: "Are there any zoning violations, nonconforming uses, or any unusual restrictions on the property that would affect future construction or remodeling?"
- 1.K: "Are there any covenants, conditions, or restrictions recorded against the property?"
- 6.A: "Is there a Homeowners' Association?"
- 6.E: If there were modifications or remodeling, "were all necessary homeowners' association approvals obtained?"
A revised version of the statute takes effect January 1, 2027.
To read the documents themselves, the King County Recorder's Office records search has most documents recorded on or after August 1, 1991 online. Earlier documents are on microfilm through King County Archives. Somerset's original covenants go back to the early 1960s; Division 8's, for example, was recorded on October 30, 1962. The SCA posts its division documents on its covenant page, and the CRC will help owners figure out which covenants apply.
Sellers this fall have one more thing to plan around. On October 20, 2026, the SCA launched a Neighborhood Pride Program. Board members and volunteers look at properties from public streets, especially along Somerset Boulevard, Highland Drive and the remaining vacant lots. If they see a possible problem, the owner gets a written notice and 30 days to address it. Unresolved concerns that appear to involve city code may be referred to the City of Bellevue. If you're preparing a listing, those 30 days can overlap with your photography and marketing schedule.
Quick answers
Is the CRC available for every Somerset home? No. The association says about 67% of homes are served.
Does the Division 8 ruling change the rules in other divisions? The SCA says the issues the court addressed are relevant to other divisions. Its post covers only the Division 8 amendment.
This post is general information, not legal advice. Covenant wording, the disclosure form and recorded amendments can turn on details specific to your lot, so confirm your situation with a real estate attorney or title professional.
If you're weighing an offer in Somerset or getting ready to list there, start by finding out which division the lot is in. I'm happy to pull the covenant documents with you. Ankush Bharti can help you start that conversation. Let's Connect.
