Residential Rules & Regulations

The Board of Directors has published Residential Rules & Regulations to support members and their tenants in their enjoyment of their property and the HOA common areas. 

Current RR&Rs

The current version of the Residential Rules & Regulations (RR&Rs) is published on this page as a PDF. A convenience copy is also posted below. 

• Residential Rules & Regulations (May 27, 2026) PDF

Definitions

• Board of Directors (Board or Directors): Three officials elected by Members at the annual meeting who serve the common interests of the HOA.

• Bylaws: The formal document clarifying voting, elections of officers, responsibilities and rights of the HOA and its Board of Directors, and other organizational details. 

• Common Areas: These are the areas that are held in common across all Members. No single HOA Member has priority or claim above another Member on the Common Areas, which include the parking area (although parking stalls may be assigned), sidewalks, and landscaping. Sidewalks on the Member’s property are considered an access easement of the Common Areas.

• Covenants, Conditions, and Restrictions (CC&Rs): Governing document for the HOA and its members. 

• Condominium: In property ownership, a condominium does not include the land in the title. However, insurance companies issue a condominium policy to townhomes to distinguish where the policy ends above ground. The member and HOA responsibilities are not governed by the same boundaries as insurance. 

• HOA: (Homeowners Association) This is a legal entity that acts on behalf of HOA members (property owners) to manage Common Areas and take care of shared business. The HOA must renew registration with Oregon State and file form 1120H with the IRS each year as a domestic nonprofit corporation, of type mutual benefit. 

• HOA Member (Member): This is a property owner within the association. All joint property owners on the same property are considered a single member of the HOA.

• HOA Resident (Resident): The Members, commercial or residential tenants of Members, or invited guests.

• Mew (Hoffice): This is a non-legal term for a property that has a business or commercial space on the ground floor and a residential living space above.

• Resident Rules & Regulations: A self-contained clarification of the CC&Rs on behalf of the collective interests of HOA Members and Residents along with remedies for violations. 

• Townhome: In property ownership, a townhome includes the land in the property title. In Tualatin Mews at the Commons HOA, all Member properties are legally townhomes. 

• Unit: A Member-owned property in the HOA as recorded by the county that includes a residential portion with a residential entry adjacent to the parking area and a commercial area which is adjacent to the Tualatin Commons and the lake.

Overview

Pursuant to Amendment B, Bylaws, Rules and Regulations of the CC&Rs, as filed with the county recorder, these Rules and Regulations (RR&Rs) were made effective on June 1, 2026. 

These RR&Rs are intended to clarify and expound upon the CCRs and are binding upon all Members. If there are contradictions between CCRs and RR&Rs, then the CC&Rs, as amended, shall prevail. The most current, approved RR&Rs published on the HOA website supersede any differences from this edition.

1. Maintenance of Structures and Landscaping

1.1. Main Building Exterior

HOA Responsibility

The HOA is responsible for ongoing maintenance and repair of most exterior surfaces and fixtures on the main building structure: paint, siding, trim, brick, cement/cinder block, pitched roof shingles, rain gutters, and trim, flat roof membrane, patio deck guardrails, directional signage, address numbers / plaques, commercial sign holders, and exterior lighting at the ground level. 

Member Responsibility

Individual Members are responsible for ongoing maintenance, repair, and replacement of certain exterior fixtures and surfaces: windows, window caulking/flashing, patio membrane, second level exterior light above patio door. Members must keep drainage areas clear of debris and are responsible for immediately clearing any blockage (e.g., leaves, trash) that prevents the normal flow of water from the top flat roof, rain gutters, downspouts, or patio. Failure to promptly clear an overflowing drain path shall be considered a violation. 

Members are to keep eaves, attics, and exterior surfaces clear of animals and insects such as bats, birds, hornets, wasps, rats, mice, ants and other vermin. No Member or Resident shall permit anything or condition to exist upon any portion of the property which shall induce, breed, or harbor infectious plant disease, or noxious insects or vermin.

1.2 Landscape and Grounds Maintenance

HOA Responsibility

The Common Areas shall be maintained in a safe, neat, orderly, and healthy condition that complies with city, county, and state code including but not limited to the following:

• Waste bins emptied regularly. 

• Waste cleaned and secured in the waste enclosure area

• Walks, curbs, and waste enclosure pressure washed annually

• Residential entry awnings pressure washed biannually

• Brick and/or siding cleaned at the sign of unsightly dirt, grime, moss, lichen, etc.

• Soffits and ground floor light areas cleared of spider webs and debris monthly

• Pavement clear of weeds monthly between March and November

• Coordination with the city and neighboring property owners on landscaping and maintenance of shared boundary areas as needed.

Leaves shall be removed from landscaped and paved areas following the last fall of leaves in autumn. Other plant and litter debris shall be removed from all landscaped and paved areas on a regular basis.

Member Responsibility

Members and Residents shall properly dispose of waste and recycling inside the appropriate bins in the waste enclosure area and re-secure the lock after use.

Waste shall be enclosed in bags. Recycling shall be loose with cardboard boxes folded flat, plastic containers shall be rinsed with no food residue, and recycled items shall comply with requirements specified on the instruction label affixed to the recycling bins.

2. Common Areas

No Illegal use shall be made of the individual or Common Areas.

No activity shall be conducted on the Common Areas that interferes with the use and enjoyment of the common property by other Residents.

Littering is not permitted in Common Areas.

Personal property shall not be left or stored on the Common Areas. Any unauthorized equipment or material that is left or stored shall, at the Member’s expense, be discarded, removed, or stored without notice. The Member may also be fined until it is removed.

3. Quiet Hours

The quiet hours are every day between the hours of 10:00pm and 8:00am.

No noxious, offensive, or illegal activities shall be carried on, in or upon any Home, nor shall anything be done which may be or become an annoyance or nuisance to other Residents or guests.

Members shall exercise extreme care in the use of musical instruments, radios, televisions, and amplifiers that may disturb other Residents.

3.1. Fireworks

Regarding fireworks, Members and Residents shall comply with all City of Tualatin ordinances (TMC 6-1-220). Call Tualatin Police at 503-629-0111 to report non-emergency violations. 

If allowed by City of Tualatin and Washington County ordinances as well as Oregon State law, then fireworks must follow normal Quiet Hours of 10:00pm and 8:00am.

4. Hazardous Substances

To ensure safety in the community, the prohibition on “hazardous substances” is governed by the City of Tualatin ordinance referenced below. Members and Residents shall not permit any hazardous substances (as defined by city ordinance TDC 63.058 Dangerous Substances) to be generated, processed, stored, transported, handled, or disposed of in their Unit or the Common Areas.

5. Architectural Changes

No structure shall be constructed in any Common Area unless the plans for the structure have been approved in writing by the Architectural Control Committee. This includes buildings, sheds, fences, walls, garages, play structures, decks/patios, or other exterior additions, changes, or alterations. Temporary structures or storage units are prohibited without approval of the Architectural Control Committee.

All Architectural Control requests must be routed through Mews at the Commons Board of Directors or Architectural Control Committee. All requests must be sent via United States Postal Service or via email to HOA Board of Directors or Architectural Control Committee (attn: Mews at the Commons) as noted in the Contact section.

Failure to submit requests in advance may result in the Association having to require removal of the changes, the cost of which must be paid by the Member.

The Architectural Control Committee (if separately appointed by the Directors) will submit recommendations to the Board of Directors for monthly approval.

In general, the Board of Directors or Architectural Control Committee shall respond to all requests within 30 days after submission of request depending on the availability of the Board of Directors or Architectural Control Committee.

6. Vehicles

6.1 General Rules

No motor vehicles that are illegal to operate due to licensing or physical condition shall be parked in the common area or parking spaces. Motor vehicles that are inoperable for reasons of mechanical failure or expired registration shall not be parked or stored in the common area or parking spaces.

Parking is restricted to the parking of operative and street-legal vehicles according to Oregon and Federal law. The vehicle must not be damaged or modified in a manner that would make the vehicle illegal to operate on a public road.

A vehicle which is not street legal must be parked in the Unit’s garage or kept off site.

No motor vehicles may be parked on any surface not originally designated for parking by the HOA. Surfaces designated for parking include garages, and assigned parking spots. Vehicles may not be parked in the private drive (the road adjacent to the residential entries and parking stalls).

Vehicle parking shall not impair the use of sidewalks and handicap access ramps, nor access to driveways. Additionally, vehicles shall not obstruct access to another home.

Moving vans, moving trucks, and moving containers may be parked in the Member’s reserved parking stall for up to 48 hours in order to move items in or out of the Unit.

Members, Residents, and guests may not park in a vacant Unit’s reserved parking spot. Any vehicle occupying the driveway of a vacant Unit shall be towed immediately at the vehicle owner’s expense.

Non-complying vehicles will be subject to possible towing and/or fines in accordance with city or county ordinances. If your vehicle is towed from within the HOA, all costs associated with this process will be at the Member’s expense.

6.2 Unauthorized Vehicles

The following vehicles are not permitted to enter the Common Areas unless garaged. They will be towed after a 72 hour notice at the vehicle owner’s expense and the Member will be fined. Unauthorized vehicle list includes (but not limited to):

• Vehicles with expired license tabs

• Inoperable vehicles

• Vehicles that are not street legal (i.e. wrecked or could receive a citation by Law Enforcement if driven)

• Commercial Vehicles (defined as any vehicle used primarily for commercial purposes with a gross vehicle weight rating of 12,000 lbs or more, including heavy construction equipment and trailers)

• Vehicles primarily used for storage as viewed from the street, Common Areas, or neighboring Units

The following vehicles are not allowed in Common Areas, but may be stored within a Member’s enclosed Unit garage:

• ATV’s, dirt bikes, and other off road motorized vehicles

• RV’s, campers, trailers, and boats

The Board of Directors shall have full authority to determine if any vehicle is obnoxious or undesirable to other Members or Residents and take appropriate steps to correct such a violation.

6.3 Vehicle Repairs

Minor maintenance is allowed inside the Member’s garage. Minor maintenance is defined by any maintenance requiring 1 day or less to complete. Any maintenance is limited to vehicles that belong to a Member or Resident. Repairing vehicles from outside of the community is not authorized. Revving an engine in any of these areas is not allowed.

Major repairs that must be completed outside of the garage area are permissible by Board approval only. A Member requesting permission to perform maintenance on any type of vehicle or watercraft must submit a plan to the Board that declares the duration of the project and the nature of repair and/or maintenance. The Board reserves the right to decline a requested Member’s project if it is deemed to interfere with the quiet enjoyment of the Common Areas, pose any type of environmental risk, or for any other reason that the Board deems as justified to refuse the request. The work must be completed during daytime hours so it does not disturb other Residents.

6.4 Vehicle Washing

Residents may wash their vehicle in the parking stall assigned to their own Unit. All cleaning supplies must be removed from public view upon completion of the vehicle washing. No cleaning of engines or use of solvents is allowed. Phosphate free detergent may be used to wash a vehicle.

7. Animals

7.1 General Rules

Residents may keep dogs, cats, and other indoor household pets, so long as they comply with Tualatin City and Washington County ordinances, which includes restrictions on noise, type of animals, and other nuisance concerns (See CC&Rs 9.3). Additionally, a Member will be fined for any person associated with their Unit not cleaning and removing their animal waste.

7.2 Pet Liability

Regarding a pet associated with a Member’s Unit (belonging to or invited by the Member, a Resident, or guest), the Member is financially responsible and/or legally liable for the following: 

• Any damage the pet causes to Common Areas

• Any injuries the pet causes to others while on Mews at the Commons property

• Any attorney fees incurred by the HOA in regards to the pet

8. Holiday Displays

If a Member or Resident is inclined to decorate for a holiday and the decorations (i.e house decorations) are seen from any common area, the following decoration schedule applies:

• Halloween decorations may be shown as soon as October 1 and must be removed by November 15.

• Thanksgiving decorations may be shown as soon as November 1 and must be removed by December 15.

• December holiday decorations can be put up as early as Thanksgiving and must be removed no later than January 31.

• Any other holiday: Decorations may be shown as soon as 1 week (7 days) prior to the holiday and must be removed by 1 week (7 days) after the holiday.

• Any seasonal or year round exterior decorations, displays, or adornments that appear out of character with the general aesthetics and quality of the community are prohibited unless approved by the Board of Directors.

9. Exterior Appearance

9.1 General Rules

Residents shall not hang garments, rugs, etc from the exterior of their Unit. No signs of any kind shall be displayed for public view from any Unit or Common Area without prior consent from the Board of Directors. 

9.2 Commercial Entry Signs

As afforded in the CC&Rs, one professional sign may be used to advertise the business owner’s purpose above the entry, on the window, and door on the commercial side of the property with a size, material, construction, aesthetic, and mounting similar to other Units.

9.3 Real Estate Signs

Signs necessary or appropriate for the sale of Units are allowed. A real estate or rental sign may be displayed in one window and shall not exceed 3 x 2 feet. “A-frame/sandwich board” open house signs may be used on the day of an open house. Distributing any flyers to other Units, vehicles, or pedestrians is NOT allowed. The only permanent sign on the residential side may be a “No Soliciting” or “No Solicitors” sign no more than 8” x 2” placed on the front door only.

9.4 Patios and Decks

Patio furniture, barbecues, and other items consistent with patios shall be allowed. Healthy deck plants and shrubs are allowed. No patio shall, at any time, be used as a storage area. Residents may not allow any litter or waste to remain in the Common Areas. No linens, garments, or other items to be left to air or dry in such areas.

10. Property Use

10.1. Residential

The primary use of the Units is residential dwelling with the majority of the livable square footage accessible from the residential entrances and enclosed garages adjacent to the parking area.

10.2. Commercial

The commercial portions of the Units accommodate low-impact business activities such as home-offices, home-occupations (such as day care, preschool, music lessons, learning groups), as well as business and commercial uses allowed by zoning laws and as permitted by CC&Rs. The Board may prohibit a business if it determines it is offensive to HOA Members.

10.3 Rental Property

Members may lease their residential and/or their commercial portions of their Unit. All Members and Residents (commercial and residential) must follow the CC&Rs and these RR&Rs established by HOA. 

In the event that a Member’s assessments, fines, or other dues are delinquent, the Board of Directors may file rent intercept.

11. Violations and Remedies with Fine Schedule

In the event that a Member or a Resident/guest of the Member’s Unit violates the CC&Rs or RR&Rs, the Board of Directors has the following remedies (in addition to all those afforded in the CC&Rs and these RR&Rs: 

Fine: Violation Type (within 12 months)

• Notice only: First violation (of any rule/regulation)

• $100: Second violation

• $500: Third violation

• $1000: Fourth and subsequent violations

To accommodate confusion or misunderstanding of any particular rule or regulation, the Board will issue a written warning to the Member for the first violation of any rule/regulation. Any additional violation of a rule/regulation that has been warned will activate the next fine in the schedule and other remedies, if applicable. 

Members are also responsible for reimbursement for damages to property, costs to restore the property to the condition prior to the violation(s), or compensation for irreparable damage. 

In addition to additional fines according to the schedule, the failure of a Member to comply with the foregoing after the third violation shall be grounds for an action for damages or injunctive relief, including the recovery of attorney’s fees and costs by the Association or the Board on behalf of the Association.

11.1. Additional Remedies

In addition to Annual Assessments, Special Assessments, and Fines, the Member is responsible for any added costs incurred by the HOA where the Member is determined to be at fault for the added cost. This would include but not limited to returned checks, Loan Questionnaires (usually for loan refinancing), Lien and Lien release fees, legal costs, cost to bring Member into compliance, and requests to the Board that create an added cost. Costs for general operation and activity of the HOA are not considered an expense but a normal part of the Annual or Special Assessments.

11.2 Appeals

A Member may appeal, in writing, a formal or informal notice of violation to the HOA by contacting the Board. The request needs to be sent certified mail with a return receipt or by email as noted in the contact information below. The Board will respond to the request within 10 business days of receipt, with a date and time for a formal appeal hearing. The Board may reduce or retract the fines if the Board finds that such fines are not necessary to obtain compliance with the rules and requirements of the HOA.

12. Contact Process

The Board officers are the primary point of contact for Association officers to send correspondence, to appeal, or to make requests. If there is no property management company then send correspondence, appeal, or request to the email or address as noted in the Contact Information addendum.

12.1. Contact Information

See Contact page on Mews at the Commons HOA website: 

https://www.mewsatthecommons.org/contact