SOLAR PANEL INSTALLATION STANDARDS

This document provides the standards that govern the installation of solar panels and conform to and reflect the changes in law 64.38.055. Solar Panels must:

1)           Meet applicable health and safety standards and requirements imposed by state and local permitting authorities:

a)           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

b)           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 roof line or visible from the street

b)           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;

3)           The governing documents may include other reasonable rules regarding the placement and manner of a solar energy panel.

4)           For purposes of this section, “solar energy panel” means a panel device or system or combination of panel devices or systems that relies on direct sunlight as an energy source, including a panel device or system or combination of panel devices or systems that collects sunlight for use in:

a)           The heating or cooling of a structure or building;

b)           The heating or pumping of water;

c)           Industrial, commercial, or agricultural processes; or

d)           The generation of electricity.

5)           This section does not apply to common areas as defined in RCW

6)           In addition to the regulations and guidance of RCW 64-38.055:

7)           All solar installations require Sammamish Fire Department review and HOA approval prior to contract signing and any pre-installation work. Installation approvals include not only the engineering of a solar installation but any planned efforts to trees and other obstructions which may significantly alter the development’s general appearance. Such efforts that would result in adversely altering the development’s appearance can be cause for board rejection of such solar project.

8)           Solar systems can be installed for residential uses only. Solar systems are not allowed to be installed in the development for the specific or supplemental use in industrial, commercial or agricultural activity that is prohibited in other sections of the covenant or by existing Washington law.

9)           Solar systems should be installed only on roofs with a minimum of 15 years life remaining.

10)         The cutting and/or removal of obstructions on homeowner’s property for solar energy, and not adversely affect the home’s or development’s appearance, is at the homeowner’s discretion and costs.

11)         Solar Panels are to be installed a minimum of 12 inches from the roof line using the lowest practical (3 inches minimum) risers to maintain roof sight lines. Solar panels are to meld into the environment, if possible, and not be highlighted with colors that make the panels more visible (e.g. Using a white trim on a black solar panel with a black color roof).

12)         Conduit can be installed parallel to the roof sight lines but, as with the solar panels, are not to be visibly altering roof sight lines. In addition, conduit must be concealed within the home when possible and/or painted to blend into the existing environment that it is attached to. On the roof, the color should be consistent with the roof color texture. Against a wall, conduit should be consistent with the existing exterior wall paint and/or trim. and /or gutter color. In no case would bare metal color of the conduit or supporting brackets be visible externally on the home.

13)         Whenever possible all electrical should be connected within the interior of the home to minimize any unsightly panels and conduit visible on the exterior. If impractical, no more than two external panels (Inverters) can be attached to the exterior of the home. Any additional panels need to be installed within the home’s interior. Any exterior panels need to blend into the exterior surface it is attached to either the color of the roof or the home exterior color. (Maximum panel size is 24” * 18” * 4”.)

14)         Every two years, the owner is responsible to clean under the solar panels to avoid any accumulation of debris and remove potential insect nests and remove potential rodent infestation.

15)         If the panels are removed for a minimum of 1 year, all visible signs of installation must also be removed. The roof and walls must be returned to an appearance prior to the panel installation. (Normal weather discoloration excluded). This includes, but not limited to, all roof penetrations, electrical conduit, and external panels. Replace roofing tiles and patch hole penetrations to the plywood where the roofing material has been penetrated as oppose to covering holes with flashing and tar.

16)         Failure to obtain Board approval prior to installation or follow either RCW or Covenant rules can result in the board requesting removal of the solar processes at the owner’s expense. Fail to remove from such a request can result in additional fines, liens, and attorney fees.