<font color='black' size='3' face='Arial, Helvetica, sans-serif'><font style="background-color: transparent;"></font>Look at the statute defining "statutory warranty deed" which basically sets out a warranty of quiet enjoyment of the described property, within the boundary lines. Knowledge by the sellers/owners of the boundary lines is not required if they are warranting the legal description. <br>
<br>
<div style="clear:both">Margaret L. Koch <br>
Smith and Koch <br>
PO Box O <br>
Vashon, WA 98070 <br>
206-463-9491 <br>
206-463-3405 (fax) <br>
vashonlaw@aol.com <br>
<br>
Any U.S. tax advice contained in this communication (including attachments) is not intended or written to be used, and cannot be used, for the purpose of (i) avoiding penalties under the Internal Revenue Code, or (ii) promoting, marketing or recommending to another party any plan or arrangement addressed in this email. <br>
<br>
CONFIDENTIALITY: This message is intended to be confidential and directed as addressed above. The contents of this message and any attachments may be subject to the attorney-client privilege and/or work product doctrine and may not be disclosed in any way. If you have received this message by error, please inform us by replying to the above email address and then delete any copies from your hard drive and mail server.</div>
<br>
<br>
<div style="font-family:arial,helvetica;font-size:10pt;color:black">-----Original Message-----<br>
From: Ron Housh <ron@housh.org><br>
To: 'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com>; wsbapt <wsbapt@lists.wsbarppt.com><br>
Sent: Thu, Nov 5, 2015 1:34 pm<br>
Subject: Re: [WSBAPT] [WSBARP] Knowledge of Propery Line<br>
<br>
<div id="AOLMsgPart_1.1.2_f2ffec53-a631-4467-be8b-f48ef19d49f9">
<style scoped="">#AOLMsgPart_1.1.2_f2ffec53-a631-4467-be8b-f48ef19d49f9 td{color: black;} @font-face {font-family:Calibri; panose-1:2 15 5 2 2 2 4 3 2 4;} @font-face {font-family:Tahoma; panose-1:2 11 6 4 3 5 4 4 2 4;} @font-face {font-family:"Trebuchet MS"; panose-1:2 11 6 3 2 2 2 2 2 4;} @font-face {font-family:"Arial Black"; panose-1:2 11 10 4 2 1 2 2 2 4;} .aolReplacedBody p.MsoNormal,.aolReplacedBody li.MsoNormal,.aolReplacedBody div.MsoNormal {margin:0in; margin-bottom:.0001pt; font-size:11.0pt; font-family:"Calibri","sans-serif";} .aolReplacedBody h1 {mso-style-priority:9; mso-style-link:"Heading 1 Char"; mso-margin-top-alt:auto; margin-right:0in; mso-margin-bottom-alt:auto; margin-left:0in; font-size:24.0pt; font-family:"Times New Roman","serif"; font-weight:bold;} .aolReplacedBody h2 {mso-style-priority:9; mso-style-link:"Heading 2 Char"; mso-margin-top-alt:auto; margin-right:0in; mso-margin-bottom-alt:auto; margin-left:0in; font-size:18.0pt; font-family:"Times New Roman","serif"; font-weight:bold;} .aolReplacedBody a:link,.aolReplacedBody span.MsoHyperlink {mso-style-priority:99; color:blue; text-decoration:underline;} .aolReplacedBody a:visited,.aolReplacedBody span.MsoHyperlinkFollowed {mso-style-priority:99; color:purple; text-decoration:underline;} .aolReplacedBody p {mso-style-priority:99; mso-margin-top-alt:auto; margin-right:0in; mso-margin-bottom-alt:auto; margin-left:0in; font-size:12.0pt; font-family:"Times New Roman","serif";} .aolReplacedBody p.MsoAcetate,.aolReplacedBody li.MsoAcetate,.aolReplacedBody div.MsoAcetate {mso-style-priority:99; mso-style-link:"Balloon Text Char"; margin:0in; margin-bottom:.0001pt; font-size:8.0pt; font-family:"Tahoma","sans-serif";} .aolReplacedBody span.Heading1Char {mso-style-name:"Heading 1 Char"; mso-style-priority:9; mso-style-link:"Heading 1"; font-family:"Times New Roman","serif"; font-weight:bold;} .aolReplacedBody span.Heading2Char {mso-style-name:"Heading 2 Char"; mso-style-priority:9; mso-style-link:"Heading 2"; font-family:"Times New Roman","serif"; font-weight:bold;} .aolReplacedBody span.BalloonTextChar {mso-style-name:"Balloon Text Char"; mso-style-priority:99; mso-style-link:"Balloon Text"; font-family:"Tahoma","sans-serif";} .aolReplacedBody span.EmailStyle22 {mso-style-type:personal; font-family:"Times New Roman","serif"; color:windowtext;} .aolReplacedBody span.apple-converted-space {mso-style-name:apple-converted-space;} .aolReplacedBody span.EmailStyle24 {mso-style-type:personal-reply; font-family:"Calibri","sans-serif"; color:#1F497D;} .aolReplacedBody .MsoChpDefault {mso-style-type:export-only; font-size:10.0pt;} @page WordSection1 {size:8.5in 11.0in; margin:1.0in 1.0in 1.0in 1.0in;} .aolReplacedBody div.WordSection1 {page:WordSection1;} </style>
<div class="aolReplacedBody" lang="EN-US">
<div class="WordSection1">
<div class="MsoNormal"><span style="color:#1F497D">Not yet finding case law support for a principle I am wondering if the law recognizes.</span></div>
<div class="MsoNormal"><span style="color:#1F497D"> </span></div>
<div class="MsoNormal"><span style="color:#1F497D">Is there a presumption that owners know or should know the location of the boundaries of owned real estate – or stated otherwise, are owners presumed to know the location of a property line between the owner’s lot and the neighboring lot?</span></div>
<div class="MsoNormal"><span style="color:#1F497D"> </span></div>
<div class="MsoNormal"><span style="color:#1F497D">Any thoughts – or better yet – any known case law on this? Thanks.</span></div>
<div class="MsoNormal"><span style="color:#1F497D"> </span></div>
<div>
<div class="MsoNormal"><b><span style="font-size:18.0pt;color:#1F497D">******FOR PLANNING PURPOSES NOTE THAT I WILL BE OUT OF THE OFFICE NOVEMBER 17 THROUGH DECEMBER 3*******</span></b></div>
<div class="MsoNormal"><b><span style='font-size:12.0pt;font-family:"Arial","sans-serif";color:red'>I AM TYPICALLY IN THE SEATTLE OFFICE ON TUESDAY AND THURSDAY AND IN THE MOUNT VERNON OFFICE ON MONDAY, WEDNESDAY AND FRIDAY </span></b></div>
<div class="MsoNormal"><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green'> </span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Ronald G. Housh, P.S.</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Attorney at Law</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Seattle Office:</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>1420 Fifth Avenue, Suite 3000</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Seattle, WA 98101-2393</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Phone: 206-381-1341</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Fax: 206-464-0461</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Email: </span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><a href="mailto:ron@housh.org" target="_blank"><span style="color:#1F497D"></span><a href="mailto:ron@housh.org">ron@housh.org</a></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Mount Vernon Office:</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>21411 Bluejay Place</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Mount Vernon, WA 98274</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Phone: 206-235-2459</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Email: <a href="mailto:ron@housh.org" target="_blank"><span style="color:#1F497D"></span><a href="mailto:ron@housh.org">ron@housh.org</a></span></b></div>
<div class="MsoNormal"><b><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span></b></div>
<div align="center"><table width="600" class="MsoNormalTable" style="width:6.25in" border="0" cellspacing="0" cellpadding="0"><tbody><tr><td width="324" valign="top" style="width:243.0pt;padding:0in 0in 0in 0in">
<div class="MsoNormal"><span style='font-size:8.5pt;font-family:"Trebuchet MS","sans-serif";color:#5C5B5B'> </span></div>
</td><td width="276" style="width:207.0pt;padding:0in 0in 0in 0in">
<div class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D"> </span></div>
</td></tr></tbody></table></div>
<div class="MsoNormal"><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'> </span></div>
</div>
<div class="MsoNormal"><span style="color:#1F497D"> </span></div>
<div>
<div style="border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in">
<div class="MsoNormal"><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com?">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Rob Rowley<br>
<b>Sent:</b> Monday, March 23, 2015 3:30 PM<br>
<b>To:</b> WSBA RPPT; <a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] RCW 18.27 Contractor Registration - Flipping Properties - L&I Enforcement</span></div>
</div>
</div>
<div class="MsoNormal"> </div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Good afternoon,</span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Anyone had any experience with enforcement action by L&I seeking to force individuals who are buying and flipping properties to be registered contractors under RCW 18.27? I'm exceedingly familiar with RCW 18.27 and the effect upon individuals who are in the process of buying, rehabbing and reselling residential properties within one year of purchase. </span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>What triggered this inquiry is that I'm looking at a notice of infraction from L&I in which they indicate that the particular investor had violated RCW 18.27.200(1)(a) by advertising for sale a property that they had rehabbed and listed for sale within one year. (RCW 18.27.010(1)) Apparently the L&I inspector had got caught wind of the pending sale and issued a notice of infraction for $1000. </span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>It is my observation that real estate investors will generally purchase properties to be rehabilitated inside of an LLC and one or more members of the purchasing LLC will be a licensed contractor. The licensed contractor who is a member of the purchasing LLC then obtains the appropriate permitting from the local municipality for the repairs. The property is then sold from within the purchasing LLC.</span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span></div>
<div class="MsoNormal"><b><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>In particular, this particular L&I inspector is taking the position that this conduct is a violation of the Act in that an LLC is an improper entity for holding the property, and that the property should be held within a partnership or joint venture as set forth in below RCW 18.27.065. Put another way, had the same fact pattern occurred where the purchasing entity was a partnership or joint venture then no violation in the eyes of L&I. However, because the purchase had occurred within an LLC where one of the members was an general contractor this is a violation worthy of a notice of infraction.</span></b></div>
<div class="MsoNormal"><b><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span></b></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>It appears to me that that particular L&I inspector cannot backup this position with anything substantive. Any thoughts on the subject?</span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Thank you.</span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span></div>
<div class="MsoNormal"><span class="apple-converted-space"><span style='font-family:"Arial","sans-serif";color:black'>RCW 18.27.010 </span></span><span style='font-family:"Arial","sans-serif";color:black'>(1) "Contractor" includes any person, firm, corporation, or other entity who or which, in the pursuit of an independent business undertakes to, or offers to undertake, or submits a bid to, construct, alter, repair, add to, subtract from, improve, develop, move, wreck, or demolish any building, highway, road, railroad, excavation or other structure, project, development, or improvement attached to real estate or to do any part thereof including the installation of carpeting or other floor covering, the erection of scaffolding or other structures or works in connection therewith, the installation or repair of roofing or siding, performing tree removal services, or cabinet or similar installation; or, who, to do similar work upon his or her own property, employs members of more than one trade upon a single job or project or under a single building permit except as otherwise provided in this chapter<b><u>. "Contractor" also includes a consultant acting as a general contractor. "Contractor" also includes any person, firm, corporation, or other entity covered by this subsection, whether or not registered as required under this chapter or who are otherwise required to be registered or licensed by law, who offer to sell their property without occupying or using the structures, projects, developments, or improvements for more than one year from the date the structure, project, development, or improvement was substantially completed or abandoned.</u></b></span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span></div>
<table width="100%" class="MsoNormalTable" style="width:100.0%" border="0" cellspacing="0" cellpadding="0"><tbody><tr><td valign="bottom" style="padding:0in 3.75pt 0in 0in">
<div class="MsoNormal"><span style='font-size:13.5pt;font-family:"Arial Black","sans-serif";color:black'>RCW 18.27.065</span></div>
<div class="MsoNormal" style="margin-bottom:7.5pt"><span style='font-size:18.0pt;font-family:"Arial Black","sans-serif";color:black'>Partnership or joint venture deemed registered, when.</span></div>
</td><td nowrap="" valign="top" style="padding:0in 3.75pt 0in 0in"></td></tr></tbody></table>
<div class="MsoNormal"><span style='font-family:"Arial","sans-serif";color:black'>A partnership or joint venture shall be deemed registered under this chapter if any one of the general partners or venturers whose name appears in the name under which the partnership or venture does business is registered.</span></div>
<div class="MsoNormal"><span style='font-family:"Arial","sans-serif";color:black'>[1983 1st ex.s. c 2 § 16.]</span></div>
<div class="MsoNormal"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span></div>
<div class="MsoNormal"> </div>
<div class="MsoNormal" style="line-height:12.0pt"><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span></b></div>
<div class="MsoNormal" style="line-height:12.0pt"><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span></b></div>
<div class="MsoNormal" style="line-height:12.0pt"><img width="86" height="130" align="left" src="cid:image001.jpg@01D117CE.9915F570" hspace="12"><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Robert R. Rowley</span></b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> | Attorney at Law</span></div>
<div class="MsoNormal" style="line-height:12.0pt"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>505 W. Riverside Ave, Suite 500</span></div>
<div class="MsoNormal" style="line-height:12.0pt"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Spokane, WA 99201</span></div>
<div class="MsoNormal" style="line-height:12.0pt"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Telephone: (509) 252-5074</span></div>
<div class="MsoNormal" style="line-height:12.0pt"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Mobile: (509) 994-1143</span></div>
<div class="MsoNormal" style="line-height:12.0pt"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Facsimile: (509) 928-3084</span></div>
<div class="MsoNormal" style="line-height:12.0pt"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Email: </span><a href="mailto:rob@rowleylegal.com" target="_blank"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'></span><a href="mailto:rob@rowleylegal.com">rob@rowleylegal.com</a></div>
<div class="MsoNormal"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Web Site: </span><a href="http://www.rowleylegal.com/" target="_blank"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'></span><a href="http://www.rowleylegal.com" target="_blank">www.rowleylegal.com</a></div>
<div class="MsoNormal"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span></div>
<div class="MsoNormal"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Practice concentrated on business, real estate and general legal matters in Washington and Idaho.</span></div>
<div class="MsoNormal"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span></div>
<div class="MsoNormal"><a href="https://www.facebook.com/rowleylegal" target="_blank"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img width="24" height="24" id="Picture_x0020_2" src="cid:image002.gif@01D117CE.9915F570" border="0"></span></a><a href="https://www.linkedin.com/pub/rob-rowley/11/172/b20" target="_blank"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img width="24" height="24" id="Picture_x0020_3" src="cid:image003.gif@01D117CE.9915F570" border="0"></span></a><a href="https://twitter.com/ROBERTRROWLEY" target="_blank"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img width="24" height="24" id="Picture_x0020_4" src="cid:image004.gif@01D117CE.9915F570" border="0"></span></a><a href="http://www.yelp.com/biz/robert-r-rowley-spokane" target="_blank"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img width="43" height="21" id="Picture_x0020_5" src="cid:image005.jpg@01D117CE.9915F570" border="0"></span></a></div>
<div class="MsoNormal"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span></div>
<div class="MsoNormal"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>NOTICE: The contents of this message and any attachments may be protected by the attorney-client privilege, work product doctrine or other applicable protections. If you are not the intended recipient or have received this message in error, please notify the sender and promptly delete the message. Thank you for your assistance.</span></div>
<div class="MsoNormal" style="background:white"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:#222222'>DISCLAIMER: You should recognize that responses provided by e-mail means are akin to ordinary telephone or face-to-face conversations and do not reflect the level of factual or legal inquiry or analysis which would be applied in the case of a formal legal opinion. A formal opinion may very well reach a different conclusion.</span></div>
<div class="MsoNormal"> </div>
</div>
</div>
</div>
<div id="AOLMsgPart_2_b04b9cb6-163c-482e-949c-c363a38582b6" style="margin: 0px;font-family: Tahoma, Verdana, Arial, Sans-Serif;font-size: 12px;color: #000;background-color: #fff;">
<pre style="font-size: 9pt;"><tt>_______________________________________________
WSBAPT mailing
list
<a href="mailto:WSBAPT@lists.wsbarppt.com">WSBAPT@lists.wsbarppt.com</a>
<a href="http://mailman.fsr.com/mailman/listinfo/wsbapt" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbapt</a></tt></pre>
</div>
<!-- end of AOLMsgPart_2_b04b9cb6-163c-482e-949c-c363a38582b6 -->
</div>
</font>