<div dir="ltr">This is very helpful. Thank you. </div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Wed, Jul 1, 2020 at 3:13 PM Eric Nelsen <<a href="mailto:Eric@sayrelawoffices.com">Eric@sayrelawoffices.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex">
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<p class="MsoNormal">First, it's not likely included in scope of the defined term, as defined in the statute:<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><span style="font-size:12pt;font-family:"Open Sans",serif;color:black;background:white"> "tangible personal property" means articles of personal or household use or ornament</span><u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">But, a tree that was intentionally purchased from a nursery is personal property, and only becomes real property if it is planted in the ground
<b><i>with the intent to permanently affix it</i></b>. The Will is arguably evidence that the decedent did not intend the tree to become permanently affixed, but perhaps wants it to remain severable from the land. I don't know of any Washington case law but
the proposition is discussed in 42 Am.Jur. <u>Property</u> Sec. 41 et seq. The issue comes up with, for example, plant nurseries that plant with intent to dig up and sell them later. From WSBA Real Property Deskbook Vols. 1&2, Ch. 23:<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
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<b><span style="font-size:13.5pt;font-family:"Times New Roman",serif;color:black;text-transform:uppercase">§23.2 DEFINITION AND CREATION OF FIXTURES<u></u><u></u></span></b></p>
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<span style="font-size:13.5pt;font-family:"Times New Roman-Roman",serif;color:black">This section sets out the parameters governing classification of an article as a fixture and discusses how a fixture is created.<u></u><u></u></span></p>
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<a name="m_1256357169880210996_§23.2(1)"></a><b><span style="font-size:13.5pt;font-family:"Times New Roman",serif;color:black">(1) Definition<u></u><u></u></span></b></p>
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<span style="font-size:13.5pt;font-family:"Times New Roman-Roman",serif;color:black">A fixture generally is defined as an article that was once movable or transferable personal property, i.e., a chattel, but by reason of annexation to or use in association
with land has come to be regarded as part of the land. <i>Gasaway v. Thomas</i>, <a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=56+Wash.+77&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">56
Wash. 77</a>, <a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=105+P.+168&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">105 P. 168</a> (1909). A fixture, however,
does retain its separate identity and may through severance be removed and become personalty again. <i>Allied Stores Corp. v. N.W. Bank</i>, <a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=2+Wn.App.+778&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">2
Wn.App. 778</a>, <a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=469+P.2d+993&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">469 P.2d 993</a> (1970).<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-top:11.25pt;margin-right:3.75pt;margin-left:0.5in;background:white">
<a name="m_1256357169880210996_§23.2(2)"></a><b><span style="font-size:13.5pt;font-family:"Times New Roman",serif;color:black">(2) Criteria for determining if a chattel has become a fixture<u></u><u></u></span></b></p>
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<span style="font-size:13.5pt;font-family:"Times New Roman-Roman",serif;color:black">The general test recognized in Washington for determining whether a chattel has become a fixture has been stated as follows:<u></u><u></u></span></p>
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<span style="font-size:13.5pt;font-family:"Times New Roman",serif;color:black">The true criterion of a fixture is the united application of these requisites: (1) Actual annexation to the realty, or something appurtenant thereto; (2) application to the use or
purpose to which that part of the realty with which it is connected is appropriated; and (3) the intention of the party making the annexation to make a permanent accession to the freehold.<u></u><u></u></span></p>
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<span style="font-size:13.5pt;font-family:"Times New Roman",serif;color:black">More recently, the general test for fixture determination has been stated as follows:<u></u><u></u></span></p>
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<span style="font-size:13.5pt;font-family:"Times New Roman",serif;color:black">At common law, personal property is a fixture and, therefore, part of real property if (1) the property is actually annexed to the realty, (2) its use or purpose is applied to or
integrated with the use of the realty, and (3) the annexing party intended a permanent addition to the freehold.<u></u><u></u></span></p>
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<i><span style="font-size:13.5pt;font-family:"Times New Roman",serif;color:black">King v. Rice,</span></i><span style="font-size:13.5pt;font-family:"Times New Roman",serif;color:black"> <a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=146+Wn.App.+662&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">146
Wn.App. 662</a>, <a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=191+P.3d+946&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">191 P.3d 946</a> (2008),<i> review
denied, </i><a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=165+Wn.2d+1049&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">165 Wn.2d 1049</a> (2009).<u></u><u></u></span></p>
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<i><span style="font-size:13.5pt;font-family:"Times New Roman",serif;color:black">Filley v. Christopher</span></i><span style="font-size:13.5pt;font-family:"Times New Roman",serif;color:black">, <a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=39+Wash.+22&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">39
Wash. 22</a>, 25, <a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=80+P.+834&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">80 P. 834</a> (1905).<u></u><u></u></span></p>
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<span style="font-size:13.5pt;font-family:"Times New Roman-Roman",serif;color:black">Each element of this three-pronged test must be met before an article may properly be considered a fixture, although the last element, intention, is deemed to be the most important. <i>State
Dep't of Revenue v. Boeing Co.</i>, <a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=85+Wn.2d+663&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">85 Wn.2d 663</a>, <a href="http://links.casemakerlegal.com/states/WA/books/Case_Law/results?ci=14&search%5bCite%5d=538+P.2d+505&fn=Washington%20Real%20Property%20Deskbook%20Fourth%20Edition%20Vol%201%20&%202" target="_blank">538
P.2d 505</a> (1975). Each of the three elements of the test are discussed separately below.<u></u><u></u></span></p>
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<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Sincerely,<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Eric<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Eric C. Nelsen<u></u><u></u></p>
<p class="MsoNormal">Sayre Law Offices, PLLC<u></u><u></u></p>
<p class="MsoNormal">1417 31st Ave South<u></u><u></u></p>
<p class="MsoNormal">Seattle WA 98144-3909<u></u><u></u></p>
<p class="MsoNormal">206-625-0092<u></u><u></u></p>
<p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style="color:rgb(5,99,193)">eric@sayrelawoffices.com</span></a><u></u><u></u></p>
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<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Laura Latta<br>
<b>Sent:</b> Wednesday, July 1, 2020 2:39 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com" target="_blank">wsbapt@lists.wsbarppt.com</a>><br>
<b>Subject:</b> [WSBAPT] Trees as Tangible Personal Property under RCW 11.12.260<u></u><u></u></p>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
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<p class="MsoNormal">Hello List Mates,<u></u><u></u></p>
<div>
<p class="MsoNormal">Does anyone have a cite for the proposition that a tree (planted in the ground) is not tangible personal property under RCW 11.12.260. <u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">Warmly,<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">Laura<br clear="all">
<u></u><u></u></p>
<div>
<p class="MsoNormal"><u></u> <u></u></p>
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<p class="MsoNormal">-- <u></u><u></u></p>
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<p class="MsoNormal"><b><span style="color:rgb(69,129,142)">Laura Latta<br>
Law Office of Laura Latta PLLC</span></b><u></u><u></u></p>
<p class="MsoNormal" style="background-image:initial;background-position:initial;background-repeat:initial">
<span style="color:rgb(102,102,102)">she/her</span><u></u><u></u></p>
<p style="margin:0in 0in 0.0001pt;line-height:13.15pt;background-image:initial;background-position:initial;background-repeat:initial">
<span style="color:rgb(102,102,102)">Phone (206) 841-2344</span><u></u><u></u></p>
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<span style="color:rgb(102,102,102)"><a href="http://www.LauraLatta.com" target="_blank">www.LauraLatta.com</a></span><u></u><u></u></p>
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<span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:rgb(102,102,102)">PO Box 82356</span><u></u><u></u></p>
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<span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:rgb(102,102,102)">Kenmore, WA 98028</span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(19,79,92)"> </span><u></u><u></u></p>
<p class="MsoNormal"><b><span style="color:rgb(68,68,68)">NOTICE: This communication may contain privileged or other confidential information. If you have received it in error, please advise the sender by
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<a href="http://mailman.fsr.com/mailman/listinfo/wsbapt" rel="noreferrer" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbapt</a></blockquote></div><br clear="all"><div><br></div>-- <br><div dir="ltr" class="gmail_signature"><div dir="ltr"><div><div dir="ltr"><p class="MsoNormal" style="background-image:initial;background-position:initial;background-repeat:initial"><font color="#45818e"><b>Laura Latta<br>Law Office of Laura Latta PLLC</b><u></u><u></u></font></p><p class="MsoNormal" style="background-image:initial;background-position:initial;background-repeat:initial"><font color="#666666">she/her</font></p><p style="margin:0in 0in 0.0001pt;line-height:13.15pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="color:rgb(102,102,102)">Phone (206) 841-2344</span><br></p><p class="MsoNormal" style="background-image:initial;background-position:initial;background-repeat:initial"><font color="#666666"><a href="http://www.LauraLatta.com" target="_blank">www.LauraLatta.com</a></font></p><p style="margin:0in 0in 0.0001pt;line-height:13.15pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif"><font color="#666666">PO Box 82356</font></span></p><p class="MsoNormal" style="background-image:initial;background-position:initial;background-repeat:initial"></p><p style="margin:0in 0in 0.0001pt;line-height:13.15pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif"><font color="#666666">Kenmore, WA 98028</font></span></p><p class="MsoNormal"><font color="#134f5c"><u></u> </font><u></u></p><p class="MsoNormal"><b><font color="#444444">NOTICE: This communication may contain privileged or other confidential information. If you have received it in error, please advise the sender by reply email and immediately delete the message and any attachments without copying it or disclosing its contents to others.</font></b></p></div></div></div></div>