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--></style></head><body lang="EN-US" link="blue" vlink="purple"><div class="WordSection1"><p class="MsoNormal"><span style="font-size:11.0pt;color:#1f497d">Typically partial payment does not vitiate the three day notice. See below. However, I always advise my landlord clients that if you give a three day notice and receive a substantial payment, typically more than 50%, then the safest approach would be to re-issue a new three day notice with the new amount so that you don't have to argue these issues to a judge or court commissioner who is clueless on these issues. Less satellite litigation.</span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#1f497d">I typically have the return date on my summons to be close of business on last business day before the show cause hearing.</span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#1f497d"> </span></p><p style="line-height:16.9pt;background:white"><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222">E.<span class="apple-converted-space"> </span><i>Non<span class="apple-converted-space"> </span></i></span><b><i><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:black;background:#ffffcc">Waiver</span></i></b><span class="apple-converted-space"><i><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222"> </span></i></span><i><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222">of<span class="apple-converted-space"> </span></span></i><b><i><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:black;background:#ffffcc">Rent</span></i></b><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222"></span></p><p style="line-height:16.9pt;background:white;text-align:start;word-spacing:0px"><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222">The well established rule in Washington is that if a landlord accepts<span class="apple-converted-space"> </span></span><b><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:black;background:#ffffcc">rent</span></b><span class="apple-converted-space"><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222"> </span></span><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222">with knowledge of a prior breach of a lease covenant, the landlord waives the right to<span class="apple-converted-space"> </span><a href="http://scholar.google.com/scholar_case?case=10737901391714598689&q=59.18+partial+rent+waiver&hl=en&as_sdt=4,48#p332"><span style="font-size:10.0pt;color:#aaaaaa;background:white">332</span></a><a href="http://scholar.google.com/scholar_case?case=10737901391714598689&q=59.18+partial+rent+waiver&hl=en&as_sdt=4,48#p332" id="p332"><span style="font-size:10.0pt;color:#aaaaaa">*332</span></a>evict based on that breach.<a name="r[17]"></a><a href="http://scholar.google.com/scholar_case?case=10737901391714598689&q=59.18+partial+rent+waiver&hl=en&as_sdt=4,48#[17]"><sup><span style="color:#660099">[17]</span></sup></a><span class="apple-converted-space"> </span>However, a "landlord does not waive defaults in<span class="apple-converted-space"> </span></span><b><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:black;background:#ffffcc">rent</span></b><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222">by accepting<span class="apple-converted-space"> </span></span><b><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:black;background:#ffffcc">rent</span></b><span class="apple-converted-space"><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222"> </span></span><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222">after a three-day notice if he applies the receipts to earliest<span class="apple-converted-space"> </span></span><b><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:black;background:#ffffcc">rent</span></b><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222">first and there is still some<span class="apple-converted-space"> </span></span><b><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:black;background:#ffffcc">rent</span></b><span class="apple-converted-space"><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222"> </span></span><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222">owing for the period before the notice."<a name="r[18]"></a><a href="http://scholar.google.com/scholar_case?case=10737901391714598689&q=59.18+partial+rent+waiver&hl=en&as_sdt=4,48#[18]"><sup><span style="color:#660099">[18]</span></sup></a></span></p><p class="MsoNormal" align="center" style="text-align:center;line-height:16.9pt;background:white"><b><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222">958 P.2d 327 (1998)</span></b><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:#222222"></span></p><p class="MsoNormal" align="center" style="margin-right:0in;margin-bottom:12.0pt;margin-left:0in;text-align:center;line-height:16.9pt;background:white"><b><span style="font-size:13.5pt;font-family:"Arial","sans-serif";color:#222222">HOUSING RESOURCE GROUP, dba The Graham/Terry Apts., Respondents,<br>v.<br>Kevin PRICE, Appellant.</span></b></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#1f497d"> </span></p><div><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><p class="MsoNormal" style="line-height:12.0pt"><img width="86" height="130" src="cid:image003.jpg@01D00985.433E4880" align="left" hspace="12"><b><span style="font-size:10.0pt;color:#1f497d">Robert R. Rowley</span></b><span style="font-size:10.0pt;color:#1f497d"> | Attorney at Law</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#1f497d">505 W. Riverside Ave, Suite 500</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#1f497d">Spokane, WA 99201</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#1f497d">Telephone: (509) 252-5074</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#1f497d">Mobile: (509) 994-1143</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#1f497d">Facsimile: (509) 928-3084</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#1f497d">Email: </span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"><a href="mailto:rob@rowleylegal.com"><span style="font-size:10.0pt;font-family:"Times New Roman","serif"">rob@rowleylegal.com</span></a></span><span style="font-size:10.0pt;color:#1f497d"></span></p><p class="MsoNormal"><span style="font-size:10.0pt;color:#1f497d">Web Site: </span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"><a href="http://www.rowleylegal.com/"><span style="font-size:10.0pt;font-family:"Times New Roman","serif"">www.rowleylegal.com</span></a></span><span style="font-size:10.0pt;color:#1f497d"></span></p></div><p class="MsoNormal"><span style="font-size:11.0pt;color:#1f497d"> </span></p><div><div style="border:none;border-top:solid #b5c4df 1.0pt;padding:3.0pt 0in 0in 0in"><p 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> [mailto:<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Roger Hawkes<br><b>Sent:</b> Wednesday, November 26, 2014 2:09 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Unlawful detainer - timing show cause</span></p></div></div><p class="MsoNormal"> </p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d">Josh: I think you have to do a new three day notice if you accept partial rent. I haven’t researched that for a long time, but my aging gray matter sends forth that vague memory</span><span style="font-size:11.0pt;font-family:Wingdings;color:#1f497d">J</span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><div><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d">Roger Hawkes, WSBA # 5173</span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d">19909 Ballinger Way NE</span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d">Shoreline, WA 98155</span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"><a href="http://www.hawkeslawfirm.com">www.hawkeslawfirm.com</a></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d">206 367 5000</span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d">Fax is 206 367 4005</span></p></div><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><div><div style="border:none;border-top:solid #b5c4df 1.0pt;padding:3.0pt 0in 0in 0in"><p 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""> Josh Grant [<a href="mailto:jgrant@accima.com">mailto:jgrant@accima.com</a>] <br><b>Sent:</b> Wednesday, November 26, 2014 1:58 PM<br><b>To:</b> wsbar<br><b>Subject:</b> [WSBARP] Unlawful detainer - timing show cause</span></p></div></div><p class="MsoNormal"> </p><div><div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black">Listmates</span></p></div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black"> </span></p></div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black">I only do UD/s about once a year. this is a residential tenancy. We are not worried about a deficiency judgment., client just wants probable drug user out and our basis is failure pay rent. we have served 3 day notice to pay or vacate. got only a partial payment of rent, and now additional months are owing.</span></p></div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black"> </span></p></div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black">Do you set the date out near the end of the 30 days on the order to show cause so that you have plenty of time to arrange to get the order to show cause etc served?</span></p></div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black"> </span></p></div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black">and do you put the date for response on the eviction summons a day before the hearing (even if that is over 20 days?) so that when you get to the hearing you can get a default and Order (of eviction) ON Show cause entered at the same time?</span></p></div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black"> </span></p></div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black">thanks</span></p></div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black"> </span></p></div><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black">Joshua F. Grant, PS<br>Attorney at Law<br>P. O. Box 619<br>Wilbur, WA 99185<br>tel 509 647 5578<br>fax 509 647 2734</span></p></div></div></div></div></body></html>