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<DIV style="FONT-SIZE: 12pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV>thanks. </DIV>
<DIV>I was really looking for confirmation of the <FONT
face="Times New Roman"><FONT color=#1f497d>“<FONT style="FONT-SIZE: 11pt">the
return date on my summons to be close of business on last business day before
the show cause hearing”</FONT></FONT></FONT></DIV>
<DIV><FONT color=#1f497d face="Times New Roman"></FONT> </DIV>
<DIV><FONT color=#1f497d face="Times New Roman">Client called after I had the
complaint summons, pet for order to show cause and order to show cause, and I
was ready to file it all later in the day..... tenant moved out. good
news.</FONT></DIV>
<DIV><FONT color=#1f497d face="Times New Roman"></FONT> </DIV>
<DIV><FONT color=#1f497d face="Times New Roman">I will keep this for the next
time.</FONT></DIV>
<DIV><FONT color=#1f497d face="Times New Roman"></FONT> </DIV>
<DIV><FONT color=#1f497d face="Times New Roman">Josh</FONT></DIV>
<DIV
style='FONT-SIZE: small; TEXT-DECORATION: none; FONT-FAMILY: "Calibri"; FONT-WEIGHT: normal; COLOR: #000000; FONT-STYLE: normal; DISPLAY: inline'>
<DIV style="FONT: 10pt tahoma">
<DIV> </DIV>
<DIV style="BACKGROUND: #f5f5f5">
<DIV style="font-color: black"><B>From:</B> <A title=Roger@law-hawks.com
href="mailto:Roger@law-hawks.com">Roger Hawkes</A> </DIV>
<DIV><B>Sent:</B> Wednesday, November 26, 2014 2:43 PM</DIV>
<DIV><B>To:</B> <A title=wsbarp@lists.wsbarppt.com
href="mailto:wsbarp@lists.wsbarppt.com">WSBA Real Property Listserv</A> </DIV>
<DIV><B>Subject:</B> Re: [WSBARP] Unlawful detainer - timing show
cause</DIV></DIV></DIV>
<DIV> </DIV></DIV>
<DIV
style='FONT-SIZE: small; TEXT-DECORATION: none; FONT-FAMILY: "Calibri"; FONT-WEIGHT: normal; COLOR: #000000; FONT-STYLE: normal; DISPLAY: inline'>
<DIV class=WordSection1>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>Thanks,
Rob. <o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>Have
a great weekend</SPAN><SPAN
style="FONT-SIZE: 11pt; FONT-FAMILY: wingdings; COLOR: #1f497d">J</SPAN><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'><o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'><o:p></o:p></SPAN> </P>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>Roger
Hawkes, WSBA # 5173<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>19909
Ballinger Way NE<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>Shoreline,
WA 98155<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'><A
href="http://www.hawkeslawfirm.com"><SPAN
style="COLOR: blue">www.hawkeslawfirm.com</SPAN></A><o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>206
367 5000<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>Fax
is 206 367 4005<o:p></o:p></SPAN></P></DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'><o:p></o:p></SPAN> </P>
<DIV>
<DIV
style="BORDER-TOP: #b5c4df 1pt solid; BORDER-RIGHT: medium none; BORDER-BOTTOM: medium none; PADDING-BOTTOM: 0in; PADDING-TOP: 3pt; PADDING-LEFT: 0in; BORDER-LEFT: medium none; PADDING-RIGHT: 0in">
<P class=MsoNormal><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'>From:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'> Rob Rowley
[mailto:rob@rowleylegal.com] <BR><B>Sent:</B> Wednesday, November 26, 2014 2:29
PM<BR><B>To:</B> WSBA Real Property Listserv<BR><B>Subject:</B> Re: [WSBARP]
Unlawful detainer - timing show cause<o:p></o:p></SPAN></P></DIV></DIV>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 11pt; 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><o:p></o:p></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 11pt; COLOR: #1f497d"> </SPAN><o:p></o:p></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 11pt; 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><o:p></o:p></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 11pt; COLOR: #1f497d"> </SPAN><o:p></o:p></P>
<P style="BACKGROUND: white; LINE-HEIGHT: 16.9pt"><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"; BACKGROUND: #ffffcc; COLOR: black'>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"; BACKGROUND: #ffffcc; COLOR: black'>Rent</SPAN></I></B><o:p></o:p></P>
<P style="BACKGROUND: white; WORD-SPACING: 0px; LINE-HEIGHT: 16.9pt"><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"; BACKGROUND: #ffffcc; COLOR: black'>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: 10pt; BACKGROUND: white; COLOR: #aaaaaa">332</SPAN></A><A
id=p332
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: 10pt; 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"; BACKGROUND: #ffffcc; COLOR: black'>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"; BACKGROUND: #ffffcc; COLOR: black'>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"; BACKGROUND: #ffffcc; COLOR: black'>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"; BACKGROUND: #ffffcc; COLOR: black'>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><o:p></o:p></P>
<P class=MsoNormal
style="BACKGROUND: white; TEXT-ALIGN: center; LINE-HEIGHT: 16.9pt"
align=center><B><SPAN
style='FONT-SIZE: 11.5pt; FONT-FAMILY: "Arial","sans-serif"; COLOR: #222222'>958
P.2d 327 (1998)</SPAN></B><o:p></o:p></P>
<P class=MsoNormal
style="MARGIN-BOTTOM: 12pt; BACKGROUND: white; TEXT-ALIGN: center; LINE-HEIGHT: 16.9pt"
align=center><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><o:p></o:p></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 11pt; COLOR: #1f497d"> </SPAN><o:p></o:p></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 11pt; COLOR: #1f497d"> </SPAN><o:p></o:p></P>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'> </SPAN><o:p></o:p></P>
<P class=MsoNormal style="LINE-HEIGHT: 12pt"><IMG hspace=12
src="cid:38F8D82F3DDF4740826CD963757968D2@JoshPC" width=86 align=left height=130
v:shapes="_x0000_s1026"><B><SPAN style="FONT-SIZE: 10pt; COLOR: #1f497d">Robert
R. Rowley</SPAN></B><SPAN style="FONT-SIZE: 10pt; COLOR: #1f497d"> | Attorney at
Law</SPAN><o:p></o:p></P>
<P class=MsoNormal style="LINE-HEIGHT: 12pt"><SPAN
style="FONT-SIZE: 10pt; COLOR: #1f497d">505 W. Riverside Ave, Suite
500</SPAN><o:p></o:p></P>
<P class=MsoNormal style="LINE-HEIGHT: 12pt"><SPAN
style="FONT-SIZE: 10pt; COLOR: #1f497d">Spokane, WA
99201</SPAN><o:p></o:p></P>
<P class=MsoNormal style="LINE-HEIGHT: 12pt"><SPAN
style="FONT-SIZE: 10pt; COLOR: #1f497d">Telephone: (509)
252-5074</SPAN><o:p></o:p></P>
<P class=MsoNormal style="LINE-HEIGHT: 12pt"><SPAN
style="FONT-SIZE: 10pt; COLOR: #1f497d">Mobile: (509)
994-1143</SPAN><o:p></o:p></P>
<P class=MsoNormal style="LINE-HEIGHT: 12pt"><SPAN
style="FONT-SIZE: 10pt; COLOR: #1f497d">Facsimile: (509)
928-3084</SPAN><o:p></o:p></P>
<P class=MsoNormal style="LINE-HEIGHT: 12pt"><SPAN
style="FONT-SIZE: 10pt; COLOR: #1f497d">Email: </SPAN><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'><A
href="mailto:rob@rowleylegal.com"><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Times New Roman","serif"'>rob@rowleylegal.com</SPAN></A></SPAN><o:p></o:p></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 10pt; COLOR: #1f497d">Web Site:
</SPAN><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'><A
href="http://www.rowleylegal.com/"><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Times New Roman","serif"'>www.rowleylegal.com</SPAN></A></SPAN><o:p></o:p></P></DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 11pt; COLOR: #1f497d"> </SPAN><o:p></o:p></P>
<DIV>
<DIV
style="BORDER-TOP: #b5c4df 1pt solid; BORDER-RIGHT: medium none; BORDER-BOTTOM: medium none; PADDING-BOTTOM: 0in; PADDING-TOP: 3pt; PADDING-LEFT: 0in; BORDER-LEFT: medium none; PADDING-RIGHT: 0in">
<P class=MsoNormal><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'>From:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; 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><o:p></o:p></P></DIV></DIV>
<P class=MsoNormal> <o:p></o:p></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; 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: 11pt; FONT-FAMILY: wingdings; COLOR: #1f497d">J</SPAN><o:p></o:p></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'> </SPAN><o:p></o:p></P>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>Roger
Hawkes, WSBA # 5173</SPAN><o:p></o:p></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>19909
Ballinger Way NE</SPAN><o:p></o:p></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>Shoreline,
WA 98155</SPAN><o:p></o:p></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'><A
href="http://www.hawkeslawfirm.com">www.hawkeslawfirm.com</A></SPAN><o:p></o:p></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>206
367 5000</SPAN><o:p></o:p></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'>Fax
is 206 367 4005</SPAN><o:p></o:p></P></DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri","sans-serif"; COLOR: #1f497d'> </SPAN><o:p></o:p></P>
<DIV>
<DIV
style="BORDER-TOP: #b5c4df 1pt solid; BORDER-RIGHT: medium none; BORDER-BOTTOM: medium none; PADDING-BOTTOM: 0in; PADDING-TOP: 3pt; PADDING-LEFT: 0in; BORDER-LEFT: medium none; PADDING-RIGHT: 0in">
<P class=MsoNormal><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'>From:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; 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><o:p></o:p></P></DIV></DIV>
<P class=MsoNormal> <o:p></o:p></P>
<DIV>
<DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-FAMILY: "Calibri","sans-serif"; COLOR: black'>Listmates</SPAN><o:p></o:p></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-FAMILY: "Calibri","sans-serif"; COLOR: black'> </SPAN><o:p></o:p></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><o:p></o:p></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-FAMILY: "Calibri","sans-serif"; COLOR: black'> </SPAN><o:p></o:p></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><o:p></o:p></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-FAMILY: "Calibri","sans-serif"; COLOR: black'> </SPAN><o:p></o:p></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><o:p></o:p></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-FAMILY: "Calibri","sans-serif"; COLOR: black'> </SPAN><o:p></o:p></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-FAMILY: "Calibri","sans-serif"; COLOR: black'>thanks</SPAN><o:p></o:p></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-FAMILY: "Calibri","sans-serif"; COLOR: black'> </SPAN><o:p></o:p></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><o:p></o:p></P></DIV></DIV></DIV></DIV>
<P>
<HR>
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