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--></style></head><body lang="EN-US" link="blue" vlink="purple"><div class="WordSection1"><p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1f497d">Good morning Howard,</span></p><p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1f497d">I thought you’d already be in Phoenix snowbirding for the season. For you westside practitioners - Howard Herman is one of those great lawyers who have a very low bar number and is always a pleasure to litigate against. Always learn something from Howard. He can prevail in litigation and still make you feel good.</span></p><p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1f497d">I respectfully disagree with you as to the need to have mathematical precision when calculating damages on the security deposit disposition form. One common reason why the landlord would not be able to get mathematical precise damages is that 14 days goes awfully quick when a tenant moves out on a Friday night and the landlord that has to take possession until Monday and then locates contractors to come and give them a bid. – try getting 2 or 3 bids and the timeframe increases exponentially. This is especially true with out-of-state landlords who don’t know anyone and are having to ask around/do research to locate a reputable contractor.</span></p><p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1f497d">As I mentioned before, I agree with you that the lease provision that I cited below was noncompliant. I've already advised my landlord client accordingly.</span></p><p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1f497d">Have a great winter and I will see you in the spring.</span></p><p class="MsoNormal"><span style="font-family:"Times New Roman","serif";color:#1f497d"> </span></p><div><p class="MsoNormal"><span style="color:#1f497d"> </span></p><p class="MsoNormal" style="line-height:12.0pt"><img width="86" height="130" src="cid:image003.jpg@01D01512.4EA18FF0" align="left" hspace="12"><b><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#1f497d">Robert R. Rowley</span></b><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#1f497d"> | Attorney at Law</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#1f497d">505 W. Riverside Ave, Suite 500</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#1f497d">Spokane, WA 99201</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#1f497d">Telephone: (509) 252-5074</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#1f497d">Mobile: (509) 994-1143</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#1f497d">Facsimile: (509) 928-3084</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#1f497d">Email: </span><span style="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;font-family:"Times New Roman","serif";color:#1f497d"></span></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#1f497d">Web Site: </span><span style="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;font-family:"Times New Roman","serif";color:#1f497d"></span></p></div><p class="MsoNormal"><span style="font-family:"Times New Roman","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""> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Jane Bitz<br><b>Sent:</b> Wednesday, December 10, 2014 5:06 PM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> Re: [WSBAPT] RCW 59.18.260 - Security Deposit Question</span></p></div></div><p class="MsoNormal"> </p><p class="MsoNormal"><span style="color:#1f497d">Thanks, Howard!</span></p><p class="MsoNormal"><span style="color:#1f497d">My son had a Pullman landlord charge him $6.00 x 12 for each outlet cover in his apartment to be replaced by a licensed electrician. He accepted the remaining deposit money and signed off on the “damage report” before telling me. Bad landlord.</span></p><p class="MsoNormal"><span style="color:#1f497d">Jane Bitz.</span></p><p class="MsoNormal"><span style="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:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">mailto:wsbapt-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>hhherman2<br><b>Sent:</b> Wednesday, December 10, 2014 4:40 PM<br><b>To:</b> 'WSBA Probate & Trust Listserv'<br><b>Subject:</b> Re: [WSBAPT] RCW 59.18.260 - Security Deposit Question</span></p></div></div><p class="MsoNormal"> </p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Hi Rob.</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Your lease para 31 does not comply with the statute by a mile. Maybe two miles. You won’t get one of those past me without a fight.</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Your landlord doesn’t even have a check list. The statute requires the landlord to produce one at the request of the tenant. </span><span style="font-size:14.0pt;font-family:"Arial","sans-serif"">“The tenant has the right to request one free replacement copy of the written checklist.”</span></p><p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Arial","sans-serif""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Para 31 is not even a shadow of what is required by the statute and it is buried in the boilerplate of a printed document.</span></p><p class="MsoNormal"><span style="font-size:11.5pt;font-family:"Arial","sans-serif"">The statute requires “a written checklist or <b>statement </b></span><b><span style="font-size:20.0pt;font-family:"Arial","sans-serif"">specifically</span></b><b><span style="font-size:11.5pt;font-family:"Arial","sans-serif""> describing” a number of specific items. </span></b></p><p class="MsoNormal"><b><span style="font-size:11.5pt;font-family:"Arial","sans-serif""> </span></b></p><p class="MsoNormal"><span style="font-size:11.5pt;font-family:"Arial","sans-serif"">As to the appellate case, The landlord’ estimate $X has to be weighed against the tenant’s estimate “none”. I see no reason for the landlord not to know precisely the amount of damage if he has any intention of making repairs. When I wear the black hat and have to prepare pleadings for the landlord, I nearly always have that argument with the landlord. Often the landlord has no intention of making repairs. I am glad Neil is taking it up.</span></p><p class="MsoNormal"><span style="font-size:11.5pt;font-family:"Arial","sans-serif""> </span></p><p class="MsoNormal"><span style="font-size:11.5pt;font-family:"Arial","sans-serif"">See you in court.</span></p><p class="MsoNormal"><span style="font-size:11.5pt;font-family:"Arial","sans-serif""> </span></p><p class="MsoNormal"><span style="font-size:11.5pt;font-family:"Arial","sans-serif"">Howard Herman</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span></p><div><div style="border:none;border-top:solid #e1e1e1 1.0pt;padding:3.0pt 0in 0in 0in"><p class="MsoNormal"><b>From:</b> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">mailto:wsbapt-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Rob Rowley<br><b>Sent:</b> Wednesday, December 10, 2014 11:00 AM<br><b>To:</b> WSBA RPPT; <a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br><b>Subject:</b> [WSBAPT] RCW 59.18.260 - Security Deposit Question</p></div></div><p class="MsoNormal"> </p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">I was wanting to hear from some of the unlawful detainer gurus as to the below lease provision as it plays out against RCW 59.18.2 60.</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">I've had the situation a couple times previous where there will be a dispute with the tenant over the deposit and when I ask the my landlord clients to produce a copy of the fully executed property condition checklist that the landlord says I don't have one and that what I have is set forth in the lease. Typically, something similar to what you see below in that the provision is tucked away inside of the lease as opposed to a separate document.</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">I'm of the school of thought that any time you have a security deposit dispute unless you have a fully executed separate document and you are timely on the 14 day letter that you should always return the deposit as small claims judges are legendarily tenant friendly. (At least here in Spokane County)</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Any thoughts on enforceability of the provision tucked away inside of the lease versus a separate written document? I’d say the lease provision fails as it doesn’t fully comply with what is required in the statute.</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Thanks.</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><img border="0" width="804" height="106" id="_x0000_i1025" src="cid:image004.jpg@01D01511.80C4E8C0" alt="cid:a7d437d5c07f488d869861e33792a1aa"></span></p><p class="MsoNormal"> </p><p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></b></p><p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></b></p><table class="MsoNormalTable" border="0" cellspacing="0" cellpadding="0" width="100%" style="width:100.0%"><tr><td valign="bottom" style="padding:0in 3.75pt 0in 0in"><h2 style="margin:0in;margin-bottom:.0001pt"><span style="font-size:13.5pt;font-family:"Arial Black","sans-serif";color:black;font-weight:normal">RCW 59.18.260</span></h2><h1 style="margin-bottom:7.5pt"><span style="font-size:18.0pt;font-family:"Arial Black","sans-serif";color:black;font-weight:normal">Moneys paid as deposit or security for performance by tenant — Written rental agreement to specify terms and conditions for retention by landlord — Written checklist required.</span></h1></td><td nowrap valign="top" style="padding:0in 3.75pt 0in 0in"></td></tr></table><p style="text-align:start;word-spacing:0px"><span style="font-size:11.5pt;font-family:"Arial","sans-serif";color:black">If any moneys are paid to the landlord by the tenant as a deposit or as security for performance of the tenant's obligations in a lease or rental agreement, the lease or rental agreement shall be in writing and shall include the terms and conditions under which the deposit or portion thereof may be withheld by the landlord upon termination of the lease or rental agreement. If all or part of the deposit may be withheld to indemnify the landlord for damages to the premises for which the tenant is responsible, the rental agreement shall be in writing and shall so specify. No deposit may be collected by a landlord unless the rental agreement is in writing and a written checklist or <b>statement specifically describing the condition and cleanliness of or existing damages to the premises and furnishings, including, but not limited to, walls, floors, countertops, carpets, drapes, furniture, and appliances, is provided by the landlord to the tenant at the commencement of the tenancy. </b>The checklist or statement shall be signed and dated by the landlord and the tenant, and the tenant shall be provided with a copy of the signed checklist or statement. No such deposit shall be withheld on account of normal wear and tear resulting from ordinary use of the premises. The tenant has the right to request one free replacement copy of the written checklist. If the landlord collects a deposit without providing a written checklist at the commencement of the tenancy, the landlord is liable to the tenant for the amount of the deposit, and the prevailing party may recover court costs and reasonable attorneys' fees. This section does not limit the tenant's right to recover moneys paid as damages or security under RCW<span class="apple-converted-space"> </span><a href="http://apps.leg.wa.gov/rcw/default.aspx?cite=59.18.280"><span style="color:#2b674d">59.18.280</span></a>.</span></p><p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></b></p><p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></b></p><p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></b></p><p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></b></p><p class="MsoNormal" style="line-height:12.0pt"><img width="69" height="104" src="cid:image006.jpg@01D01512.4EA18FF0" align="left" hspace="10"><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></p><p 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></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman","serif"">Spokane, WA 99201</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman","serif"">Telephone: (509) 252-5074</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman","serif"">Mobile: (509) 994-1143</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman","serif"">Facsimile: (509) 928-3084</span></p><p 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"><span style="font-size:10.0pt;font-family:"Times New Roman","serif"">rob@rowleylegal.com</span></a></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman","serif"">Web Site: </span><a href="http://www.rowleylegal.com/"><span style="font-size:10.0pt;font-family:"Times New Roman","serif"">www.rowleylegal.com</span></a></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></p><p 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></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></p><p class="MsoNormal"><a href="https://www.facebook.com/rowleylegal"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_2" src="cid:image007.gif@01D01511.80C4E8C0"></span></a><a href="https://www.linkedin.com/pub/rob-rowley/11/172/b20"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_3" src="cid:image009.gif@01D01511.80C4E8C0"></span></a><a href="https://twitter.com/ROBERTRROWLEY"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_4" src="cid:image010.gif@01D01511.80C4E8C0"></span></a><a href="http://www.yelp.com/biz/robert-r-rowley-spokane"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none"><img border="0" width="43" height="21" id="Picture_x0020_5" src="cid:image011.jpg@01D01511.80C4E8C0"></span></a></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></p><p 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></p><p 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></p><p class="MsoNormal"> </p></div></body></html>