<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns="http://www.w3.org/TR/REC-html40">
<head>
<meta http-equiv="Content-Type" content="text/html; charset=utf-8">
<meta name="Generator" content="Microsoft Word 14 (filtered medium)">
<!--[if !mso]><style>v\:* {behavior:url(#default#VML);}
o\:* {behavior:url(#default#VML);}
w\:* {behavior:url(#default#VML);}
.shape {behavior:url(#default#VML);}
</style><![endif]--><style><!--
/* Font Definitions */
@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;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:11.0pt;
font-family:"Calibri","sans-serif";}
a:link, span.MsoHyperlink
{mso-style-priority:99;
color:blue;
text-decoration:underline;}
a:visited, span.MsoHyperlinkFollowed
{mso-style-priority:99;
color:purple;
text-decoration:underline;}
p.MsoAcetate, li.MsoAcetate, 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";}
p.MsoListParagraph, li.MsoListParagraph, div.MsoListParagraph
{mso-style-priority:34;
margin-top:0in;
margin-right:0in;
margin-bottom:10.0pt;
margin-left:.5in;
mso-add-space:auto;
line-height:115%;
font-size:11.0pt;
font-family:"Calibri","sans-serif";}
p.MsoListParagraphCxSpFirst, li.MsoListParagraphCxSpFirst, div.MsoListParagraphCxSpFirst
{mso-style-priority:34;
mso-style-type:export-only;
margin-top:0in;
margin-right:0in;
margin-bottom:0in;
margin-left:.5in;
margin-bottom:.0001pt;
mso-add-space:auto;
line-height:115%;
font-size:11.0pt;
font-family:"Calibri","sans-serif";}
p.MsoListParagraphCxSpMiddle, li.MsoListParagraphCxSpMiddle, div.MsoListParagraphCxSpMiddle
{mso-style-priority:34;
mso-style-type:export-only;
margin-top:0in;
margin-right:0in;
margin-bottom:0in;
margin-left:.5in;
margin-bottom:.0001pt;
mso-add-space:auto;
line-height:115%;
font-size:11.0pt;
font-family:"Calibri","sans-serif";}
p.MsoListParagraphCxSpLast, li.MsoListParagraphCxSpLast, div.MsoListParagraphCxSpLast
{mso-style-priority:34;
mso-style-type:export-only;
margin-top:0in;
margin-right:0in;
margin-bottom:10.0pt;
margin-left:.5in;
mso-add-space:auto;
line-height:115%;
font-size:11.0pt;
font-family:"Calibri","sans-serif";}
span.BalloonTextChar
{mso-style-name:"Balloon Text Char";
mso-style-priority:99;
mso-style-link:"Balloon Text";
font-family:"Tahoma","sans-serif";}
span.EmailStyle20
{mso-style-type:personal;
font-family:"Times New Roman","serif";
color:windowtext;}
span.EmailStyle21
{mso-style-type:personal-reply;
font-family:"Calibri","sans-serif";
color:#1F497D;}
.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;}
div.WordSection1
{page:WordSection1;}
--></style><!--[if gte mso 9]><xml>
<o:shapedefaults v:ext="edit" spidmax="1027" />
</xml><![endif]--><!--[if gte mso 9]><xml>
<o:shapelayout v:ext="edit">
<o:idmap v:ext="edit" data="1" />
</o:shapelayout></xml><![endif]-->
</head>
<body lang="EN-US" link="blue" vlink="purple">
<div class="WordSection1">
<p class="MsoNormal"><span style="color:#1F497D">From a landlord perspective it’s quite difficult to deal with. Small landlords in particular tend to assume the state law governs; and they get in trouble with the Seattle tenant protection ordinance. The larger
landlords have lawyers or managers who know the law and generally comply.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="color:#1F497D">Roger Hawkes, WSBA # 5173<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">19909 Ballinger Way NE<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Shoreline, WA 98155<o:p></o:p></span></p>
<p class="MsoNormal"><span style="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="color:#1F497D">206 367 5000<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Fax is 206 367 4005<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></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""> Rob Rowley [mailto:rob@rowleylegal.com]
<br>
<b>Sent:</b> Wednesday, January 14, 2015 9:00 AM<br>
<b>To:</b> WSBA RPPT<br>
<b>Subject:</b> [WSBARP] Spokane To Potentially Have The Same City of Seattle Unlawful Detainer 'Just Cause' Ordinance? Question For City of Seattle Eviction Practitioners<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">I would like to hear from one or more of the city of Seattle eviction practitioners as to their experiences with the ‘just cause’ ordinance which I understand has been
around for close to 30 years. What is your practical experience of conducting an eviction within the city of Seattle versus outside of the city of Seattle. Being from Spokane we do not currently have a ‘just cause’ ordinance. For non-eviction practitioners,
a ‘just cause’ ordinance effectively does away with the residential ‘no cause’ 20 day notices (and by effect month-to-month tenancies.)</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">There is a move afoot for the a city of Spokane to adopt on almost identical ordinance which is set forth below. I'm wanting to get a feel for what one could expect as
a practitioner and what counsel I could give to my landlord clients (as they are already calling). Also, I am also a residential landlord myself.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Considering the political makeup of the city of Spokane Council it appears all but inevitable. Though, with politics you never know for sure.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Thank you.</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></b><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span></b><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><!--[if gte vml 1]><v:shapetype id="_x0000_t75" coordsize="21600,21600" o:spt="75" o:preferrelative="t" path="m@4@5l@4@11@9@11@9@5xe" filled="f" stroked="f">
<v:stroke joinstyle="miter" />
<v:formulas>
<v:f eqn="if lineDrawn pixelLineWidth 0" />
<v:f eqn="sum @0 1 0" />
<v:f eqn="sum 0 0 @1" />
<v:f eqn="prod @2 1 2" />
<v:f eqn="prod @3 21600 pixelWidth" />
<v:f eqn="prod @3 21600 pixelHeight" />
<v:f eqn="sum @0 0 1" />
<v:f eqn="prod @6 1 2" />
<v:f eqn="prod @7 21600 pixelWidth" />
<v:f eqn="sum @8 21600 0" />
<v:f eqn="prod @7 21600 pixelHeight" />
<v:f eqn="sum @10 21600 0" />
</v:formulas>
<v:path o:extrusionok="f" gradientshapeok="t" o:connecttype="rect" />
<o:lock v:ext="edit" aspectratio="t" />
</v:shapetype><v:shape id="_x0000_s1026" type="#_x0000_t75" alt="" style='position:absolute;margin-left:0;margin-top:0;width:64.5pt;height:97.5pt;z-index:251658240;mso-wrap-distance-left:9pt;mso-wrap-distance-top:0;mso-wrap-distance-right:9pt;mso-wrap-distance-bottom:0;mso-position-horizontal:left;mso-position-horizontal-relative:text;mso-position-vertical-relative:line' o:allowoverlap="f">
<v:imagedata src="cid:image001.jpg@01D02FDD.5AC08A30" o:title="image008.jpg@01D02FD8" />
<w:wrap type="square"/>
</v:shape><![endif]--><![if !vml]><img width="86" height="130" src="cid:image001.jpg@01D02FDD.5AC08A30" align="left" hspace="12" v:shapes="_x0000_s1026"><![endif]><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><o:p></o:p></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><o:p></o:p></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><o:p></o:p></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><o:p></o:p></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><o:p></o:p></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><o:p></o:p></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><o:p></o:p></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><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span><o:p></o:p></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><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span><o:p></o:p></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:image002.gif@01D02FDD.5AC08A30"></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:image003.gif@01D02FDD.5AC08A30"></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:image004.gif@01D02FDD.5AC08A30"></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:image005.jpg@01D02FDD.5AC08A30"></span></a><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman","serif""> </span><o:p></o:p></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><o:p></o:p></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><o:p></o:p></p>
<p class="MsoNormal" align="center" style="margin-left:.5in;text-align:center"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">Ordinance No. C-______</span><o:p></o:p></p>
<p class="MsoNormal" align="center" style="margin-left:.5in;text-align:center"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> AN ORDINANCE relating to just cause eviction of tenants; adopting a new section ______ to chapter _____ of the
Spokane Municipal Code.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">
</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> The City of Spokane does ordain:</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> Section 1. That there is adopted a new section ___ to chapter ____ of the Spokane Municipal Code to read as follows:</span><o:p></o:p></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">_________ Just Cause Eviction</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">A. Pursuant to provisions of the state Residential Landlord-Tenant Act (Chapter 59.18 RCW) owners may not evict
residential tenants without a court order, which can be issued by a court only after the tenant has an opportunity in a show cause hearing to contest the eviction (RCW 59.18.380). In addition, owners of housing units shall not evict or attempt to evict, nor
endeavor to recover possession of a rental unit from any tenant unless the owner can prove in court that just cause exists. The reasons for termination of tenancy or refusal to renew a lease are listed below, and no others, shall constitute just cause under
this section.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">1. The tenant fails to comply with a three day notice to pay rent or vacate pursuant to RCW 59.12.030(3); a
ten day notice to comply or vacate pursuant to RCW 59.12.030(4); or a three day notice to vacate for waste, nuisance (including a drug-related activity nuisance pursuant to RCW Chapter 7.43) or maintenance of an unlawful business or conduct pursuant to RCW
59.12.030(5);</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">2. The tenant habitually fails to pay rent when due which causes the owner to notify the tenant in writing
of late rent five or more times in a twenty four (24) month period;</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">3. The tenant fails to comply with a ten (10) day notice to comply or vacate that requires compliance with
a material term of the rental agreement or that requires compliance with a material obligation under RCW 59.18;</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">4. The tenant habitually fails to comply with the material terms of the rental agreement which causes the owner
to serve a ten day notice to comply or vacate four or more times in a twelve (12) month period;</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">5. The owner seeks possession and gives the tenant at least 90 days written notice prior to the date set for
vacating, which date shall coincide with the end of the term of a rental agreement, or if the agreement is month to month, with the last day of a monthly period, so that the owner or a member of his or her immediate family may occupy the unit as that person's
principal residence and no substantially equivalent unit is vacant and available in the same building. "Immediate family" shall include the owner's domestic partner, spouse, parents, grandparents, children, brothers and sisters of the owner, of the owner's
spouse, or of the owner's domestic partner. There shall be a rebuttable presumption of a violation of this subsection if the owner or a member of the owner's immediate family fails to occupy the unit as that person's principal residence for at least 60 consecutive
days during the 90 days immediately after the tenant vacated the unit pursuant to a notice of termination or eviction using this subparagraph as the cause for eviction;</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">6. The tenant's occupancy is conditioned upon employment on the property and the employment relationship is
terminated;</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">7. The owner seeks to do substantial rehabilitation in the building; provided that, the owner must obtain at
least one permit necessary for the rehabilitation. </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">8. The owner elects to demolish the building, convert it to a cooperative, or convert it to a nonresidential
use; provided that, the owner must obtain a permit necessary to demolish or change the use before terminating any tenancy.
</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">9. The owner seeks to discontinue use of a housing unit unauthorized by the Spokane Municipal Code after receipt
of a notice of violation thereof. The owner is required to pay relocation assistance to the tenant(s) of each such unit at least two weeks prior to the date set for termination of the tenancy, at the rate of:</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> a) $2,000 for a tenant household with an income during the past 12 months at or below 50 percent
of the County median income, or</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> b) Two months' rent for a tenant household with an income during the past 12 months above
50 percent of the County median income;</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">1. The owner seeks to reduce the number of individuals residing in a dwelling unit to comply with the maximum
limit of individuals allowed to occupy one dwelling unit , as required by Spokane Municipal Code, and:</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> a) The owner is unable to obtain a permit to allow the unit with that number of residents.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> b) The owner has served the tenants with a 30 day notice, informing the tenants that the number
of tenants exceeds the legal limit and must be reduced to the legal limit,</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> c) After expiration of the 30 day notice, the owner has served the tenants with and the
tenants have failed to comply with a ten day notice to comply with the limit on the number of occupants or vacate, and</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> d) If there is more than one rental agreement for the unit, the owner may choose which agreements
to terminate; provided that, the owner may either terminate no more than the minimum number of rental agreements necessary to comply with the legal limit on the number of occupants, or, at the owner's option, terminate only those
agreements involving the minimum number of occupants necessary to comply with the legal limit;</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">11. a) The owner seeks to reduce the number of individuals who reside in one dwelling unit
to comply with the legal limit after receipt of a notice of violation, and:</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> i) The owner has served the tenants with a 30 day notice,
informing the tenants that the number of tenants exceeds the legal limit and must be reduced to the legal limit; provided that, no 30 day notice is required if the number of tenants
was increased above the legal limit without the knowledge or consent of the owner;</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> ii) After expiration of the 30 day notice or at any time after
receipt of the notice of violation if no 30 day notice is required pursuant to subsection1.1.a, the owner has served the tenants with and the tenants have failed to comply with a
10 day notice to comply with the maximum legal limit on the number of occupants or vacate; and</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> iii) If there is more than one rental agreement for the unit, the
owner may choose which agreements to terminate; provided that, the owner may either terminate no more than the minimum number of rental agreements necessary to comply with
the legal limit on the number of occupants, or, at the option of the owner, terminate only those agreements involving the minimum number of occupants necessary to
comply with the legal limit.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> b)</span>
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">For any violation of the maximum legal limit on the number of individuals allowed to reside in a unit that occurred with the knowledge or consent of the owner, the
owner is required to pay relocation assistance to the tenant(s) of each such unit at least two weeks prior to the date set for termination of the tenancy, at the rate of:</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> i) $2,000 for a tenant household with an income during the
past 12 months at or below 50 percent of the county median income, or</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> ii) Two months' rent for a tenant household with an income
during the past 12 months above 50 percent of the county median income;</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">12. An emergency order requiring that the housing unit be vacated and closed has been issued and the emergency
conditions identified in the order have not been corrected.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">13. The owner seeks to discontinue sharing with a tenant of the owner's own housing unit, i.e., the unit in which
the owner resides, seeks to terminate the tenancy of a tenant of an accessory dwelling unit that is accessory to the housing unit in which the owner resides or seeks to terminate the tenancy of a tenant in a single-family dwelling unit and the owner resides
in an accessory dwelling unit on the same lot.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:1.0in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">B. Any rental agreement provision which waives or purports to waive any right, benefit or entitlement created
by this section shall be deemed void and of no lawful force or effect.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">C, With any termination notices required by law, owners terminating any tenancy protected by this section shall
advise the affected tenant or tenants in writing of the reasons for the termination and the facts in support of those reasons.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">D. If a tenant who has received a notice of termination of tenancy claiming any subsection set forth above as
the ground for termination believes that the owner does not intend to carry out the stated reason for eviction and makes a complaint to Code Enforcement, then the owner must, within ten days of being notified by the Code Enforcement of the complaint, complete
and file with Code Enforcement, a certification stating the owner's intent to carry out the stated reason for the eviction. The failure of the owner to complete and file such a certification after a complaint by the tenant shall be a defense for the tenant
in an eviction action based on this ground.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">E. In any action commenced to evict or to otherwise terminate the tenancy of any tenant, it shall be a defense
to the action that there was no just cause for such eviction or termination.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">F. It shall be a violation of this section for any owner to evict or attempt to evict any tenant or otherwise
terminate or attempt to terminate the tenancy of any tenant using a notice which references any subsection set forth above as grounds for eviction or termination of tenancy without fulfilling or carrying out the stated reason for or condition justifying the
termination of such tenancy.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">G. An owner who evicts or attempts to evict a tenant or who terminates or attempts to terminate the tenancy of
a tenant using a notice which references any subsection set forth above as the ground for eviction or termination of tenancy without fulfilling or carrying out the stated reason for or condition justifying the termination of such tenancy shall be liable to
such tenant in a private right for action for damages up to $2,000, costs of suit or arbitration and reasonable attorney's fees.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">H. For the purposes of this section, a “tenant” shall mean a person occupying or holding possession of a building
or premises pursuant to a rental agreement, including an expired rental agreement.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">I. A code compliance officer is authorized to issue and serve a violation notice upon reasonable belief that
a violation of one or more provisions of this section has occurred.</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoListParagraphCxSpFirst" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:.75in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">1.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">The violation notice shall be issued to the property owner of record.</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:.75in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">2.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">The violation notice may be served by means of personal service, or by mailing a copy of the abatement notice to such person at his last known address as determined by the code
compliance officer by certified mail, with a five-day return receipt requested.</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:.75in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">3.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">The violation notice shall contain substantially the following information:</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:1.25in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">a.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">The name and address of the person to whom the notice is issued.
</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:1.25in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">b.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">The location of the subject property by address.
</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:1.25in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">c.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">A description of the reasons for which the City deems there to be a violation of this section.
</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:1.25in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">d.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">A description of the corrective action necessary to eliminate the violation.
</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:1.25in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">e.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">The date by which the corrective action must be completed.
</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:1.25in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">f.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">A statement that the person(s) to whom the notice of violation is issued, if they wish to appeal the notice, they may submit a written notice of appeal and pay the appeal fee
in SMC 8.02.087 to the office of the hearing examiner. </span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:1.25in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">g.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">A statement that if any of the persons to whom the notice of violation is issued fail to submit a notice of appeal within ten calendar days of the date of the notice or fail
to voluntarily remedy the violation by the date required, the City or its designee may issue a class 1 civil infraction.
</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:1.25in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="margin:0in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">J. Hearings on contested violation notices are to be scheduled and heard before the hearing examiner.</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="margin:0in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:.75in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">1.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">The hearing examiner will conduct the hearing required by this section no more than eighteen calendar days after the appeal is filed.</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:.75in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">2.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">An appellant may appear in person at the hearing or present a written statement to explain the grounds for appeal. The hearing examiner must receive the written statement in
time for consideration at the hearing. The appellant may be represented by counsel at the hearing, may present evidence and ask questions related to the notice of violation, and may call witnesses to testify on his behalf.</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:.75in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">3.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">Any tenant of the property subject to a violation notice shall have a right to appear, to testify, and to present evidence regarding the facts supporting the notice of violation.</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpMiddle" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:.75in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">4.</span><span style="font-size:7.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black">The hearing examiner shall determine whether the City has established, by a preponderance of the evidence that a violation has occurred and that the required corrective action
is reasonable and shall affirm, modify, or vacate the decisions regarding the alleged violation and/or the required corrective action.</span><o:p></o:p></p>
<p class="MsoListParagraphCxSpLast" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:0in;margin-left:.75in;margin-bottom:.0001pt;mso-add-space:auto;text-align:justify;line-height:normal">
<span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:black"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">PASSED by the City Council on
<u> ____</u>.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">
<u> </u></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> Council President</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Attest: Approved as to form:</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><u><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">
</span></u><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">
<u> </u></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">City Clerk Assistant City Attorney</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><u><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">
</span></u><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">
<u> </u></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Mayor Date</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">
<u> </u></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> Effective Date</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-family:"Arial","sans-serif""> </span><o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
</div>
</body>
</html>