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--></style></head><body lang="EN-US" link="blue" vlink="purple"><div class="WordSection1"><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Is a licensed Washington residential real estate broker entitled to a commission where they locate and have an signed RESPA with a ready, willing and able residential purchaser for the exact sale amount set forth in the listing agreement but the seller is being incredibly difficult and refuses to sell to the buyer. I’m familiar with the procuring cause doctrine. See below.</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 cut-and-paste below the language in the listing agreement which appears to grant the listing agent a commission where there is no closed sale but a ready, willing and able purchaser for the exact sale amount.</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"">Commission owed when “Firm procures a buyer for the Sale of the Property on the terms of this Agreement….”</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"">Your thoughts?</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"">Rob Rowley</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Spokane</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""> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span></p><p class="MsoNormal" style="margin-left:.2pt;line-height:8.7pt;text-autospace:none"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948">4. <span style="letter-spacing:1.9pt"> </span>TOTAL <span style="letter-spacing:.15pt"> </span>COMMISSION.<span style="letter-spacing:1.05pt"> </span>(Complete<span style="letter-spacing:2.05pt"> </span>all<span style="letter-spacing:1.05pt"> </span>applicable provisions) <span style="letter-spacing:.5pt"> </span>If,<span style="letter-spacing:1.15pt"> </span>while<span style="letter-spacing:1.4pt"> </span>this<span style="letter-spacing:1.65pt"> </span>Agreement<span style="letter-spacing:1.7pt"> </span>remains<span style="letter-spacing:1.75pt"> </span>in<span style="letter-spacing:1.15pt"> </span>effect,<span style="letter-spacing:1.0pt"> </span>Firm<span style="letter-spacing:1.3pt"> </span>procures <span style="letter-spacing:.6pt"> </span>a<span style="letter-spacing:.4pt"> </span>buyer for</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black"></span></p><p class="MsoNormal" style="margin-right:4.65pt;margin-bottom:0in;margin-left:14.2pt;margin-bottom:.0001pt;line-height:100%;text-autospace:none"><span style="font-size:12.0pt;line-height:100%;font-family:"Times New Roman","serif";color:#494948">the<span style="letter-spacing:1.25pt"> </span>Sale<span style="letter-spacing:1.05pt"> </span>of<span style="letter-spacing:.45pt"> </span>the<span style="letter-spacing:.95pt"> </span>Property<span style="letter-spacing:1.6pt"> </span>on<span style="letter-spacing:.85pt"> </span>the<span style="letter-spacing:1.3pt"> </span>terms<span style="letter-spacing:.45pt"> </span>in<span style="letter-spacing:1.1pt"> </span>this<span style="letter-spacing:1.1pt"> </span>Agreement<span style="letter-spacing:1.1pt"> </span>or<span style="letter-spacing:1.15pt"> </span>on<span style="letter-spacing:.75pt"> </span>other<span style="letter-spacing:.95pt"> </span>terms<span style="letter-spacing:.95pt"> </span>acceptable<span style="letter-spacing:1.85pt"> </span>to<span style="letter-spacing:.15pt"> </span>Seller,<span style="letter-spacing:1.1pt"> </span>or<span style="letter-spacing:.5pt"> </span>Seller<span style="letter-spacing:1.05pt"> </span>directly<span style="letter-spacing:1.55pt"> </span>or<span style="letter-spacing:.65pt"> </span>indirectly<span style="letter-spacing:2.1pt"> </span>Sells or <span style="letter-spacing:-.6pt"> </span>contracts <span style="letter-spacing:.45pt"> </span>to<span style="letter-spacing:1.9pt"> </span>Sell<span style="letter-spacing:2.1pt"> </span>any<span style="letter-spacing:2.05pt"> </span>interest <span style="letter-spacing:.35pt"> </span>in<span style="letter-spacing:1.8pt"> </span>the<span style="letter-spacing:2.2pt"> </span>Property, <span style="letter-spacing:.1pt"> </span>then<span style="letter-spacing:2.2pt"> </span>Seller <span style="letter-spacing:.6pt"> </span>Will<span style="letter-spacing:-.5pt"> </span>pay <span style="letter-spacing:.05pt"> </span>Firm<span style="letter-spacing:1.9pt"> </span>a<span style="letter-spacing:1.85pt"> </span>commission: <span style="letter-spacing:.3pt"> </span>in<span style="letter-spacing:2.05pt"> </span>the<span style="letter-spacing:1.7pt"> </span>case <span style="letter-spacing:.4pt"> </span>of<span style="letter-spacing:2.05pt"> </span>a<span style="letter-spacing:1.9pt"> </span>sale<span style="letter-spacing:2.35pt"> </span>or <span style="letter-spacing:.35pt"> </span>exchang<span style="letter-spacing:.35pt">e</span></span><span style="font-size:12.0pt;line-height:100%;font-family:"Times New Roman","serif";color:#a3a3a3">,</span><span style="font-size:12.0pt;line-height:100%;font-family:"Times New Roman","serif";color:black"></span></p><p class="MsoNormal" style="margin-right:3.3pt;margin-bottom:0in;margin-left:14.2pt;margin-bottom:.0001pt;text-indent:9.2pt;line-height:10.1pt;text-autospace:none"><u><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948">6<span style="letter-spacing:-.75pt"> </span><span style="letter-spacing:.15pt">·</span>000</span></u><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948"> <span style="letter-spacing:-.2pt"> </span>%<span style="letter-spacing:1.45pt"> </span>of<span style="letter-spacing:.3pt"> </span>the<span style="letter-spacing:.55pt"> </span>total selling<span style="letter-spacing:.8pt"> </span>price,<span style="letter-spacing:.2pt"> </span>but<span style="letter-spacing:.8pt"> </span>not<span style="letter-spacing:.65pt"> </span>less<span style="letter-spacing:.95pt"> </span>than$ <span style="letter-spacing:.35pt"> </span>2<span style="letter-spacing:.55pt">,</span>000.<span style="letter-spacing:-1.25pt"> </span>00 <span style="letter-spacing:.35pt"> </span></span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#858785">;<span style="letter-spacing:.9pt"> </span></span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948">in<span style="letter-spacing:.9pt"> </span>the<span style="letter-spacing:.35pt"> </span>case<span style="letter-spacing:.6pt"> </span>of<span style="letter-spacing:.4pt"> </span>a<span style="letter-spacing:-.05pt"> </span>lease, <span style="letter-spacing:1.9pt"> </span></span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#858785">%<span style="letter-spacing:1.2pt"> </span></span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948">of<span style="letter-spacing:.3pt"> </span>the total<span style="letter-spacing:.35pt"> </span>gross<span style="letter-spacing:1.0pt"> </span>rents<span style="letter-spacing:.55pt"> </span>payable<span style="letter-spacing:1.3pt"> </span>during<span style="letter-spacing:.95pt"> </span>the<span style="letter-spacing:.4pt"> </span>first <span style="letter-spacing:2.2pt"> </span>year(s)<span style="letter-spacing:1.6pt"> </span>of<span style="letter-spacing:.6pt"> </span>the<span style="letter-spacing:.4pt"> </span>lease<span style="letter-spacing:1.55pt"> </span>term<span style="letter-spacing:.4pt"> </span>plus <span style="letter-spacing:1.7pt"> </span>%of <span style="letter-spacing:.75pt"> </span>the<span style="letter-spacing:.6pt"> </span>total<span style="letter-spacing:.25pt"> </span>gross<span style="letter-spacing:.7pt"> </span>rents payable<span style="letter-spacing:1.35pt"> </span>during<span style="letter-spacing:1.2pt"> </span>the<span style="letter-spacing:.45pt"> </span>remainder of<span style="letter-spacing:.3pt"> </span>the<span style="letter-spacing:.1pt"> </span>lease<span style="letter-spacing:1.15pt"> </span>term.<span style="letter-spacing:-.5pt"> </span>If<span style="letter-spacing:.55pt"> </span>an<span style="letter-spacing:.35pt"> </span>agreed<span style="letter-spacing:.85pt"> </span>lease<span style="letter-spacing:1.3pt"> </span>provides<span style="letter-spacing:1.7pt"> </span>for<span style="letter-spacing:.5pt"> </span>one<span style="letter-spacing:.4pt"> </span>or<span style="letter-spacing:.95pt"> </span>more<span style="letter-spacing:.55pt"> </span>renewal<span style="letter-spacing:.35pt"> </span>option(s)<span style="letter-spacing:1.6pt"> </span>which<span style="letter-spacing:1.0pt"> </span>are<span style="letter-spacing:1.1pt"> </span>exercised.</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black"></span></p><p class="MsoNormal" style="margin-left:14.45pt;line-height:9.7pt;text-autospace:none"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948">an<span style="letter-spacing:.5pt"> </span>additional<span style="letter-spacing:.35pt"> </span>commission<span style="letter-spacing:1.4pt"> </span>of <span style="letter-spacing:1.2pt"> </span>%<span style="letter-spacing:.95pt"> </span>of<span style="letter-spacing:.35pt"> </span>the<span style="letter-spacing:.4pt"> </span>rents<span style="letter-spacing:.9pt"> </span>payable<span style="letter-spacing:1.35pt"> </span>during<span style="letter-spacing:1.05pt"> </span>each<span style="letter-spacing:.75pt"> </span>such<span style="letter-spacing:.45pt"> </span>renewal<span style="letter-spacing:1.05pt"> </span>period<span style="letter-spacing:1.15pt"> </span>shall<span style="letter-spacing:.4pt"> </span>be<span style="letter-spacing:.6pt"> </span>paid<span style="letter-spacing:.8pt"> </span>in<span style="letter-spacing:.75pt"> </span>cash<span style="letter-spacing:.4pt"> </span>upon</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black"></span></p><p class="MsoNormal" style="margin-right:0in;margin-bottom:0in;margin-left:14.45pt;margin-bottom:.0001pt;text-autospace:none"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948">exercise<span style="letter-spacing:2.15pt"> </span>of<span style="letter-spacing:1.1pt"> </span>each<span style="letter-spacing:1.1pt"> </span>such<span style="letter-spacing:1.05pt"> </span>renewal<span style="letter-spacing:1.1pt"> </span>option.<span style="letter-spacing:.75pt"> </span>If<span style="letter-spacing:1.4pt"> </span>an<span style="letter-spacing:1.0pt"> </span>agreed<span style="letter-spacing:1.35pt"> </span>lease<span style="letter-spacing:1.6pt"> </span>provides an<span style="letter-spacing:1.1pt"> </span>option<span style="letter-spacing:1.15pt"> </span>for<span style="letter-spacing:1.15pt"> </span>the<span style="letter-spacing:.65pt"> </span>purchase,<span style="letter-spacing:1.75pt"> </span>then<span style="letter-spacing:1.25pt"> </span>the<span style="letter-spacing:1.4pt"> </span>sale<span style="letter-spacing:.75pt"> </span>commission <span style="letter-spacing:.8pt"> </span>shall<span style="letter-spacing:1.25pt"> </span>be</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black"></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 style="line-height:16.9pt"><span style="font-size:11.5pt;font-family:"Arial","sans-serif"">¶ 18 Prudential argues first that the trial court erred in concluding as a matter <a href="https://scholar.google.com/scholar_case?case=12662020904116579957&q=%22procuring+cause%22&hl=en&as_sdt=4,48#p996"><span style="font-size:10.0pt;color:#aaaaaa;text-decoration:none">996</span></a><a href="https://scholar.google.com/scholar_case?case=12662020904116579957&q=%22procuring+cause%22&hl=en&as_sdt=4,48#p996" id="p996"><span style="font-size:10.0pt;color:#aaaaaa;text-decoration:none">*996</span></a> of law that it was not the <b><span style="color:black;background:#ffffcc">procuring cause</span></b> of the Youngs' sale to the Eastmans. Under the <b><span style="color:black;background:#ffffcc">procuring cause</span></b> of sale doctrine, when a party is employed to procure a purchaser and does procure a purchaser to whom a sale is eventually made, that party is entitled to a commission regardless of who makes the sale. <a href="https://scholar.google.com/scholar_case?case=5557530725935576541&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style="color:#660099">Prof'ls 100 v. Prestige Realty, Inc.,</span></i><span style="color:#660099"> 80 Wash.App. 833, 836-37, 911 P.2d 1358 (1996)</span></a> (citing <a href="https://scholar.google.com/scholar_case?case=14752154418933755729&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style="color:#660099">Willis v. Champlain Cable Corp.,</span></i><span style="color:#660099"> 109 Wash.2d 747, 754, 748 P.2d 621 (1988)</span></a> (citing, in turn, <a href="https://scholar.google.com/scholar_case?case=17316328426877481457&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style="color:#660099">Feeley v. Mullikin,</span></i><span style="color:#660099"> 44 Wash.2d 680, 683, 269 P.2d 828 (1954)</span></a>)). A broker is a<b><span style="color:black;background:#ffffcc">procuring cause</span></b> of a sale if it sets in motion a series of events culminating in the sale and, in doing so, accomplishes what the broker undertook under the agreement.<a href="https://scholar.google.com/scholar_case?case=18404900289712929203&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style="color:#660099">Roger Crane,</span></i><span style="color:#660099"> 74 Wash.App. at 776, 875 P.2d 705</span></a> (quoting <a href="https://scholar.google.com/scholar_case?case=6205961917513517522&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style="color:#660099">Bonanza Real Estate, Inc. v. Crouch,</span></i><span style="color:#660099"> 10 Wash.App. 380, 385, 517 P.2d 1371 (1974)</span></a>). The doctrine provides a default standard for liability to pay a commission where the parties have not agreed on a different standard, or where the parties' agreement as to when a commission will be paid proves ineffective. <i>See </i><a href="https://scholar.google.com/scholar_case?case=14752154418933755729&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style="color:#660099">Willis,</span></i><span style="color:#660099"> 109 Wash.2d at 755, 748 P.2d 621</span></a>. In cases where the parties' contract includes a standard for liability for a commission that is consistent with the concept of <b><span style="color:black;background:#ffffcc">procuring cause</span></b> of sale, case law dealing with the <b><span style="color:black;background:#ffffcc">procuring cause</span></b> standard applies. <a href="https://scholar.google.com/scholar_case?case=5557530725935576541&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style="color:#660099">Prof'ls 100,</span></i><span style="color:#660099"> 80 Wash.App. at 837-38, 911 P.2d 1358</span></a>. But a contract can provide for payment of commissions to a broker for being something less than the <b><span style="color:black;background:#ffffcc">procuring cause</span></b> of sale and when it does, the terms of the contract control unless the contract is ineffective. <i>Id.; and see</i><a href="https://scholar.google.com/scholar_case?case=3489881059366442515&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style="color:#660099">Clients' Serv., Inc. v. Pupo,</span></i><span style="color:#660099"> 71 Wash.2d 610, 615, 430 P.2d 552 (1967)</span></a> (whether the broker must have been the <b><span style="color:black;background:#ffffcc">procuring cause</span></b> of the sale in order to be entitled to commission depends on the language of the broker's agreement).</span></p><p style="line-height:16.9pt"><span style="font-size:11.5pt;font-family:"Arial","sans-serif"">¶ 19 The terms under which Prudential was entitled to a commission <i>during</i> the term of its listing agreement with the Youngs included instances consistent with the concept of <b><span style="color:black;background:#ffffcc">procuring cause</span></b> of sale. But the tail provision in this case is not couched in <b><span style="color:black;background:#ffffcc">procuring cause</span></b> terms. It provides:</span></p><p class="MsoNormal" style="line-height:16.9pt"><span style="font-size:11.5pt;font-family:"Arial","sans-serif"">If the property or any portion thereof or any interest therein is, directly or indirectly, sold, exchanged, leased or is purchased under an option, within 365 days after the expiration of this Agreement to any person with whom a Broker negotiated or to whose attention the Property was brought through the signs, advertising, or any other action or effort of a Broker, Broker's agents, employees or subagents, or on information secured directly or indirectly from or through a Broker during the term of this Agreement, then Seller shall pay Broker the above compensation.</span></p><p style="line-height:16.9pt"><span style="font-size:11.5pt;font-family:"Arial","sans-serif"">CP at 37, ¶ 8(a). Because the Eastmans' offer and the sale of the Youngs' home occurred after the listing agreement expired, it is the tail provision of the listing agreement that controls. Prudential is entitled to a commission only if the conditions of the tail provision, not the <b><span style="color:black;background:#ffffcc">procuring cause</span></b> doctrine, are satisfied.</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </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><p class="MsoNormal" style="line-height:12.0pt"><img width="86" height="130" src="cid:image002.jpg@01D03BA7.A5D15100" align="left" hspace="12"><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";color:blue">rob@rowleylegal.com</span></a><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"">Web Site: </span><a href="http://www.rowleylegal.com/"><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:blue">www.rowleylegal.com</span></a><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""> </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:image003.gif@01D03BA6.E3981830"></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:image004.gif@01D03BA6.E3981830"></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:image005.gif@01D03BA6.E3981830"></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:image007.jpg@01D03BA7.A5D15100"></span></a><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""> </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>