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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'>I think the latest pronouncement on tenancies at will is the case below. It is my understanding that the remedy is an action in ejectment under RCW 7.28. It appears that you terminated the landlord tenant relationship when you made demand for possession.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'>Howard Herman<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'>Herman Herman & Jolley PS<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'>509.220.5810<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal style='line-height:14.0pt;background:white'><b><span style='font-family:"Tahoma","sans-serif";color:black'>Turner v. White, 20 Wn.App. 290, 579 P.2d 410 (Wash.App. Div. 3 1978)<o:p></o:p></span></b></p><div class=MsoNormal align=center style='text-align:center'><hr size=2 width="100%" noshade style='color:black' align=center></div><p class=MsoNormal align=center style='text-align:center;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'>20 Wn.App. 290 (Wash.App. Div. 3 1978)</span></b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p></o:p></span></p><p class=MsoNormal align=center style='text-align:center;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'>579 P.2d 410</span></b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p></o:p></span></p><p class=MsoNormal align=center style='text-align:center;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'>Richard TURNER, d/b/a Turner Farms, Inc., Respondent,</span></b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p></o:p></span></p><p class=MsoNormal align=center style='text-align:center;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'>v.</span></b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p></o:p></span></p><p class=MsoNormal align=center style='text-align:center;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'>Robert WHITE, Jr., Appellant.</span></b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p></o:p></span></p><p class=MsoNormal align=center style='text-align:center;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'>No. 2513-44692-III.</span></b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p></o:p></span></p><p class=MsoNormal align=center style='text-align:center;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'>Court of Appeals of Washington,Division 3, Panel Two.</span></b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p></o:p></span></p><p class=MsoNormal align=center style='text-align:center;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'>May 31, 1978</span></b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'>[579 P.2d 411]</span></b><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> Richard Smith, Ben Franklin Legal Aid Assn., Pasco, for appellant.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black;background:white'> Michael Pickett, Richland, for respondent.<o:p></o:p></span></p><div class=MsoNormal align=center style='text-align:center;line-height:15.0pt'><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black;background:white'><hr size=2 width="100%" align=center></span></div><p class=MsoNormal align=center style='text-align:center;line-height:15.0pt'><b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black;background:white'>Page 291</span></b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black;background:white'><o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> MUNSON, Chief Judge.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> Defendant appeals from judgment entered in an unlawful detainer action. <sup>[<a href="http://lawriter.net/CaseView.aspx?scd=WA&DocId=14557&Index=%5c%5c192%2e168%2e1%2e175%5cdtsearch%5cIndex%5cWA%5cWACASEP2D&HitCount=3&hits=6e+6f+70+&hc=33&fcount=8&fn=579+P.2d+410%2c+20+Wn.App.+290&id=1&ct=2#FN1"><span style='color:#1E3C73;text-decoration:none'>1</span></a><a name=ftn.FN1></a>]</sup> We reverse and dismiss, holding that RCW 59.12.030 is not applicable against a </span><a name=hit1><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:#AA1212'>tenant</span></a><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> </span><a name=hit2><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:#AA1212'>at</span></a><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> </span><a name=hit3><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:#AA1212'>will</span></a><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'>.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> In April 1976, the defendant was employed by the plaintiff, and as part of his compensation was allowed to live in a trailer house owned by plaintiff. Defendant's employment terminated June 26, 1976, but defendant continued to live in the trailer house. On July 8, 1976, defendant was served with a notice of "Eviction and Notice to Vacate" which stated in part that defendant was to vacate immediately. On July 13, defendant was served with a summons and complaint for unlawful detainer. He vacated the trailer house on July 26. Trial was held in November 1976 and judgment entered in January of 1977. The court found that defendant was liable for rent from July 11, 1976, through July 26, 1976, and doubled the rent as provided by statute. Judgment was entered against defendant for $200 plus costs and statutory attorney's fees.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> The unlawful detainer statute, RCW 59.12.030, et seq., is a special statutory procedure to determine the right to possession. <i>Tuschoff v. Westover,</i> 65 Wash.2d 69, <a href="http://lawriter.net/getCitState.aspx?series=P.2d&citationno=395+P.2d+630&scd=WA" target="_self"><span style='color:#1E3C73;text-decoration:none'>395 P.2d 630</span></a> (1964); <i>Young v. Riley,</i> 59 Wash.2d 50, <a href="http://lawriter.net/getCitState.aspx?series=P.2d&citationno=365+P.2d+769&scd=WA" target="_self"><span style='color:#1E3C73;text-decoration:none'>365 P.2d 769</span></a> (1961);<i>Kessler v. Nielsen,</i> <a href="http://lawriter.net/getCitState.aspx?series=Wash.App.&citationno=3+Wash.App.+120&scd=WA" target="_self"><span style='color:#1E3C73;text-decoration:none'>3 Wash.App. 120</span></a>, <a href="http://lawriter.net/getCitState.aspx?series=P.2d&citationno=472+P.2d+616&scd=WA" target="_self"><span style='color:#1E3C73;text-decoration:none'>472 P.2d 616</span></a> (1970).<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> RCW 59.12.030 consists of six separate sections, outlining different circumstances under which a tenant may be guilty of unlawful detainer. They include the following situations:<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> (a) Holding over after the expiration of tenancy for a specified time;<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> (b) Continuing in possession after a 20-day notice to vacate has been served when the tenancy is for an indefinite time with monthly or other periodic rent reserved;<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> (c) Continuing possession after default in payment of rent and tenant has failed either to pay or vacate the premises within 3 days after service of the notice to do so;<o:p></o:p></span></p><div class=MsoNormal align=center style='text-align:center'><hr size=2 width="100%" noshade style='color:black' align=center></div><p class=MsoNormal align=center style='text-align:center;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'>Page 292</span></b><span style='font-size:9.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> (d) Continuing in possession after neglect or failure to perform any of the covenants of the lease and failure to comply with the terms within 10 days after service of the notice requiring him to do so;<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> (e) Committing or permitting waste or maintaining a nuisance upon the premises and continuing in possession after service of a 3-day notice to vacate; and<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> (f) Entering upon the land of another without the owner's consent and remaining thereon after 3-day notice to vacate.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><b><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'>[579 P.2d 412]</span></b><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> Here, the tenant had come upon the premises with the permission of the owner, the tenancy was terminable without notice and provided for no monthly or periodic payments. The tenancy was not one within the six sections of RCW 59.12.030. Rather, it was what was denominated in common law as a tenancy at will which was terminable only upon demand for possession, allowing the tenant a reasonable time to vacate. <i>Najewitz v. Seattle,</i> 21 Wash.2d 656, <a href="http://lawriter.net/getCitState.aspx?series=P.2d&citationno=152+P.2d+722&scd=WA" target="_self"><span style='color:#1E3C73;text-decoration:none'>152 P.2d 722</span></a> (1944).<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> Having reached this result, it is unnecessary to consider other grounds argued by defendant.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> Judgment is reversed and the complaint dismissed.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-indent:22.5pt;line-height:15.0pt;background:white'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:black'> GREEN and ROE, JJ., concur.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'><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"'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>PrestonFoskey<br><b>Sent:</b> Friday, May 29, 2015 3:14 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Getting rid of tenant<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Yes serve with 20 day notice to vacate by June 30, 2015. Serve notice on or before June 10, 2015. If tenant does not leave initiate unlawful detainer action.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><b><i><span style='font-size:16.0pt;font-family:"Cambria","serif";color:#1F497D'>Preston L. Foskey</span></i></b><b><i><span style='font-size:16.0pt;font-family:"Informal Roman";color:#1F497D'>, </span></i></b><span style='color:#1F497D'>Attorney at Law<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>WSBA # 12509<o:p></o:p></span></p><p class=MsoNormal><b><i><span style='font-size:14.0pt;font-family:"Cambria","serif";color:#1F497D'>Preston L. Foskey, P. S.<o:p></o:p></span></i></b></p><p class=MsoNormal><span style='color:#1F497D'>8248 East D Street<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Tacoma, Washington 98404-1042<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Phone: 253.535.5829 Fax: 253.535.9391<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>E-Mail: <a href="mailto:preston@plfps.comcastbiz.net">preston@plfps.comcastbiz.net</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:9.0pt;font-family:"Book Antiqua","serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:9.0pt;font-family:"Book Antiqua","serif";color:#1F497D'>WARNING: This email (including any attachments) is covered by the Electronic Communications Privacy Act (EPCA), 18 U.S.C., Sec. 2510 - 2522, is confidential and privileged. This email is solely for the use of the addressee(s) named above. Receipt by anyone other than the individual recipient is NOT a waiver of attorney-client privilege. Any violation of the ECPA is subject to the penalties stated therein.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:9.0pt;font-family:"Book Antiqua","serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:9.0pt;font-family:"Book Antiqua","serif";color:#1F497D'>SPECIAL NOTICE TO CLIENT(S): If you are my client this email is directed to you, DO NOT FORWARD to any other party, or you could be waiving the attorney-client privilege.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Notice: The information contained in this e-mail is confidential and may also be attorney-client privileged. This information is intented only for the use of the individual or entity to whom it is addressed. If you are not the intended recipient, or the employee or agent responsible to deliver it to the intended recipient, you are hereby notified that any use, dissemination, distribution,or copying of this communication is strictly prohibited. If you have received this e-mail in error, pleasee immediately notify me by replying to this e-mail and deleted the original. Thank you.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";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"'> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Dewey Weddle<br><b>Sent:</b> Friday, May 29, 2015 2:28 PM<br><b>To:</b> <a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br><b>Cc:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br><b>Subject:</b> [WSBARP] Getting rid of tenant<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal><span style='color:black'>Esteemed colleagues,</span><span style='font-family:"Calibri","sans-serif"'><br> <br></span>Personal representative of estate has permitted a relative to live rent free in a house owned by the estate for over a year. No rental agreement, no lease, and she has never paid a dime in rent. In the waning days of last month I sent her a letter telling her that she needed to be out of the house by June 1, 2015 because the house needs to be either rented or sold. <span style='font-family:"Calibri","sans-serif"'><br> <br></span>Of course, no good deed goes unpunished, because now she is refusing to move out. I certainly am not a landlord/tenant expert, but my undertanding she is a "tenant at will," and the PR can oust her with a demand that she vacate. I know she will ignore the demand. Is unlawfual detainer the remedy? She needs to be out of there as quickly as possible. <span style='font-family:"Calibri","sans-serif"'><br> <br></span>Any guidance and/or forms would be greatly appreciated. <span style='font-family:"Calibri","sans-serif"'><br></span><span style='font-size:16.0pt'> <o:p></o:p></span></p><div><p class=MsoNormal>Best regards,<span style='font-size:16.0pt'><o:p></o:p></span></p></div><div><p class=MsoNormal> <span style='font-size:16.0pt'><o:p></o:p></span></p></div><div><p class=MsoNormal>Dewey<span style='font-size:16.0pt'><o:p></o:p></span></p></div><div><p class=MsoNormal> <span style='font-size:16.0pt'><o:p></o:p></span></p></div><div><p class=MsoNormal>Law Office of Dewey W. Weddle, PLLC<br>909 7th Street<br>Anacortes, WA 98221<span style='font-size:16.0pt'><o:p></o:p></span></p></div><div><p class=MsoNormal> <span style='font-size:16.0pt'><o:p></o:p></span></p></div><div><p class=MsoNormal>Telephone 360-293-3600<br>Fax 360-293-3700<span style='font-size:16.0pt'><o:p></o:p></span></p></div><div><p class=MsoNormal> <span style='font-size:16.0pt'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:16.0pt'> <o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Calibri","sans-serif"'> <br></span><span style='font-family:"Calibri","sans-serif"'> <o:p></o:p></span></p></div></div></body></html>