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--></style></head><body lang="EN-US" link="blue" vlink="purple"><div class="WordSection1"><p class="MsoNormal"><span style="font-size:11.0pt;color:#44546a">A couple of years ago I had a bench trial involving mold where I represented a landlord in a residential eviction. Also have had numerous cases over the decades where residential tenants will raise mold as a defense to nonpayment of rent. Usually can work out the issue. I usually press them to explain to me why they are fighting so hard to live in a place where it is “uninhabitable" according to the tenant. A little disingenuous for them to argue that to the court.</span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#44546a"> </span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#44546a">I always point out the fact that the state Department of Health has a handout for mold which clearly states that mold is common and is in every residence. In other words, it's not as big a deal as it is on the Internet and urban legend. <a href="http://www.doh.wa.gov/CommunityandEnvironment/Contaminants/Mold">http://www.doh.wa.gov/CommunityandEnvironment/Contaminants/Mold</a></span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#44546a"> </span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#44546a">If you ever do have one of these case then you really need to bring in very early a certified industrial hygienist (expensive) who has the appropriate national certifications and runs proper testing. As opposed to the $29.95 test that the tenants run themselves that they get from Home Depot. All kinds of testing biases and other testing issues that come up with these tests. Tenants routinely think that these tests are a slam-dunk.</span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#44546a"> </span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#44546a">When I first started practicing over 21 years ago I remember that “mold litigation” was supposed to be the great new tort and all landlords were going to get bankrupted over the claims. I have yet to see one of these claims ever get any traction in the courts (at least in Eastern Washington-can't speak for the Westside). I have yet to see a healthcare provider that is willing to give causation. </span></p><p class="MsoNormal"><span style="font-size:11.0pt;color:#44546a"> </span></p><div><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#44546a"> </span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#44546a">Please note that effective May 15, 2015, my new address is 7 South Howard St., Suite 218, Spokane, WA 99201. All other contact information remains the same.</span></p><p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;color:#44546a"> </span></b></p><p class="MsoNormal" style="line-height:12.0pt"><img width="86" height="130" src="cid:image002.jpg@01D0A8CF.FCC240B0" align="left" hspace="12"><b><span style="font-size:10.0pt;color:#44546a">Robert R. Rowley</span></b><span style="font-size:10.0pt;color:#44546a"> | Attorney at Law</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#44546a">7 S. Howard St, Suite 218</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#44546a">Spokane, WA 99201</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#44546a">Telephone: (509) 252-5074</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#44546a">Mobile: (509) 994-1143</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#44546a">Facsimile: (509) 928-3084</span></p><p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;color:#44546a">Email: </span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#44546a"><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;color:#44546a"></span></p><p class="MsoNormal"><span style="font-size:10.0pt;color:#44546a">Web Site: </span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#44546a"><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;color:#44546a"></span></p><p class="MsoNormal"><span style="font-size:10.0pt;color:#44546a"> </span></p><p class="MsoNormal"><span style="font-size:10.0pt;color:#44546a">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;color:#44546a"> </span></p><p class="MsoNormal"><a href="https://www.facebook.com/rowleylegal"><span style="font-size:10.0pt;color:#44546a;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_2" src="cid:image003.gif@01D0A8CF.0DA024C0"></span></a><a href="https://www.linkedin.com/pub/rob-rowley/11/172/b20"><span style="font-size:10.0pt;color:#44546a;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_3" src="cid:image004.gif@01D0A8CF.0DA024C0"></span></a><a href="https://twitter.com/ROBERTRROWLEY"><span style="font-size:10.0pt;color:#44546a;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_4" src="cid:image005.gif@01D0A8CF.0DA024C0"></span></a><a href="http://www.yelp.com/biz/robert-r-rowley-spokane"><span style="font-size:10.0pt;color:#44546a;text-decoration:none"><img border="0" width="43" height="21" id="Picture_x0020_5" src="cid:image007.jpg@01D0A8CF.FCC240B0"></span></a><span style="font-size:10.0pt;color:#44546a"></span></p><p class="MsoNormal"><span style="font-size:10.0pt;color:#44546a"> </span></p><p class="MsoNormal"><span style="font-size:10.0pt;color:#44546a">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;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></div><p class="MsoNormal"><span style="font-size:11.0pt;color:#44546a"> </span></p><div><div style="border:none;border-top:solid #e1e1e1 1.0pt;padding:3.0pt 0in 0in 0in"><p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif"">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Howard Herman<br><b>Sent:</b> Wednesday, June 17, 2015 12:17 AM<br><b>To:</b> 'scott <a href="http://scottgthomaslaw.com">scottgthomaslaw.com</a>'; 'WSBA Real Property Listserv'<br><b>Subject:</b> Re: [WSBARP] Mold in Rental Unit</span></p></div></div><p class="MsoNormal"> </p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">I think the starting point is that the LL has a statutory and common law obligation to maintain the premises in an habitable condition. The presence of mold will render the premises uninhabitable to some degree. Also, if the building was built prior to 1978, it probably has lead based paint in it which could also be the source of the child’s illness. See RCW 70.103.010.</span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">The statutory duty of the LL is in the first line of RCW 59.18.060. “The landlord will at all times during the tenancy keep the premises fit for human habitation….” The common law duty arises from the case law: <u>Foisy v Wyman</u> 83 Wn.2d 22 Supreme Court 1973 and “A tenant may premise an action against a landlord under any of three legal theories: the act, the rental agreement or the common law.” <u>Landis & Landis v Nation</u> Div. 1 2012.</span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">Under Foisy, the court will determine the degree of uninhabitably and abate the rent proportionally for the period of habitation. If the court determines that the premises are completely uninhabitable, the tenant gets all his rent back and there would be no basis for either a 3 or 10 day notice. (I had a case, based on expert testimony, where the court found the premises totally uninhabitable.)</span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">In Landis, the tenant was able to rescind the lease even before he took possession. (Rodents)</span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">Your LL might want to think in terms of relying on his 20 day notice to vacate and give the tenant some money to make a deposit somewhere else. (I had that case just recently based on bed bugs.) I think the flip side of the tenant having to move if the premises are uninhabitable is constructive eviction. Either way the LL is the loser.</span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif""> </span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">Howard Herman</span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">Herman Jolley P S</span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">509.220.5810</span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif""> </span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif""> </span></p><p class="MsoNormal"><span style="font-family:"Arial","sans-serif""> </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>scott <a href="http://scottgthomaslaw.com">scottgthomaslaw.com</a><br><b>Sent:</b> Tuesday, June 16, 2015 2:58 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Mold in Rental Unit</span></p></div></div><p class="MsoNormal"> </p><p>I had a case like this, in which tenant immediately complained to the air pollution control agency and to the lender on the project. Long story short, it helps to have a good idea of whether or not the spots are mold, or something else. Hiring an industrial hygienist to take cultures might save a lot of trouble.</p><blockquote style="margin-top:5.0pt;margin-bottom:5.0pt"><p class="MsoNormal" style="margin-bottom:12.0pt">On June 16, 2015 at 11:33 AM Paul Neumiller <<a href="mailto:pneumiller@hotmail.com">pneumiller@hotmail.com</a>> wrote:</p><div><p class="MsoNormal" style>I represent a LL where the T is arguing that mold/mildew in 900 sq. ft. house has caused T’s daughter’s respiratory illness and “contaminated” all of T’s possessions in the unit. T hasn’t paid rent in 2 months and loudly demands that LL clean up unit and clean/replace all of T’s possessions (“or I’ll see you in court. My ex-husband is very very rich”). There were black spots when the T pulled up the rugs (mold/animal urine?). LL has evidence and proof that T was a chain smoker, had multiple long haired animals in the house (and urinating in the house) AND T constantly had blankets and quilts hung over the windows of the house. In other words, the house was kept closed up tight (on wet Whidbey Island) with multiple people living there and taking showers.</p><p class="MsoNormal" style> </p><p class="MsoNormal" style>LL wants them out and gone but needs to be in the best position if T can make good on T’s promise to sue. T refuses to remove anything from the house because T demands that LL clean/replace everything. It is a month-to-month lease. LL has already taken multiple photographs and video of inside condition of house and heard from neighbors about the stench of cigarette smoke coming from the house. Since LL has time before the deadline for a combined 3, 10, and 20 day notice, I plan to send to T a letter giving T the chance to move out of the house and remove all of T’s possessions. Any suggestions before I bring the standard unlawful detainer action? </p></div></blockquote><p><br> </p><blockquote style="margin-top:5.0pt;margin-bottom:5.0pt"><p class="MsoNormal">_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a></p></blockquote><p><br> </p><p class="io-ox-signature">Scott G. Thomas<br>Law Office of Scott G. Thomas<br>1204 Cleveland Avenue<br>Mount Vernon, WA 98273<br>(360) 503-1042<br><a href="http://www.scottgthomaslaw.com">www.scottgthomaslaw.com</a><br><br>Because this is a communication from a lawyer, it necessarily contains warnings such as this. I am a lawyer, but unless we have entered into an agreement for legal services, I am not your lawyer. And, if this message was intended for someone else but you have inadvertently received it, I ask that you delete the message and let me know you received it so that I can take steps to make sure you do not receive messages in the future. Thank you.</p></div></body></html>