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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">Marcus,</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">As a Spokane practitioner I've had the opportunity/pleasure to be opposite Howard Herman (very much a gentleman) on many eviction matters and at least one contested eviction trial. I can attest that the Foisy defense is occasionally successfully raised in Spokane County evictions. </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 must also congratulate Howard Herman as the 2015 Spokane County Bar Association Housing Justice Project Lawyer of the Year.</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@01D0A9A9.46FA2470" 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@01D0A9A8.F0640130"></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@01D0A9A8.F0640130"></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@01D0A9A8.F0640130"></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@01D0A9A9.46FA2470"></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>Marcus Fry<br><b>Sent:</b> Thursday, June 18, 2015 8:55 AM<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 class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d">I respectfully disagree. Foisy was started in 1971 and therefore was not decided under the RLTA which was enacted in ’73. Under the RLTA there is a procedure that a tenant must follow to give an opportunity to a landlord to remedy a defect. Merely alleging that the rental is uninhabitable in response to an eviction is not a defense if the statutory procedures were not followed by the tenant. I recognize Northwest Justice Project proffers Foisy as a case to use to try to avoid a rent eviction, but in my experience this hasn’t got past a SC hearing because of the failure of the tenant to follow statutory procedures when they believe there was a defect. </span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d">I think this dialogue has been helpful for those of you practicing in the landlord-tenant arena. </span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><div><p class="MsoNormal" style="text-align:justify"><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Marcus J. Fry</span></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Lyon, Weigand & Gustafson, P.S.</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Adoption Attorney*</span></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">P.O. Box 1689</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Yakima, Washington 98907</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Telephone: (509) 248-7220</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Facsimile: (509) 575-1883</span><span style="color:#1f497d"> </span></p><p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d"><span style="text-decoration:none"> </span></span></u></b></p><p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d">NOTICES:</span></u></b></p><p class="MsoNormal" style="text-align:justify"><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d"> *Adoption Attorney reflects election as a Fellow of the American Academy of Adoption Attorneys, an invitation based organization of 300+ attorneys nationwide, under its criteria of experience, ethics and peer recommendation. Washington's Supreme Court has not yet developed or recognized a credentialing process for specialties, and certification/fellowship is not required to practice law in this state.</span></p><p class="MsoNormal" style="text-align:justify"><b><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d">Confidentiality: </span></b><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d">This e-mail transmission may contain information which is protected by attorney-client, work product and/or other privileges. If you are not the intended recipient, you are hereby notified that any disclosure, or taking of any action in reliance on the contents, is strictly prohibited. If you have received this transmission in error, please contact us immediately and return the e-mail to us by choosing Reply (or the corresponding function on your e-mail system) and then deleting the e-mail.</span><span style="color:#1f497d"></span></p></div><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><div><div style="border:none;border-top:solid #b5c4df 1.0pt;padding:3.0pt 0in 0in 0in"><p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> <a href="mailto: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>Howard Herman<br><b>Sent:</b> Thursday, June 18, 2015 12:35 AM<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 class="MsoNormal" style="text-indent:22.5pt;line-height:15.0pt;background:white"><span style="color:black">The argument advanced by Marcus assumes there is rent due. But we won’t know that until the defense has been tried on the merits. The allegation that there is mold on the premises is a question of fact which must be tried by a jury unless waived by the parties. RCW 59.12.130. <u>City of Pasco v Pleasant</u> 126 Wn.App. 382 Div. 3 2005</span></p><p class="MsoNormal" style="margin-right:1.0in;margin-left:67.5pt;line-height:15.0pt;background:white"><span style="color:black">Since the affirmative defense of breach of implied warranty of habitability goes directly to the issue of rent due and owing, which is one of the basic issues in an unlawful detainer action as the above statutes indicate, we now hold said defense is available in an unlawful detainer action of this nature. <u><span style="background:white">Foisy v. Wyman</span></u><span style="background:white">, 83 Wn.2d 22, 515 P.2d 160 (Wash. 1973)</span></span></p><p class="MsoNormal" style="margin-right:1.0in;line-height:15.0pt;background:white"><span style="color:black;background:white">The court or jury could find there is toxic mold on the premises, and determine there is no rent due. If there is no rent due, there is no unlawful detainer. Win or lose, the practical aspect is that the cost of taking such a case to trial far out- weighs any benefit to the landlord and therefore some kind of offer of settlement is more attractive.</span></p><p class="MsoNormal" style="margin-right:1.0in;line-height:15.0pt;background:white"><span style="color:black;background:white">Howard Herman</span></p><p class="MsoNormal" style="margin-right:1.0in;line-height:15.0pt;background:white"><span style="color:black;background:white"> </span></p><p class="MsoNormal" style="margin-right:1.0in;line-height:15.0pt;background:white"><span style="color:black"> </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>Marcus Fry<br><b>Sent:</b> Wednesday, June 17, 2015 9:51 AM<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 class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d">Paul:</span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d">Mr. Herman is correct there is an exception. However, based upon your facts mold is not a defense to failure to pay rent unless they gave written notice of the defect, then expended funds to clean it up (say spent $500 and rent is $500). Which aren’t facts in this case. The tenant is trying to get the best of both worlds, complain about substandard conditions (i.e presence of mold) and not follow the procedures outlined in RCW 59.18.115 (which by the way require the tenant to still pay rent or place the rent into escrow pending the government investigation). Again, based upon the below facts the alleged presence of mold or any other defect for that matter cannot be raised as defense to no rent due.</span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><div><p class="MsoNormal" style="text-align:justify"><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Marcus J. Fry</span></p><p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Lyon, Weigand & Gustafson, P.S.</span><span style="color:#1f497d"> </span><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d"></span></p><p class="MsoNormal" style="text-align:justify"><b><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d">Confidentiality: </span></b><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d">This e-mail transmission may contain information which is protected by attorney-client, work product and/or other privileges. If you are not the intended recipient, you are hereby notified that any disclosure, or taking of any action in reliance on the contents, is strictly prohibited. If you have received this transmission in error, please contact us immediately and return the e-mail to us by choosing Reply (or the corresponding function on your e-mail system) and then deleting the e-mail.</span><span style="color:#1f497d"></span></p></div><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><div><div style="border:none;border-top:solid #b5c4df 1.0pt;padding:3.0pt 0in 0in 0in"><p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> <a href="mailto: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>Howard Herman<br><b>Sent:</b> Wednesday, June 17, 2015 9:20 AM<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 class="MsoNormal"><span style="font-family:"Arial","sans-serif"">Please see the exception to 59.18.080 bold and underlined below.</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 PS</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><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>Marcus Fry<br><b>Sent:</b> Wednesday, June 17, 2015 8:15 AM<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 class="MsoNormal" style="text-indent:.25in"><a name="59.18.080"></a><a name="_GoBack"></a><span style="font-family:"Arial","sans-serif";color:black">Whether it is mold or little green aliens in the fridge (I had that case once), a tenant must be current in rent to raise the defenses. Having mold in one’s home is not an offset for rent. I knock out tenants all the time who have withheld rent for a complaint regarding the condition of the premises. Generally what happens at the SC hearing is the judge asks the tenant if she/he has the rent to bring themselves current. The tenant says no (of course not because they have spent it on other things), and the judge grants the writ. </span></p><p class="MsoNormal" style="text-indent:.25in"><span style="font-family:"Arial Black","sans-serif";color:black"> </span></p><p class="MsoNormal" style="text-indent:.25in"><span style="font-family:"Arial Black","sans-serif";color:black">59.18.080<br>Payment of rent condition to exercising remedies — Exceptions.</span></p><p class="MsoNormal" style="text-indent:.25in"><span style="font-size:11.0pt;font-family:"Arial","sans-serif"">The tenant shall be current in the payment of rent including all utilities which the tenant has agreed in the rental agreement to pay before exercising any of the remedies accorded him or her under the provisions of this chapter: PROVIDED, That this section shall not be construed as limiting the tenant's civil remedies for negligent or intentional damages: <b><u>PROVIDED FURTHER, That this section shall not be construed as limiting the tenant's right in an unlawful detainer proceeding to raise the defense that there is no rent due and owing.</u></b></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><div><p class="MsoNormal" style="text-align:justify"><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Marcus J. Fry</span></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Lyon, Weigand & Gustafson, P.S.</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Adoption Attorney*</span></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">P.O. Box 1689</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Yakima, Washington 98907</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Telephone: (509) 248-7220</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Courier New";color:#1f497d">Facsimile: (509) 575-1883</span><span style="color:#1f497d"> </span></p><p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d"><span style="text-decoration:none"> </span></span></u></b></p><p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d">NOTICES:</span></u></b></p><p class="MsoNormal" style="text-align:justify"><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d"> *Adoption Attorney reflects election as a Fellow of the American Academy of Adoption Attorneys, an invitation based organization of 300+ attorneys nationwide, under its criteria of experience, ethics and peer recommendation. Washington's Supreme Court has not yet developed or recognized a credentialing process for specialties, and certification/fellowship is not required to practice law in this state.</span></p><p class="MsoNormal" style="text-align:justify"><b><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d">Confidentiality: </span></b><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1f497d">This e-mail transmission may contain information which is protected by attorney-client, work product and/or other privileges. If you are not the intended recipient, you are hereby notified that any disclosure, or taking of any action in reliance on the contents, is strictly prohibited. If you have received this transmission in error, please contact us immediately and return the e-mail to us by choosing Reply (or the corresponding function on your e-mail system) and then deleting the e-mail.</span><span style="color:#1f497d"></span></p></div><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"> </span></p><div><div style="border:none;border-top:solid #b5c4df 1.0pt;padding:3.0pt 0in 0in 0in"><p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> <a href="mailto: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>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>