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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I specifically state in my leases that when the original term is up or any renewal term then tenant agrees to vacate upon termination and if tenant doesn’t
then tenant pays prorata amount of lease payment until vacated. I put no holdover language in the lease.<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>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">This transmission contains confidential attorney-client communications and may not be disclosed to any person but the intended recipient(s). If this matter is
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<p class="MsoNormal"><span style="color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Bryce H. Dille
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Campbell, Dille, Barnett & Smith, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">P.O. Box 488<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Puyallup, WA 98371<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Voice: 253.848.3513<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Fax: 253.845.4941<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D"><a href="mailto:bryced@cdb-law.com">bryced@cdb-law.com</a><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Real Estate and Commercial Transactions & Closings, Including Performing Services as IRS Section 1031 Exchange Facilitator<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
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<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>Paul<br>
<b>Sent:</b> Saturday, August 15, 2015 10:46 AM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] UDs and Eviction Notice<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif"">That is what I have done in the past and will continue to do now so I consider this mostly an intellectual discussion. That said, it adds an extra consideration to drafting leases. It
is my understanding that attorneys, myself included, add the "rent for hold-over period" so we can charge rent while the T is holding over. But that seems to put the client in a catch-22 situation, because adding that language automatically kicks the lease
into a rolling month-to-month lease and prevents the LL from evicting the T under RCW 59.12.030(1) (i.e., the expiration the term of the lease.) Regarding not giving notice, while I might not win in front of a judge who doesn't want to follow the law, I certainly
can make a straight face argument that the T knew it was a year lease, signed a year lease, should be expected to move out at the end of a year, and LL shouldn't be obligated to give the T a notice to move out after a year for a one year lease. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif""><o:p> </o:p></span></p>
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<div>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif"">Additional, it seems counterintuitive to me to give a 3-day pay or quit notice to a T under these circumstances (the year is up and LL hasn't accepted rent for the next month) when the LL
doesn't want the T to "pay." The LL only wants the T to "quit." <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif""><o:p> </o:p></span></p>
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<div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-family:"Calibri","sans-serif"">And some of you might think that a LL should give a 20 day notice
<i>prior</i> to the end of the one-year lease but any time prior to the end of the lease is still under the original term of the lease and not under the month-to-month terms of the lease yet. So, the twenty-day notice should be ineffective because the parties
were not operating under the terms of the month-to-month lease at the time the notice was given. <o:p></o:p></span></p>
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<div class="MsoNormal" align="center" style="text-align:center"><span style="font-family:"Calibri","sans-serif"">
<hr size="2" width="100%" align="center" id="stopSpelling">
</span></div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-family:"Calibri","sans-serif"">From:
<a href="mailto:mfry@lyon-law.com">mfry@lyon-law.com</a><br>
To: <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
Date: Fri, 14 Aug 2015 23:24:54 +0000<br>
Subject: Re: [WSBARP] UDs and Eviction Notice<o:p></o:p></span></p>
<div>
<p class="MsoNormal"><a name="_GoBack"></a><span style="font-family:"Calibri","sans-serif";color:#1F497D">Paul:</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">That is an auto renewal provision and pretty common. You have a month to month. Serve the 3-day for rent (9 months wow!) and the 20-day for end of Sept as it is too late for
August. I always put in bold when serving multiple notices that Landlord has the right to proceed with an eviction under any of the notices given.</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></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><span style="font-family:"Calibri","sans-serif""><o:p></o:p></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><span style="font-family:"Calibri","sans-serif""><o:p></o:p></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><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span></b><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></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><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></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><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<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>Tom J. Westbrook<br>
<b>Sent:</b> Friday, August 14, 2015 4:22 PM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] UDs and Eviction Notice</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif""> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Hi Paul,</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">I can’t imagine any jurist letting you off without some notice to vacate – no matter what the statute or lease says. Give notice before you start the ULD. You don’t want to be
arguing it later when you can prevent the argument now. My 2 cents.</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Sincerely,</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Tom</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Thomas J. Westbrook</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Attorney at Law</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"><img border="0" width="136" height="54" id="ecxPicture_x0020_3" src="cid:image001.jpg@01D0D749.95E2AF30" alt="cid:image001.jpg@01CFC835.0D3988D0"></span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Rodgers, Kee & Card, P.S.</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">324 West Bay Drive NW, Suite 201</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Olympia, Washington 98502</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Phone: 360-352-8311</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Facsimile: 360-352-8501</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Email:
<a href="mailto:tjw@buddbaylaw.com">tjw@buddbaylaw.com</a></span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Skype: thomas.westbrook</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<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>Paul Neumiller<br>
<b>Sent:</b> Friday, August 14, 2015 2:41 PM<br>
<b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] UDs and Eviction Notice</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif""> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif"">Dear UD Gurus, RCW 59.12.030(1) says that no eviction notice is necessary at the end of the term of the lease. And, RCW 59.12.030(2) says that you have to give a twenty day notice for a
month-to-month lease. Most residential leases (at least the one I’m reviewing) are for a set period (i.e. one year) with a provision that if the T holds over, the lease converts to a month-to-month lease. End of lease was July 31 and LL wants T out but LL
hasn’t given T any kind of written notice, yet. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif""> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif"">OK, so under this type of lease language, is my client ok with giving no notice because the lease expired and the LL hasn’t accepted any additional rent payments
<i>or</i> must LL give T the twenty day notice because the lease has automatically converted to a month-to-month lease? (Actually, T is about 9 months behind in rent so I am going to give a 3-day notice just to cover all of my bases but I thought that maybe
I don’t need to even give the 3-day notice because the lease just expired anyway) Any thoughts or case law out there?
<o:p></o:p></span></p>
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