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<body class='hmmessage'><div dir='ltr'>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. <div><br></div><div>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." </div><div><br></div><div>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. <br><br><div><hr id="stopSpelling">From: mfry@lyon-law.com<br>To: wsbarp@lists.wsbarppt.com<br>Date: Fri, 14 Aug 2015 23:24:54 +0000<br>Subject: Re: [WSBARP] UDs and Eviction Notice<br><br>
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<p class="ecxMsoNormal"><a name="_GoBack" target="_blank"></a><span style="color:#1F497D;">Paul:</span></p>
<p class="ecxMsoNormal"><span style="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></p>
<p class="ecxMsoNormal"><span style="color:#1F497D;"> </span></p>
<div>
<p class="ecxMsoNormal" style="text-align:justify;"><span style="font-size:10.0pt;font-family:"Courier New";color:#1F497D;">Marcus J. Fry</span></p>
<p class="ecxMsoNormal"><span style="font-size:10.0pt;font-family:"Courier New";color:#1F497D;">Lyon, Weigand & Gustafson, P.S.</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D;">
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</span><span style="font-size:10.0pt;font-family:"Courier New";color:#1F497D;">Adoption Attorney*</span></p>
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</span><span style="font-size:10.0pt;font-family:"Courier New";color:#1F497D;">Yakima, Washington 98907</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D;">
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<p class="ecxMsoNormal"><span style="color:#1F497D;"> </span></p>
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<p class="ecxMsoNormal"><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>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></p>
</div>
</div>
<p class="ecxMsoNormal"> </p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;">Hi Paul,</span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;"> </span></p>
<p class="ecxMsoNormal"><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></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;"> </span></p>
<div>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;">Sincerely,</span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;"> </span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;">Tom</span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;"> </span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;">Thomas J. Westbrook</span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;">Attorney at Law</span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;"> </span></p>
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<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;"> </span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;">Rodgers, Kee & Card, P.S.</span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;">324 West Bay Drive NW, Suite 201</span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;">Olympia, Washington 98502</span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;"> </span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;">Phone: 360-352-8311</span></p>
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<a href="mailto:tjw@buddbaylaw.com">tjw@buddbaylaw.com</a></span></p>
<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;">Skype: thomas.westbrook</span></p>
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<p class="ecxMsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D;"> </span></p>
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<div style="border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in;">
<p class="ecxMsoNormal"><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></p>
</div>
</div>
<p class="ecxMsoNormal"> </p>
<p class="ecxMsoNormal">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.
</p>
<p class="ecxMsoNormal"> </p>
<p class="ecxMsoNormal">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?
</p>
<p class="ecxMsoNormal"> </p>
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