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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#1F497D">The property owner may not be presumed to know the boundaries but the property owner is certainly responsible for knowing and suffers the consequences if owner
doesn’t know.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#1F497D">J<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Freehand521 BT";color:#17365D">Jay A. Goldstein<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:#1F497D"><img width="315" height="86" id="Picture_x0020_1" src="cid:image001.png@01D117D2.637184D0" alt="cid:AEF18ED8-6AEE-403C-99E7-30A379E62D84@local"></span><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#404040">1800 Cooper Point RD SW NO. 8</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5C6D2C">|</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> Olympia,
WA 98502</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21">
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C">Telephone 360.352.1970 </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5C6D2C">| </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> Fax
360.357.0844 </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5C6D2C">|</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> <a href="http://www.jaglaw.net/">www.jaglaw.net</a>
</span><span style="font-family:"Arial",sans-serif;color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><u><span style="font-family:"Arial",sans-serif;color:#17365D"><a href="mailto:jay@jaglaw.net">jay@jaglaw.net</a><o:p></o:p></span></u></p>
<p class="MsoNormal"><b><span style="font-family:"Times New Roman",serif;color:#17365D"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">Nothing contained herein should be construed as legal advice.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">please reply advising of the mistake and then delete this message
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<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">please call the Sender at 360-352-1970.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Robert Ordal<br>
<b>Sent:</b> Thursday, November 05, 2015 1:56 PM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com>; wsbapt@lists.wsbarppt.com<br>
<b>Subject:</b> Re: [WSBARP] Knowledge of Property Line<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Ron,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">I doubt it. How would they know unless they had a survey? And surveyors make mistakes too, so what if two surveyors don’t agree? And, if you are on Vashon Island, all bets are off.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Bob<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <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>Ron Housh<br>
<b>Sent:</b> Thursday, November 05, 2015 1:34 PM<br>
<b>To:</b> 'WSBA Real Property Listserv' <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>;
<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br>
<b>Subject:</b> Re: [WSBARP] Knowledge of Propery Line<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Not yet finding case law support for a principle I am wondering if the law recognizes.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Is there a presumption that owners know or should know the location of the boundaries of owned real estate – or stated otherwise, are owners presumed to know the location of a property line between the owner’s
lot and the neighboring lot?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Any thoughts – or better yet – any known case law on this? Thanks.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:18.0pt;color:#1F497D">******FOR PLANNING PURPOSES NOTE THAT I WILL BE OUT OF THE OFFICE NOVEMBER 17 THROUGH DECEMBER 3*******<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:red">I AM TYPICALLY IN THE SEATTLE OFFICE ON TUESDAY AND THURSDAY AND IN THE MOUNT VERNON OFFICE ON MONDAY, WEDNESDAY AND FRIDAY
<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:green"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Ronald G. Housh, P.S.<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Attorney at Law<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D"> <o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Seattle Office:<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">1420 Fifth Avenue, Suite 3000<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Seattle, WA 98101-2393<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Phone: 206-381-1341<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Fax: 206-464-0461<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Email:
<a href="mailto:ron@housh.org"><span style="color:#1F497D">ron@housh.org</span></a><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Mount Vernon Office:<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">21411 Bluejay Place<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Mount Vernon, WA 98274<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Phone: 206-235-2459<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Email:
<a href="mailto:ron@housh.org"><span style="color:#1F497D">ron@housh.org</span></a><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></b></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>Rob Rowley<br>
<b>Sent:</b> Monday, March 23, 2015 3:30 PM<br>
<b>To:</b> WSBA RPPT; <a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] RCW 18.27 Contractor Registration - Flipping Properties - L&I Enforcement<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Good afternoon,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Anyone had any experience with enforcement action by L&I seeking to force individuals who are buying and flipping properties to be registered contractors under RCW 18.27?
I'm exceedingly familiar with RCW 18.27 and the effect upon individuals who are in the process of buying, rehabbing and reselling residential properties within one year of purchase.
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">What triggered this inquiry is that I'm looking at a notice of infraction from L&I in which they indicate that the particular investor had violated RCW 18.27.200(1)(a) by
advertising for sale a property that they had rehabbed and listed for sale within one year. (RCW 18.27.010(1)) Apparently the L&I inspector had got caught wind of the pending sale and issued a notice of infraction for $1000.
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">It is my observation that real estate investors will generally purchase properties to be rehabilitated inside of an LLC and one or more members of the purchasing LLC will
be a licensed contractor. The licensed contractor who is a member of the purchasing LLC then obtains the appropriate permitting from the local municipality for the repairs. The property is then sold from within the purchasing LLC.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Times New Roman",serif">In particular, this particular L&I inspector is taking the position that this conduct is a violation of the Act in that an LLC is an improper entity for holding the property,
and that the property should be held within a partnership or joint venture as set forth in below RCW 18.27.065. Put another way, had the same fact pattern occurred where the purchasing entity was a partnership or joint venture then no violation in the eyes
of L&I. However, because the purchase had occurred within an LLC where one of the members was an general contractor this is a violation worthy of a notice of infraction.</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">It appears to me that that particular L&I inspector cannot backup this position with anything substantive. Any thoughts on the subject?</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Thank you.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span class="apple-converted-space"><span style="font-family:"Arial",sans-serif;color:black">RCW 18.27.010 </span></span><span style="font-family:"Arial",sans-serif;color:black">(1) "Contractor" includes any person, firm, corporation, or
other entity who or which, in the pursuit of an independent business undertakes to, or offers to undertake, or submits a bid to, construct, alter, repair, add to, subtract from, improve, develop, move, wreck, or demolish any building, highway, road, railroad,
excavation or other structure, project, development, or improvement attached to real estate or to do any part thereof including the installation of carpeting or other floor covering, the erection of scaffolding or other structures or works in connection therewith,
the installation or repair of roofing or siding, performing tree removal services, or cabinet or similar installation; or, who, to do similar work upon his or her own property, employs members of more than one trade upon a single job or project or under a
single building permit except as otherwise provided in this chapter<b><u>. "Contractor" also includes a consultant acting as a general contractor. "Contractor" also includes any person, firm, corporation, or other entity covered by this subsection, whether
or not registered as required under this chapter or who are otherwise required to be registered or licensed by law, who offer to sell their property without occupying or using the structures, projects, developments, or improvements for more than one year from
the date the structure, project, development, or improvement was substantially completed or abandoned.</u></b></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;font-family:"Arial Black",sans-serif;color:black">RCW 18.27.065</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:7.5pt"><span style="font-size:18.0pt;font-family:"Arial Black",sans-serif;color:black">Partnership or joint venture deemed registered, when.</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:black">A partnership or joint venture shall be deemed registered under this chapter if any one of the general partners or venturers whose name appears in the name under which the partnership
or venture does business is registered.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:black">[1983 1st ex.s. c 2 § 16.]</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
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</v:shape><![endif]--><![if !vml]><img width="108" height="162" src="cid:image007.jpg@01D117D2.637AFAB0" align="left" hspace="12" v:shapes="_x0000_s1026"><![endif]><b><span style="font-size:10.0pt;font-family:"Times New Roman",serif">Robert
R. Rowley</span></b><span style="font-size:10.0pt;font-family:"Times New Roman",serif"> | Attorney at Law</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">505 W. Riverside Ave, Suite 500</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">Spokane, WA 99201</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">Telephone: (509) 252-5074</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">Mobile: (509) 994-1143</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">Facsimile: (509) 928-3084</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">Email:
</span><a href="mailto:rob@rowleylegal.com"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">rob@rowleylegal.com</span></a><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">Web Site:
</span><a href="http://www.rowleylegal.com/"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">www.rowleylegal.com</span></a><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">Practice concentrated on business, real estate and general legal matters in Washington and Idaho.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><a href="https://www.facebook.com/rowleylegal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_2" src="cid:image004.gif@01D117D2.637184D0"></span></a><a href="https://www.linkedin.com/pub/rob-rowley/11/172/b20"><span style="font-size:10.0pt;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_3" src="cid:image005.gif@01D117D2.637184D0"></span></a><a href="https://twitter.com/ROBERTRROWLEY"><span style="font-size:10.0pt;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_4" src="cid:image006.gif@01D117D2.637184D0"></span></a><a href="http://www.yelp.com/biz/robert-r-rowley-spokane"><span style="font-size:10.0pt;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none"><img border="0" width="43" height="21" id="Picture_x0020_5" src="cid:image008.jpg@01D117D2.637184D0"></span></a><o:p></o:p></p>
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