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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='color:#993366'>That’s good to know, because I read it the way you meant it!<o:p></o:p></span></p><p class=MsoNormal><span style='color:#993366'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-family:"HelveticaNeueETW01-55Rg",serif;color:#993366'>John McCrady<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"HelveticaNeueETW01-55Rg",serif;color:#993366'>Counsel</span><span style='color:#993366'><o:p></o:p></span></p><p class=MsoNormal><span style='color:#993366'>Puget Sound Title Company<o:p></o:p></span></p><p class=MsoNormal><span style='color:#993366'>5350 Orchard Street West<o:p></o:p></span></p><p class=MsoNormal><span style='color:#993366'>University Place WA 98466<o:p></o:p></span></p><p class=MsoNormal><span style='color:#993366'>253-476-5721<o:p></o:p></span></p></div><p class=MsoNormal><span style='color:#993366'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Eric Nelsen<br><b>Sent:</b> Friday, November 13, 2015 3:08 PM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBARP] spouse "homestead" and tenancy rights in other spouse's separate property residence<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>John--I read that email back and just to be clear--the "I know!" is not in an exasperated tone--It was positive, enthusiastic agreement.<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'>Darn the potential ambiguity of tone in written materials. Thanks for responding--I was hoping I'd hook a title officer with my question. :-)<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Sincerely,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Eric<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Eric C. Nelsen<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>1320 University St<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Seattle WA 98101-2837<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>phone 206-625-0092<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>fax 206-625-9040<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'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></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'> Eric Nelsen <br><b>Sent:</b> Friday, November 13, 2015 3:05 PM<br><b>To:</b> 'WSBA Real Property Listserv'<br><b>Subject:</b> RE: spouse "homestead" and tenancy rights in other spouse's separate property residence<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>John--I know! That was the case law that gave me pause. Other case law makes clear that a person has to have a "legal or equitable interest" in a property in order to have a homestead. Where the house is separate property of one spouse (assume it is for these purposes, absolutely SP with no CP equitable rights), is it possible for non-owning spouse to have a homestead?<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'>And, if spouse has a tenancy at will, is that a sufficient interest to allow acquisition of a homestead in that tenancy?<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Sincerely,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Eric<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Eric C. Nelsen<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>1320 University St<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Seattle WA 98101-2837<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>phone 206-625-0092<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>fax 206-625-9040<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'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></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>John McCrady<br><b>Sent:</b> Friday, November 13, 2015 2:46 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] spouse "homestead" and tenancy rights in other spouse's separate property residence<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Generally, a married person will automatically have a homestead in that person’s residence, whether the residence is community property or the separate property of either spouse. See RCW 6.13.020 (from memory!)<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D'>But you should consider the holding in </span><span lang=EN style='font-size:12.0pt;font-family:"Arial",sans-serif;color:#125687'>Snohomish County v. Hawkins, 89 P.3d 713, 121 Wn.App. 505 (Wash.App. Div. 1 2004) dealing with the effect of the quit claim deed.</span><span style='font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D'><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'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-family:"HelveticaNeueETW01-55Rg",serif;color:#1F497D'>John McCrady<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"HelveticaNeueETW01-55Rg",serif;color:#1F497D'>Counsel</span><span style='color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Puget Sound Title Company<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>5350 Orchard Street West<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>University Place WA 98466<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>253-476-5721<o:p></o:p></span></p></div><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><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>Eric Nelsen<br><b>Sent:</b> Friday, November 13, 2015 11:53 AM<br><b>To:</b> WSBA Real Property listserve (<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>) <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> [WSBARP] spouse "homestead" and tenancy rights in other spouse's separate property residence<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>C and D are married, and live in a house that C acquired prior to marriage. D additionally has executed a quit claim deed confirming that the house is C's separate property.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>1. Can D claim a homestead in the house? No ownership interest, but it is D's place of residence just as much as it is C's.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>2. What is D's legal status as an occupant, anyway? Tenant at will? If D has any legal status as a tenant at all, does that sustain the right to homestead?<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Any legal and equitable interest in a property, including a lease, is sufficient to create a homestead. <u>Downey v. Wilber</u>, 117 Wn. 660, 202 P. 256 (1921). <u>But see</u> <u>Northwest Cascade, Inc. v. Unique Construction, Inc.</u>, 187 Wn.App. 685, 351 P.3d 172 (Div. 2, May 19, 2015), holding that "mere occupancy and possession" of a property is not enough interest to claim as a homestead, <u>citing</u> <u>see</u> <u>SSG Corp. v. Cunningham</u>, 74 Wn.App. 708, 714, 875 P.2d 16 (1994).<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><u>Northwest Cascade</u> and <u>SSG Corp.</u> both appear to involve bad actors who were blurring the line between their personal assets and assets of a wholly-owned corporation. In the case of an innocent spouse, with that spouse be considered a tenant at will, and would that be a sufficient equitable interest to support claiming a homestead?<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt'>Sincerely,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'>Eric C. Nelsen<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'>SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'>1320 University St<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'>Seattle WA 98101-2837<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'>phone 206-625-0092<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'>fax 206-625-9040<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p></div></body></html>