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<p class="MsoNormal">Thanks to all that replied to my unwanted guest post. <o:p>
</o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><b><span style="font-size:14.0pt">Gourley Law Group<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt">Snohomish Escrow<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt">The Exchange Connection<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif">1002 10<sup>th</sup> Street / PO Box 1091<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif">Snohomish, WA 98291<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif">360.568.5065<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif">360.568.8092 fax<o:p></o:p></span></p>
<p class="MsoNormal"><u><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif;color:#0563C1"><a href="mailto:Craig@glgmail.com"><span style="color:#0563C1">Craig@glgmail.com</span></a></span></u><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif"><o:p></o:p></span></p>
</div>
<p class="MsoNormal"><o:p> </o:p></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> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Rob Wilson-Hoss<br>
<b>Sent:</b> Friday, March 31, 2017 10:50 AM<br>
<b>To:</b> 'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Getting rid of a house guest<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"> The premise is that unlawful detainer works for a lot of circumstances, but not all. If there is no lease or rental agreement, or even rent, then sometimes the
question is, is it a tenancy at will, or a tenancy at sufferance? If the person entered without permission and won't leave when he or she is told to, this is called a tenancy by sufferance, 59.04.050. That can be an unlawful detainer, and 59.12.030(6) directly
addresses that. The tenancy by sufferance statute says that the occupiers must surrender possession on demand, and the unlawful detainer statute allows the shortened UD process if they don't. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"> But when a person enters with permission, and no rent is paid, that is different, and is a tenancy at will, and can be terminated, obviously, "at will." The owner
has to give a reasonable time for the tenant to vacate. <i>Najewitz v. Seattle</i>, 21 Wash. 2d 656 (1944). The application of this doctrine is confusing, as it uses terms connected to leases, such as “tenant” and “tenancy,” where no lease or tenancy actually
exists. I think it is preferable to consider these matters as mere licenses, and not as some sort of subcategory of tenancy, especially in light of the statutes.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"> As far as treatment as a license, the result is practically the same as treatment as a tenant at will. You don't get the UD expedited hearing. You have to give
reasonable notice, and you can then file a quiet title/ejectment lawsuit and get a TRO or preliminary injunction pretty quickly. Our Court has required very low bond amounts in such circumstances, where the occupier has no right, and just won't leave. You
can also ask for damages for the occupation, and if any circumstances merit it, 4.24.630 attorney fees and triple damages. My experience is that once they are ejected they don't come back and you never hear from them again. Here is the license part of my brief:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal" align="center" style="margin-right:6.5pt;text-align:center">
<span style="font-size:14.0pt;font-family:"Times New Roman",serif"> </span>
<b><span style="font-size:14.0pt">III. DEFENDANT WAS A LICENSEE, THE LICENSE WAS
<o:p></o:p></span></b></p>
<p class="MsoNormal" align="center" style="margin-right:6.5pt;text-align:center">
<b><span style="font-size:14.0pt"> REVOKED, AND IS NOW A MERE TRESPASSER<o:p></o:p></span></b></p>
<p class="MsoNormal" align="center" style="margin-right:6.5pt;text-align:center">
<b><span style="font-size:10.0pt"><o:p> </o:p></span></b></p>
<p class="MsoNormal" style="margin-right:6.5pt;line-height:150%"><span style="font-size:14.0pt;line-height:150%"> Here, Plaintiff allowed Defendant to stay on her property. There was no rental agreement, no rent to be paid, and nothing else that
would meet any definition of tenancy that might apply. He did agree to do minor repair work, he has done a very limited amount of that, and he has done nothing for months. He just refuses to leave.
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-right:6.5pt;line-height:150%"><span style="font-size:14.0pt;line-height:150%"> Defendant was initially a licensee:
<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:13.0pt"> An easement, although an incorporeal right, is an interest in land.
<i>Humphrey v. Krutz</i>, 77 Wash. 152, 137 P. 806. A license, on the other hand, authorizes the doing of some act or series of acts on the land of another without passing an estate in the land and justifies the doing of an act or acts which would otherwise
be a trespass. <i>Conaway v. Time Oil Co</i>., 34 Wash.2d 884, 210 P.2d 1012.<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<o:p> </o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:13.0pt"> A license differs from an easement in that it is revocable and nonassignable, and does not exclude possession, either wholly or partially by the owner of the servient tenement. Tiffany says, in his work on Real Property,
Vol. 3 (3d Ed.), p. 414, that if a license is intended to be irrevocable, it is intended as an easement, as it gives an interest of a permanent or quasi permanent nature.<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:6.3pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<u><span style="font-size:13.0pt"><o:p><span style="text-decoration:none"> </span></o:p></span></u></p>
<p class="MsoNormal" style="margin-right:6.3pt;line-height:150%"><i><span style="font-size:14.0pt;line-height:150%">Bakke v. Columbia Valley Lumber Co.,</span></i><span style="font-size:14.0pt;line-height:150%"> 49 Wash. 2d 165, 170 (1956).<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:6.3pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:8.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:13.0pt"> Licenses are close relatives of easements and profits, but there is a fundamental difference between them. Stated theoretically and in Hohfeldian terminology, an easement or profit is a legal “right,” an interest in
land, whereas a license is a “privilege,” not an interest in land.<sup>10</sup> The practical distinction is that a license exists at the will of the landowner; it is permissive use, and therefore not wrongful, but it is revocable at will. An easement, on
the other hand, is not revocable at will, though it may have a life that is limited to a stated time or to the duration of some purpose it serves. Because a license is not an interest in land, it may be created orally; the Statute of Frauds for deeds does
not apply to it. Easements and profits, as we saw previously, must either be created by an instrument that complies with the deed statute or in some way in which the rules of law or equity excuse the absence of a writing. Confusion of licenses with easements
and profits comes about because they both allow the same sort of acts, the use of land owned by another person. Ultimately the question is whether the parties intended a license, revocable at the will of the creator, or an easement or profit that is not so
revocable. That the recipient paid consideration for the usage tends to indicate an easement, though it is not conclusive evidence.<sup>11
</sup>Other factors that tend to suggest the parties intended an easement are that it is for a designated time, that the area of use is defined with some specificity, and that the holder is allowed to exercise a great degree of control of the area. Opposites
of these factors tend to indicate a license was intended.<sup>12<o:p></o:p></sup></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:13.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:13.0pt">n10 Hohfeld, Some Fundamental Legal Conceptions as Applied in Judicial Reasoning, 23 Yale L. J. 16, 43–44 (1913). In Washington
<i>Bakke v. Columbia Valley Lumber Co.,</i> 49 Wn.2d 165, 298 P.2d 849 (1956), spells out the basic distinction between easements and licenses.
<i>See also Showalter v. City of Cheney, </i>118 Wn.App. 543, 76 P.3d 782 (Div. 3, 2003), which holds that a business building's canopy whose posts rested on a public sidewalk was a “revocable license.”<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:13.0pt">n11 <i>See Bakke v. Columbia Valley Lumber Co</i>., 49 Wn.2d 165, 298 P.2d 849 (1956).
<i>See also Washburn v. Esser</i>, 9 Wn.App. 169, 511 P.2d 1387 (1973).<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:13.0pt">n12 W. Stoebuck & D. Whitman, The Law of Property § 8.1 (3d ed. 2000).
<i>See Showalter v. City of Cheney, </i>118 Wn.App. 543, 76 P.3d 782 (2003), holding that a tavern's canopy that rested on a city sidewalk was there only by license.<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:13.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-right:6.3pt"><span style="font-size:14.0pt">17 Wash. Prac., Real Estate § 2.1 (2d ed.)<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-right:6.3pt"><sup><span style="font-size:12.0pt"><o:p> </o:p></span></sup></p>
<p class="MsoNormal" style="margin-right:6.5pt;line-height:150%"><span style="font-size:12.0pt;line-height:150%">
</span><span style="font-size:14.0pt;line-height:150%">There is no doubt that Defendant was not a tenant, but a licensee, when he initially entered the property of Plaintiff. Once Plaintiff revoked his permission, then he became a trespasser. A trespasser
is defined by WPI 120.01 as one "who enters or remains upon the premises of another without permission...." As to remaining unlawfully,<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:13.0pt">“Unlawful remaining” occurs when (1) a person has lawfully entered a dwelling pursuant to license, invitation or privilege; (2) the invitation, license or privilege is expressly or impliedly limited; (3) the person's conduct violates
such limits; and (4) the person's conduct is accompanied by intent to commit a crime in the dwelling.
<i>State v. Thomson,</i> 71 Wash.App. 634, 640, 861 P.2d 492 (1993)(citing RCW 9A.52.030(1); RCW 9A.52.020(1); RCW 9A.52.010(3);
<i>State v. Collins,</i> 110 Wash.2d 253, 751 P.2d 837 (1988); <i>State v. Rio,</i> 38 Wash.2d 446, 230 P.2d 308,
<i>cert. denied,</i> 342 U.S. 867, 72 S.Ct. 106, 96 L.Ed. 652 (1951)); RCW 9A.52.025(1); RCW 9A.04.110(7).<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:37.8pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt">
<span style="font-size:12.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-right:6.3pt"><i><span style="font-size:14.0pt">State v. Crist,</span></i><span style="font-size:14.0pt"> 80 Wash. App. 511, 514 (1996).<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-right:6.3pt"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-right:6.3pt;line-height:150%"><span style="font-size:14.0pt;line-height:150%"> There is also no doubt that Plaintiff has revoked Defendant's license. She has done so orally many times, and she has done so in a writing,
which was signed by Defendant, and by which he agreed to leave by October 14, 2015.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-right:6.3pt;line-height:150%"><span style="font-size:14.0pt;line-height:150%"> In the alternative, the Court may wish to consider tenancy at will an alternate theory that would support the same result as the theory
that the relationship is a license: Plaintiff is entitled under either doctrine to an Order requiring Defendant to leave within a reasonable time under the circumstances.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Rob<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Robert D. Wilson-Hoss
<br>
Hoss & Wilson-Hoss, LLP <br>
236 West Birch Street <br>
Shelton, WA 98584 <br>
360 426-2999<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><a href="www.hossandwilsonhoss.com"><span style="color:blue">www.hossandwilson-hoss.com</span></a><br>
<a href="mailto:rob@hctc.com"><span style="color:blue">rob@hctc.com</span></a></span><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="text-autospace:none"><i><span style="font-family:"Times New Roman",serif">This message is intended solely for the use of the addressee and may contain information that is privileged, confidential, and exempt from disclosure under
applicable law. If you are not the addressee, you are hereby notified that any use, distribution, or copying of this message is strictly prohibited. If you received this message in error, please notify us by reply e-mail or by telephone (call us collect
at the number listed above) and immediately delete this message and any and all of its attachments. Thank you.<o:p></o:p></span></i></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Times New Roman",serif;text-transform:uppercase">This office does debt collection and this e-mail may be an attempt to collect a debt, Any information obtained will be used for that purpose.
</span></b><span style="font-size:10.0pt;font-family:"Times New Roman",serif">To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. § 1692) applies this firm is acting as a debt collector for the condominium/homeowners' association named above
to collect a debt owed to it. Any information obtained will be used for collection purposes. You have the right to seek advice of legal counsel.</span><o:p></o:p></p>
</div>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><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>Paul Neumiller<br>
<b>Sent:</b> Friday, March 31, 2017 9:25 AM<br>
<b>To:</b> 'WSBA Real Property Listserv'<br>
<b>Subject:</b> Re: [WSBARP] Getting rid of a house guest<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Craig, though I have never used the process, Rob Wilson-Hoss has successfully brought an ejectment action against the person and, at the same time, brought a motion for a preliminary injunction for remove the
person. I believe he then asks the court to consolidate the hearing for the permanent injunction with the ejectment action. That gets the person out sooner rather than later.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><a name="Paul_Neumiller"><span style="color:#1F497D"><img border="0" width="250" height="150" style="width:2.6041in;height:1.5625in" id="_x0000_i1025" src="cid:image001.jpg@01D2AE1B.BF5822A0"></span></a><span style="color:white"><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>Craig Gourley<br>
<b>Sent:</b> Thursday, March 30, 2017 5:33 PM<br>
<b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] Getting rid of a house guest<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Listmates, Client had a friend that was down on his luck. Client allowed friend to stay with him and his wife for a couple days. No rental agreement no intent for this to be a long term deal. It’s been a couple weeks now and friend refuses
to leave. I know we can demand rent and when not paid move under the Landlord Tenant statute but we are looking for something a bit more immediate. Any thoughts on unwanted guest and a trespass? I presume if the guy is sleeping at the property the police
will just say it’s civil matter and we are back to square one. Anyone have experience with this or another great plan?
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt">Gourley Law Group<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt">Snohomish Escrow<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt">The Exchange Connection<o:p></o:p></span></b></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif">1002 10<sup>th</sup> Street / PO Box 1091<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif">Snohomish, WA 98291<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif">360.568.5065<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif">360.568.8092 fax<o:p></o:p></span></p>
<p class="MsoNormal"><u><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif;color:#0563C1"><a href="mailto:Craig@glgmail.com">Craig@glgmail.com</a></span></u><span style="font-size:10.0pt;font-family:"Arial Rounded MT Bold",sans-serif"><o:p></o:p></span></p>
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