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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='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>I was able to work things out with the bankruptcy attorney, and proceeded with the eviction.<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><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>What I learned through this process is that the bankruptcy will stop an eviction. However, per 11 USC 362(b)(22), if the bankruptcy petition was filed <i>after</i> the landlord obtains a judgment and writ, then the writ can be executed. The automatic stay does not stop execution of the writ. However, per 11 USC 362(l), a tenant may file a certificate. If the certificate is accurate, then the automatic stay will stop execution of the writ. There are certain assertions the tenant must make for the certificate to be valid. I did not need to go further than this for my case, but it appears the certificate would only work for a writ obtained for failure to pay rent – not for other reasons (eg: a 20-day notice).<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><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Thanks for all your input.<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><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>--Scott Russon<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><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>Nicholas Fisher<br><b>Sent:</b> Tuesday, May 02, 2017 1:23 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Bankrutpcy and Residential Evictions<o:p></o:p></span></p></div><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal>You should check the petition filed by the debtor. They are required to give notice to the bankruptcy court if in fact they have a judgment against them for past due rents as there are some protections for those that have sough relief from the court. It will probably only help you in your motion for relief, but if they failed to identify that to the court, you may have additional recourse. <o:p></o:p></p></div><p class=MsoNormal>Nic.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>On Mon, May 1, 2017 at 3:56 PM, Scott Russon <<a href="mailto:scott@englishandmarshall.com" target="_blank">scott@englishandmarshall.com</a>> wrote:<o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Thank you. That mirrors the info I received from a call into my bankruptcy friend.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>--Scott</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><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" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Scott Thomas<br><b>Sent:</b> Monday, May 01, 2017 2:24 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Bankrutpcy and Residential Evictions</span><o:p></o:p></p></div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>I am not a BR lawyer, but my understanding is that a tenant/debtor must file a BR petition before a "judgment for possession" is entered, and LL may continue an eviction without seeking relief from a stay if a judgment for possession was obtained. 11 U.S.C. 362(b)(22). However, and notwithstanding the entry of a judgment for possession, the automatic stay will continue for 30 days after filing the petition in BR if the debtor files a certification that state law permits a cure after a judgment for possession (as does Washington in a nonpayment of rent case, RCW 59.148.410) and deposits rent that will become due within 30 days after the filing of the petition with the clerk (must be a cashier's check or money order payable to LL). Rule 4001-1(b), Local BR Rules, Western Dist. WA. The auto stay continues if the debtor completely cures and certifies the complete cure of monetary default within the 30 day period. 11 U.S.C. 362(l). There are different rules for evictions resulting from tenant's damage to property, or illegal drug use. At least, that is what I have been told by my BR colleague. <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On Mon, May 1, 2017 at 1:51 PM, Scott Russon <<a href="mailto:scott@englishandmarshall.com" target="_blank">scott@englishandmarshall.com</a>> wrote:<o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>I have landlord client who has a sheriff’s eviction set for tomorrow, and who just received notice that the tenant filed bankruptcy today. Client previously obtained a judgment and writ of restitution.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Does the automatic stay prevent the sheriff’s eviction tomorrow? I was under the impression that the automatic stay would prevent client from collecting on the judgment but would not prevent us from executing the writ for possession of the property. Am I not correct and we have to request for relief from the stay in bankruptcy court?<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>Sincerely yours,</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>SCOTT E. RUSSON</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>Attorney at Law</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>English & Marshall, PLLC</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>12204 S.E. Mill Plain Blvd., Suite 200</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>Vancouver, WA 98684</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>Phone: <a href="tel:(360)%20449-6100" target="_blank">(360) 449-6100</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>Fax: <a href="tel:(360)%20449-6111" target="_blank">(360) 449-6111</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>STATEMENT OF CONFIDENTIALITY: The information in this email and attachment(s) is legally privileged and confidential information intended only for the use of the addressee listed on this email. 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