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<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Bryce:<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Here is an excerpt on relevant case law and I don’t view it as limited to residential because RCW 59.12 applies to both.<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:12.0pt;font-family:"Arial","sans-serif""><o:p> </o:p></span></b></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">PARTIAL PAYMENT-
</span></b><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Acceptance of a partial payment will not destroy the landlord’s right to proceed with an eviction action so long as there is still rent due and owing as specified in the Three Day Notice
to Pay Rent or Vacate. <i>Housing Resource Group v. Price</i>, 92 Wn.App. 394, 401-401, 958 P.2d 327 (1998),
<i>review denied</i>, 137 Wn.2d 1010, 978 P.2d 1099 (1999)].<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Arial","sans-serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Other Defaults-</span></b><span style="font-size:12.0pt;font-family:"Arial","sans-serif""> Generally, if a landlord accepts rent with full knowledge
that the tenant has breached the lease, the landlord waives the right to declare a forfeiture of the lease because of that breach.
<a href="https://advance.lexis.com/document/?pdmfid=1000516&crid=781b4d83-e441-4807-9149-027df7efa00f&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A4H3J-4DP0-0039-42K4-00000-00&pddocid=urn%3AcontentItem%3A4H3J-4DP0-0039-42K4-00000-00&pdcontentcomponentid=10841&pdteaserkey=sr2&ecomp=f8-g&earg=sr2&prid=4ba7f00e-6816-4f11-9c8b-b27b8065c329">
<span style="color:windowtext">Wilson v. Daniels, 31 Wn.2d 633, 639, 198 P.2d 496 (1948)</span></a>. But there is no waiver of the right to forfeit if the tenant's breach is a continuing one.
<a href="https://advance.lexis.com/document/?pdmfid=1000516&crid=781b4d83-e441-4807-9149-027df7efa00f&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A4H3J-4DP0-0039-42K4-00000-00&pddocid=urn%3AcontentItem%3A4H3J-4DP0-0039-42K4-00000-00&pdcontentcomponentid=10841&pdteaserkey=sr2&ecomp=f8-g&earg=sr2&prid=4ba7f00e-6816-4f11-9c8b-b27b8065c329">
<span style="color:windowtext">Wilson, 31 Wn.2d at 640</span></a>. Thus, the waiver of a forfeiture by acceptance of rent applies to past breaches, which are single and complete when the rent is accepted, and having been once waived the landlord's rights are
lost. <i>But the general rule is that a waiver of a right of forfeiture for breach of a covenant in a lease does not operate as a waiver with respect to a continuance</i>
<b> </b><i>of the breach, where the breach is a continuing one,</i> and it does not operate as a waiver of the right of forfeiture for a subsequent breach of the covenant."<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-align:justify">(Italics ours.) <a href="https://advance.lexis.com/document/?pdmfid=1000516&crid=781b4d83-e441-4807-9149-027df7efa00f&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A4H3J-4DP0-0039-42K4-00000-00&pddocid=urn%3AcontentItem%3A4H3J-4DP0-0039-42K4-00000-00&pdcontentcomponentid=10841&pdteaserkey=sr2&ecomp=f8-g&earg=sr2&prid=4ba7f00e-6816-4f11-9c8b-b27b8065c329">
<span style="color:windowtext">Wilson, 31 Wn.2d at 640</span></a> (quoting 32 Am. Jur. 754,
<u>Landlord and Tenant</u> § 890. See also Hwang v. McMahill, 103 Wn. App. 945; 15 P.3d 172.<b><o:p></o:p></b></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:12.0pt;font-family:"Arial","sans-serif""><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial","sans-serif"">Note, based upon Paul’s response I think there needs to be clarification of the facts. I read your question to say the tenant owes $35k rather than $3500. If the tenant owes
$35k and tendered only $3500, based upon the partial payment law for rent only default, I believe your fine in accepting it. However, in abundance of caution after consulting my client and receiving the okay, I either: (1) tender the funds into the court
registry; or (2) send letter to tenant advising tenant that the tendered amount is insufficient to cure the monetary default and that LL will hold the funds in trust pending outcome of the UD action and if tenant wishes that the same be returned prior to a
court decision, they simply need to make a written request for the return of the same. Again, based upon partial payment law, you can simply keep the partial payment and continue forward without these additional steps, but in my view there is always risk
that a superior court judge may side with the tenant because something has been paid and accepted, placing you in the position of appealing the wrong decision or have to reinstitute your action again after notice with additional delay.<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Marcus J. Fry<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Lyon, Weigand & Gustafson, P.S.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">P.O. Box 1689
<br>
Yakima, Washington 98907 <br>
Telephone: (509) 248-7220 <br>
Facsimile: (509) 575-1883 <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D"><o:p><span style="text-decoration:none"> </span></o:p></span></u></b></p>
<p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">NOTICES:<o:p></o:p></span></u></b></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Confidentiality:
</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">This e-mail transmission may contain information which is protected by attorney-client, work product and/or other privileges. If you are not the intended recipient, you
are hereby notified that any disclosure, or taking of any action in reliance on the contents, is strictly prohibited. If you have received this transmission in error, please contact us immediately and return the e-mail to us by choosing Reply (or the corresponding
function on your e-mail system) and then deleting the e-mail.<o:p></o:p></span></p>
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<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: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>Paul Neumiller<br>
<b>Sent:</b> Monday, November 06, 2017 3:00 PM<br>
<b>To:</b> 'WSBA Real Property Listserv'<br>
<b>Subject:</b> Re: [WSBARP] commercial unlawful detainer<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Well, without finding any research of substance when this has come up in the past, I have taken the position that if T cures the default prior to service (even if filed already), then the default is cured. Once
again though, without legal underpinnings. And, I imagine there would be some judicial hesitancy to evict a T after payment in full prior to an effective service of the summons and complaint.
<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">You <i>might</i> be able to refile (with a new 3-day notice) if you want to try to go after the attorney fees that LL expended in preparing and filing the lawsuit but that will depend on the form of the attorney
fees clause.<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" id="_x0000_i1025" src="cid:image002.jpg@01D35712.95A62D80"></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>
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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>Bryce Dille<br>
<b>Sent:</b> Monday, November 6, 2017 2:06 PM<br>
<b>To:</b> WSBA Real Property Listserv (<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] commercial unlawful detainer<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">In a commercial unlawful detainer where back rent is in excess of $35000 if suit is filed and is in the process of being served what is affect if tenant direct wires in $3500 to LL account does LL have to return the funds in order to continue
the action.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b><span style="font-family:"Segoe UI","sans-serif";color:#17365D">Bryce H. Dille</span></b><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#17365D"> </span><span style="font-size:7.5pt;font-family:"Segoe UI","sans-serif";color:#B9B9B9">|</span><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242"> Attorney
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242">P: 253.848.3513</span><span style="font-size:7.5pt;font-family:"Segoe UI","sans-serif";color:#B9B9B9">|</span><span style="font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242"> F: 253.845.4941<o:p></o:p></span></p>
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