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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:#1F497D'>Some cases to review to see if they fit your situation:<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>An unlawful lockout of a tenant by a landlord breaches the tenant’s right to quiet enjoyment of the premises. Landlord who wrongfully evicts tenant has breached the lease and, therefore, is not entitled to recover rent due after the breach and is liable for any damages caused by the breach. Olin v. Goehler, 39 Wn.App. 688, 694 P.2d 1129 (1985). See also Aro Glass & Upholstery Co v. Munson-Smith Motors, Inc., 12 Wn.App. 6, 528 P.2d 502 (1974) on constructive eviction and damages, and see Cherberg v. Peoples National Bank of Washington, 15 Wn.App. 336, 549 P.2d 46 (1976) on covenant of quiet enjoyment.<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='color:#1F497D'>Lenard L. Wittlake, PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Attorney & Counselor at Law<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>22 E. Poplar Street, Suite 200<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>P.O. Box 1233<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Walla Walla, WA 99362<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>(509) 529-1529 voice<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>(509) 850-3515 fax<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><a href="mailto:lenard@wittlakelaw.com"><span style='color:blue'>lenard@wittlakelaw.com</span></a><o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><a href="http://www.lwattorney.com/"><span style='color:blue'>www.lwattorney.com</span></a><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 #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>Scott Hildebrand<br><b>Sent:</b> Tuesday, November 21, 2017 8:00 AM<br><b>To:</b> 'WSBA Real Property Listserv'<br><b>Subject:</b> Re: [WSBARP] Commercial Lease eviction<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>At least 20 to the end of the lease period, typically the end of the month…<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></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>Josh Grant<br><b>Sent:</b> Monday, November 20, 2017 3:11 PM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] Commercial Lease eviction<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><div><p class=MsoNormal><span style='font-size:13.5pt;color:black'>My tenant client has now been locked out. LL refused tender of lease rent twice.</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;color:black'>Does a landlord need to give a 30 day notice to terminate an oral month to month commercial lease under :</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;color:black'> <o:p></o:p></span></p></div><div><div><h4><span style='font-family:"Helvetica","sans-serif";color:black'>RCW 59.04.020</span><span style='color:black'><o:p></o:p></span></h4></div></div><div><div><h4><span style='font-family:"Helvetica","sans-serif";color:black'>Tenancy from month to month—Termination.</span><span style='color:black'><o:p></o:p></span></h4></div></div><div id=contentWrapper><div><p class=MsoNormal style='text-indent:.25in'><span style='font-size:12.0pt;font-family:"Helvetica","sans-serif";color:black'>When premises are rented for an indefinite time, with monthly or other periodic rent reserved, such tenancy shall be construed to be a tenancy from month to month, or from period to period on which rent is payable, and shall be terminated by written notice of thirty days or more, preceding the end of any of said months or periods, given by either party to the other.</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='text-indent:.25in'><span style='font-size:14.0pt;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal style='text-indent:.25in'><span style='font-size:12.0pt;font-family:"Helvetica","sans-serif";color:black'>or 20 days:</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='text-indent:.25in'><span style='font-size:12.0pt;font-family:"Helvetica","sans-serif";color:black'>under</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div><div style='margin-left:-11.25pt;margin-right:-11.25pt'><div><h4 style='mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:3.75pt;margin-left:0in'><span style='font-family:"Helvetica","sans-serif";color:black'>RCW 59.12.030</span><span style='color:black'><o:p></o:p></span></h4></div></div><div style='margin-left:-11.25pt;margin-right:-11.25pt'><div><h4 style='mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:3.75pt;margin-left:0in'><span style='font-family:"Helvetica","sans-serif";color:black'>Unlawful detainer defined.</span><span style='color:black'><o:p></o:p></span></h4></div></div><div id=contentWrapper><div><p class=MsoNormal style='text-indent:.25in'><span style='font-size:12.0pt;font-family:"Helvetica","sans-serif";color:black'>A tenant of real property for a term less than life is guilty of unlawful detainer either:</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div></div><div><p class=MsoNormal style='text-indent:.25in'><span style='font-size:12.0pt;font-family:"Helvetica","sans-serif";color:black'>(2) When he or she, having leased property for an indefinite time with monthly or other periodic rent reserved, continues in possession thereof, in person or by subtenant, after the end of any such month or period, when the landlord, more than twenty days prior to the end of such month or period, has served notice (in manner in RCW </span><strong><span style='font-size:12.0pt;font-family:"Helvetica","sans-serif";color:#2B674D'>59.12.040</span></strong><span style='font-size:12.0pt;font-family:"Helvetica","sans-serif";color:black'> provided) requiring him or her to quit the premises at the expiration of such month or period;</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div></div><div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> <o:p></o:p></span></p></div><div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> <a href="mailto:jgrant@accima.com" title="jgrant@accima.com">Josh Grant</a> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Sent:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> Monday, November 20, 2017 10:21 AM<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>To:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> <a href="mailto:wsbarp@lists.wsbarppt.com" title="wsbarp@lists.wsbarppt.com">wsbar</a> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Subject:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> [WSBARP] Commercial Lease eviction<o:p></o:p></span></p></div></div></div><div><p class=MsoNormal><span style='font-size:12.0pt;color:black'> <o:p></o:p></span></p></div></div><div><div><div><div><p class=MsoNormal><span style='font-size:13.5pt;color:black'>Small businessman (car repair) rented for about 6 months, never got a written lease out of owner. Owner decided to cancel lease and only gave client 3 days. Client tendered the rent and that was refused and owner has changed the locks.</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;color:black'>On a verbal month to month commercial lease, can we threated owner with anything?</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;color:black'>Josh</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;color:black'>Joshua F. Grant, PS<br>Attorney at Law<br>P. O. Box 619<br>Wilbur, WA 99185<br>tel 509 647 5578<br>fax 509 647 2734<o:p></o:p></span></p></div></div></div><div class=MsoNormal align=center style='text-align:center'><span style='font-size:12.0pt;color:black'><hr size=2 width="100%" align=center></span></div><p class=MsoNormal><span style='font-size:12.0pt;color:black'>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></span></p></div></div></div></div></body></html>