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<p>I haven't been following this thread, but this new case seems to
be on-topic.</p>
<p><a class="moz-txt-link-freetext" href="http://www.courts.wa.gov/opinions/pdf/351378_pub.pdf">http://www.courts.wa.gov/opinions/pdf/351378_pub.pdf</a></p>
<pre class="moz-signature" cols="72">Kary L. Krismer
John L. Scott/KMS Renton
206 723-2148</pre>
<div class="moz-cite-prefix">On 6/4/2018 4:49 PM, HOWARD HERMAN
wrote:<br>
</div>
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<div class="WordSection1">
<p class="MsoNormal"><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif"">Craig,
here is the case law and statute.<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif""><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif"">In
<i>Carlstrom,</i> Division One of this court observed, "Show
cause hearings are summary proceedings to determine the
issue of possession <i>pending</i> a lawsuit." <i>Id.</i>
at 788, </span><a
href="http://lawriter.net/getCitState.aspx?series=P.2d&citationno=990+P.2d+986&scd=WA"
target="_self" moz-do-not-send="true"><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif";color:#1E3C73;text-decoration:none">990
P.2d 986</span></a><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif"">
(emphasis added) (citing <i>Meadow Park,</i> 54 Wash.App.
at 375, </span><a
href="http://lawriter.net/getCitState.aspx?series=P.2d&citationno=773+P.2d+875&scd=WA"
target="_self" moz-do-not-send="true"><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif";color:#1E3C73;text-decoration:none">773
P.2d 875</span></a><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif"">).
The statute allows a landlord to apply for a writ to
expeditiously determine who should possess the property
while an unlawful detainer action is pending. <i>Meadow
Park,</i> 54 Wash.App. at 376, </span><a
href="http://lawriter.net/getCitState.aspx?series=P.2d&citationno=773+P.2d+875&scd=WA"
target="_self" moz-do-not-send="true"><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif";color:#1E3C73;text-decoration:none">773
P.2d 875</span></a><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif"">.
In fact, since a pendente lite writ issues on summary
proceedings, the landlord is typically required to post a
bond <sup>[<a
href="http://lawriter.net/caselink.aspx?series=P.3d&scd=WA&citationno=109%20P.3d%20422#FN3"
moz-do-not-send="true"><span
style="color:#1E3C73;text-decoration:none">3</span></a><a
name="ftn.FN3" moz-do-not-send="true"></a>]</sup> to
take possession. RCW 59.18.380. That is because "[a] show
cause hearing is not the final determination of the rights
of the parties in an unlawful detainer action." <i>Carlstrom,</i>
98 Wash.App. at 788, </span><a
href="http://lawriter.net/getCitState.aspx?series=P.2d&citationno=990+P.2d+986&scd=WA"
target="_self" moz-do-not-send="true"><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif";color:#1E3C73;text-decoration:none">990
P.2d 986</span></a><span
style="font-size:9.0pt;font-family:"Tahoma","sans-serif"">.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Howard Herman<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Herman Herman
& Jolley PS<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">509 220 5810<o:p></o:p></span></p>
<p class="MsoNormal"><a name="_MailEndCompose"
moz-do-not-send="true"><span style="color:#1F497D"><o:p> </o:p></span></a></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 class="moz-txt-link-abbreviated" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>
[<a class="moz-txt-link-freetext" 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> Monday, June 4, 2018 8:37 AM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] unlawful detainer judgment<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Thank you all for your insight. I know in
Snoco, the commissioners have made it pretty clear that they
won’t grant a judgment if the tenant has vacated. <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 class="moz-txt-link-abbreviated" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>
<a class="moz-txt-link-rfc2396E" href="mailto:wsbarp-bounces@lists.wsbarppt.com"><wsbarp-bounces@lists.wsbarppt.com></a> <b>On Behalf Of
</b>Paul Neumiller<br>
<b>Sent:</b> Friday, June 1, 2018 4:14 PM<br>
<b>To:</b> WSBA Real Property Listserv
<a class="moz-txt-link-rfc2396E" href="mailto:wsbarp@lists.wsbarppt.com"><wsbarp@lists.wsbarppt.com></a><br>
<b>Subject:</b> Re: [WSBARP] unlawful detainer judgment<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<div id="divtagdefaultwrapper">
<p><span style="color:black">Craig, I read the statute
differently from the other listserv members. I have had
tenants move out after service of the summons and
complaint but before the show cause hearing. When I
informed the judge at the show cause hearing that the T
had moved out, the judge basically tossed the file aside
and said "next". Then I pointed out to the judge that
while it was no longer necessary to obtain a Writ of
Restitution, T still met the definition of being in
unlawful detainer because T was in possession of the
premises past the expiration of the 3 day notice and
so the LL was still entitled to a judgement. The judge
frowned but signed the judgement.<o:p></o:p></span></p>
<p><span style="color:black"><o:p> </o:p></span></p>
<p><span style="color:black">RCW 59.12.030 says that the "</span><span
style="font-family:"Helvetica","sans-serif";color:black">tenant
of real property for a term less than life is guilty of
unlawful detainer either: ...</span><span
style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:12.0pt;font-family:"Helvetica","sans-serif";color:black">3)
When he or she continues in possession in person or by
subtenant after a default in the payment of rent, and
after notice in writing requiring in the alternative the
payment of the rent or the surrender of the detained
premises, served (in manner in RCW </span><span
style="font-size:12.0pt;color:black"><a
href="http://app.leg.wa.gov/RCW/default.aspx?cite=59.12.040"
moz-do-not-send="true"><b><span
style="font-family:"Helvetica","sans-serif";color:#7DAB8A">59.12.040</span></b></a></span><span
style="font-size:12.0pt;font-family:"Helvetica","sans-serif";color:black"> provided)
in behalf of the person entitled to the rent upon the
person owing it, has remained uncomplied with for the
period of three days after service thereof. The notice may
be served at any time after the rent becomes due."</span><span
style="font-size:12.0pt;color:black"> <o:p></o:p></span></p>
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<div>
<p class="MsoNormal" style="text-indent:.25in"><span
style="font-size:12.0pt;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">I
would argue that if T stays in the premises for ANY
TIME after the 3 day notice has expired (and service
of the summons and complaint), then T is "guilty of
unlawful detainer." But, I guess it comes down to
what does "continues in possession" mean? I have
successfully argued that LL is still entitled to a
judgment because the T is "guilty of unlawful
detainer" even though T has vacated the premises. The
section says it's unlawful detainer if T continues in
possession after the end of the 3 day period, it
doesn't say that T must STAY in the premises past
the expiration of the 3 day notice and until the Show
Cause Hearing. No, I do not have case law to back it
up but that's my story and I'm sticking to it. </span><span
style="font-size:12.0pt;color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal" style="text-indent:.25in"><span
style="font-size:12.0pt;color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal" style="text-indent:.25in"><span
style="font-size:12.0pt;color:black"><o:p> </o:p></span></p>
</div>
<div>
<div>
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<div id="divRplyFwdMsg">
<p class="MsoNormal"><b><span style="color:black">From:</span></b><span
style="color:black"> <a
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a>
<<a
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a>>
on behalf of Craig Gourley <<a
href="mailto:craig@glgmail.com"
moz-do-not-send="true">craig@glgmail.com</a>><br>
<b>Sent:</b> Friday, June 1, 2018 3:04 PM<br>
<b>To:</b> <a
href="mailto:wsbarp@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] unlawful detainer
judgment</span><span
style="font-size:12.0pt;color:black"> <o:p></o:p></span></p>
<div>
<p class="MsoNormal"><span
style="font-size:12.0pt;color:black"> <o:p></o:p></span></p>
</div>
</div>
<div>
<div>
<p class="MsoNormal"><span
style="font-size:12.0pt;color:black">Listmates,
I know that when a tenant vacates the property
priortothe show cause, the UD action is no
longer valid and tje action must be converted to
a money due or breach suit if you want a
judgment. What I don't know is the cite for why
that is true. Anyone know the cite for this?
Also does it only apply to residential or is it
the same for commercial? Thanks in advance for
your wisdom. <o:p></o:p></span></p>
</div>
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<p class="MsoNormal"><span
style="font-size:12.0pt;color:black"><o:p> </o:p></span></p>
</div>
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<p class="MsoNormal"><span
style="font-size:12.0pt;color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-size:12.0pt;color:black"><o:p> </o:p></span></p>
</div>
<div id="x_composer_signature">
<div>
<p class="MsoNormal"><span
style="font-size:10.0pt;color:#575757">Sent
from my Verizon, Samsung Galaxy smartphone<o:p></o:p></span></p>
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