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<div>Thank you Howard. This backs up what has been way things are handled here. I appreciate you taking the time to respond. </div>
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<div dir="auto" style="font-size:85%; color:#575757">Sent from my Verizon, Samsung Galaxy smartphone</div>
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<div>-------- Original message --------</div>
<div>From: HOWARD HERMAN <hhherman2@comcast.net> </div>
<div>Date: 6/4/18 6:49 PM (GMT-05:00) </div>
<div>To: 'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com> </div>
<div>Subject: Re: [WSBARP] unlawful detainer judgment </div>
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<p class="MsoNormal"><span style="font-size:9.0pt; font-family:"Tahoma","sans-serif"">Craig, here is the case law and statute.</span></p>
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<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"><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"><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"><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"><span style="color:#1E3C73; text-decoration:none">3</span></a><a name="ftn.FN3"></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"><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></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="color:#1F497D">Howard Herman</span></p>
<p class="MsoNormal"><span style="color:#1F497D">Herman Herman & Jolley PS</span></p>
<p class="MsoNormal"><span style="color:#1F497D">509 220 5810</span></p>
<p class="MsoNormal"><a name="_MailEndCompose"><span style="color:#1F497D"> </span></a></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>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</span></p>
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<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.
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<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 <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] unlawful detainer judgment</p>
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<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.</span></p>
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<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"></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"><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">
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<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"></span></p>
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<p class="MsoNormal"><b><span style="color:black">From:</span></b><span style="color:black">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of Craig Gourley <<a href="mailto:craig@glgmail.com">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">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] unlawful detainer judgment</span><span style="font-size:12.0pt; color:black">
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<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. </span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt; color:#575757">Sent from my Verizon, Samsung Galaxy smartphone</span></p>
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