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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:14.0pt;font-family:"Times New Roman","serif"'>I have done all of this a few times and it is confusing and here is something that I put together the last time around. Forgive the weird spacing, to correct it would require an ability to manipulate Outlook that is beyond not only my reach but also my hope of ever reaching:<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'> The premise is that unlawful detainer works for a lot of circumstances, but not all. If there is no lease or rental agreement, or even rent, then sometimes the question is, is it a tenancy at will, or a tenancy at sufferance? If the person entered without permission and won't leave when he or she is told to, this is called a tenancy by sufferance, 59.04.050. That can be an unlawful detainer, and 59.12.030(6) directly addresses that. The tenancy by sufferance statute says that the occupiers must surrender possession on demand, and the unlawful detainer statute allows the shortened UD process if they don't. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'> But when a person enters with permission, and no rent is paid, that is different, and is a tenancy at will, and can be terminated, obviously, "at will." The owner has to give a reasonable time for the tenant to vacate. </span><i><span style='font-size:14.0pt'>Najewitz v. Seattle</span></i><span style='font-size:14.0pt'>, 21 Wash. 2d 656 (1944). The application of this doctrine is confusing, as it uses terms connected to leases, such as “tenant” and “tenancy,” where no lease or tenancy actually exists. I think it is preferable to consider these matters as mere licenses, and not as some sort of subcategory of tenancy, especially in light of the statutes.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'><o:p> </o:p></span></p><p class=MsoNormal style='margin-right:6.5pt;line-height:150%'><span style='font-size:14.0pt;line-height:150%'> As far as treatment as a license, the result is practically the same as treatment as a tenant at will. You don't get the UD expedited hearing. You have to give reasonable notice, and you can then file a quiet title/ejectment lawsuit and get a TRO or preliminary injunction pretty quickly. Our Court has required very low bond amounts in such circumstances, where the occupier has no right, and just won't leave. You can also ask for damages for the occupation, and if any circumstances merit it, 4.24.630 attorney fees and triple damages. My experience is that once they are ejected they don't come back and you never hear from them again.<o:p></o:p></span></p><p class=MsoNormal style='margin-right:6.5pt;line-height:150%'><i><span style='font-size:14.0pt;line-height:150%'><o:p> </o:p></span></i></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'> I personally like quiet title actions. The occupier gets the point, the TRO is kind of a no-brainer, the courts I have dealt with require only token bonds, and you can get other relief, such as injunction, damages and so on, which can work as leverage. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Rob<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Robert D. Wilson-Hoss <br>Hoss & Wilson-Hoss, LLP <br>236 West Birch Street <br>Shelton, WA 98584 <br>360 426-2999<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><a href="www.hossandwilsonhoss.com">www.hossandwilson-hoss.com</a><br><a href="mailto:rob@hctc.com">rob@hctc.com</a></span><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='text-autospace:none'><i><span style='font-family:"Times New Roman","serif"'>This message is intended solely for the use of the addressee and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the addressee, you are hereby notified that any use, distribution, or copying of this message is strictly prohibited. If you received this message in error, please notify us by reply e-mail or by telephone (call us collect at the number listed above) and immediately delete this message and any and all of its attachments. Thank you.<o:p></o:p></span></i></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif";text-transform:uppercase'>This office does debt collection and this e-mail may be an attempt to collect a debt, Any information obtained will be used for that purpose. </span></b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. § 1692) applies this firm is acting as a debt collector for the condominium/homeowners' association named above to collect a debt owed to it. Any information obtained will be used for collection purposes. You have the right to seek advice of legal counsel.</span><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><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>HOWARD HERMAN<br><b>Sent:</b> Friday, August 24, 2018 8:14 AM<br><b>To:</b> carl@greenawaylawfirm.com; 'WSBA Real Property Listserv'<br><b>Subject:</b> Re: [WSBARP] ejectment or UL detainer<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>Take a look at RCW 59.12.030(6). 59.12 is the statute that 59.18 is built on and defines unlawful detainer. This situation is not a residential landlord/tenant relationship and therefore your relief is in 59.12. Give the 3 day notice to vacate followed by the special summons form in 59.18.365 in the event he doesn’t move in 3 days. The complaint need only to state that the sister is the owner of the property, that the brother is in violation of 59.12.030 (6) and that he has failed to vacate after service of the 3 day notice. By motion, you can get an order to set a show cause hearing 8 days following the return date on the summons. This order to show cause can be served along with the summons. Service and declaration of service should be by someone other than the sister and following the requirements of CR 4.<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'>Howard Herman<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Herman Herman & Jolley, P. S.<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"></a><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>Carl Gay<br><b>Sent:</b> Thursday, August 23, 2018 4:02 PM<br><b>To:</b> 'WSBA Real Property Listserv'<br><b>Subject:</b> Re: [WSBARP] ejectment or UL detainer<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>The son probably would be considered a licensee under a license from Mom, revocable now by his sister.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>In my experience, unless the son is willing to do the right thing and simply move out, the legal fees to either evict (and it would likely be characterized as a tenancy by sufferance and not subject to the traditional chapter 59.18 RCW unlawful detainer process), eject, or file a declaratory judgment action to terminate the license (quiet title) will easily exceed $2,500.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>I would offer that amount to the son (to be paid after he has moved out) upon the condition he is gone in 10 days and signs a quitclaim deed, otherwise tell him the $2,500 will be used to retain a lawyer to force him out with him, in all probability, getting nothing other than any inheritance or intestate share.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal style='text-align:justify;line-height:15.0pt;mso-line-height-rule:exactly;page-break-after:avoid;text-autospace:none'><span style='font-size:12.0pt;font-family:"Bradley Hand ITC";color:#1F497D;letter-spacing:-.1pt'>CARL LLOYD GAY</span><span style='font-size:12.0pt;font-family:"Palace Script MT";color:#1F497D;letter-spacing:-.1pt'> <o:p></o:p></span></p><p class=MsoNormal style='text-align:justify;line-height:15.0pt;mso-line-height-rule:exactly;page-break-after:avoid;text-autospace:none'><span style='font-size:12.0pt;font-family:"Palace Script MT";color:#1F497D;letter-spacing:-.1pt'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-family:"Bradley Hand ITC";color:#8064A2'>what counts in life is what we do for others<o:p></o:p></span></b></p><p class=MsoNormal style='text-align:justify;line-height:15.0pt;mso-line-height-rule:exactly;page-break-after:avoid;text-autospace:none'><span style='font-size:12.0pt;font-family:"Palace Script MT";color:#1F497D;letter-spacing:-.1pt'> <o:p></o:p></span></p><p class=MsoNormal style='text-align:justify;line-height:15.0pt;mso-line-height-rule:exactly;page-break-after:avoid;text-autospace:none'><span style='font-size:16.0pt;font-family:"Bell MT";color:#1F497D;letter-spacing:-.1pt'>G</span><span style='font-size:12.0pt;font-family:"Bell MT";color:#1F497D;letter-spacing:-.1pt'>REENAWAY, </span><span style='font-size:16.0pt;font-family:"Bell MT";color:#1F497D;letter-spacing:-.1pt'>G</span><span style='font-size:12.0pt;font-family:"Bell MT";color:#1F497D;letter-spacing:-.1pt'>AY, </span><span style='font-size:16.0pt;font-family:"Bell MT";color:#1F497D;letter-spacing:-.1pt'>M</span><span style='font-size:12.0pt;font-family:"Bell MT";color:#1F497D;letter-spacing:-.1pt'>EDINA </span><span style='font-size:16.0pt;font-family:"Bell MT";color:#1F497D;letter-spacing:-.1pt'>& M</span><span style='font-size:12.0pt;font-family:"Bell MT";color:#1F497D;letter-spacing:-.1pt'>YERS<o:p></o:p></span></p><p class=MsoNormal style='text-align:justify;line-height:15.0pt;mso-line-height-rule:exactly;page-break-after:avoid;text-autospace:none'><span style='font-size:12.0pt;font-family:"Californian FB";color:#1F497D;letter-spacing:-.1pt'>Attorneys and Counselors at Law <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Californian FB";color:#1F497D'>734 East First Street Suite A<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Californian FB";color:#1F497D'>Port Angeles, Washington 98362<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Californian FB";color:#1F497D'>Email </span><a href="mailto:clgay@tfon.com"><span style='font-size:12.0pt;font-family:"Californian FB"'>carl@greenawaylawfirm.com</span></a><span style='font-size:12.0pt;font-family:"Californian FB";color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Californian FB";color:#1F497D'>Telephone (360) 452-3323 <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Californian FB";color:#1F497D'>Facsimile (360) 452-3724 <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:8.0pt;color:#1F497D'>THIS EMAIL TRANSMISSION IS INTENDED FOR THE EXCLUSIVE USE OF THE INDIVIDUAL OR ENTITY TO WHOM IT IS ADDRESSED, AND MAY CONTAIN PRIVILEGED AND CONFIDENTIAL INFORMATION THAT IS COVERED BY THE ELECTRONIC COMMUNICATIONS PRIVACY ACT (18 USC §§ 2510-2521). IF YOU ARE NOT THE INTENDED RECIPIENT OR AGENT RESPONSIBLE TO DELIVER THE MESSAGE TO THE INTENDED RECIPIENT, YOU ARE HEREBY NOTIFIED THAT ANY DISSEMINATION, DISTRIBUTION, OR COPYING OF THIS COMMUNICATION IS STRICTLY PROHIBITED. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR; PLEASE NOTIFY US IMMEDIATELY BY TELEPHONE AND/OR EMAIL AND DELETE THE ORIGINAL MESSAGE. THANK YOU <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>Bryce Dille<br><b>Sent:</b> Thursday, August 23, 2018 3:29 PM<br><b>To:</b> WSBA Real Property Listserv (wsbarp@lists.wsbarppt.com)<br><b>Subject:</b> [WSBARP] ejectment or UL detainer<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>In a tenancy situation where occupant lived in property with consent of mother and then mother dies and property is inherited by sister of occupant and although he pays no rent or mortgage payment he does pay utilities and keeps the place up now sister wants him out and notice of termination has been given in this, case 30 days can the eviction be thru a unlawful detainer action or must it be action for ejectment. Thank as always for your input<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width="98%" style='width:98.46%'><tr style='height:135.9pt'><td width="85%" valign=top style='width:85.18%;padding:0in 7.5pt 0in 0in;height:135.9pt'><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width=668 style='width:400.7pt'><tr style='height:1.45in'><td width="97%" valign=top style='width:97.7%;padding:0in 7.5pt 0in 0in;height:1.45in'><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width="100%" style='width:100.0%'><tr><td valign=top style='padding:0in 7.5pt 0in 0in'><p class=MsoNormal><img border=0 width=141 height=120 id="Picture_x0020_1" src="cid:image001.jpg@01D43B95.6D512F70" alt="cid:image001.jpg@01D1AB8F.1C8227E0"><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D'><o:p></o:p></span></p></td><td valign=top style='padding:0in 0in 0in 7.5pt'><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width=271 style='width:162.75pt'><tr><td width="100%" colspan=3 valign=top style='width:100.0%;padding:0in 0in 0in 0in'><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 at Law</span><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D'><o:p></o:p></span></p></td></tr><tr style='height:37.5pt'><td width="100%" colspan=3 style='width:100.0%;padding:3.0pt 0in 0in 0in;height:37.5pt'><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><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242'>317 South Meridian<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#424242'>Puyallup, WA 98371<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Segoe UI","sans-serif"'><a href="mailto:bryced@cdb-law.com">bryced@cdb-law.com</a></span><u><span style='color:blue'><o:p></o:p></span></u></p><p class=MsoNormal><a href="http://www.cdb-law.com/"><span style='font-size:10.0pt;font-family:"Segoe UI","sans-serif";color:#FF9900'>www.cdb-law.com</span></a><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D'><o:p></o:p></span></p></td></tr><tr><td width="100%" nowrap colspan=3 style='width:100.0%;padding:3.0pt 0in 11.25pt 0in'></td></tr><tr><td style='padding:0in 0in 0in 0in'></td><td style='padding:0in 0in 0in 0in'></td><td width="39%" style='width:39.32%;padding:0in 0in 0in 0in'></td></tr></table></td></tr></table><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:9.0pt'>This transmission contains confidential attorney-client communications and may not be disclosed to any person but the intended recipient(s). If this matter is transmitted to you in error, please notify the sender immediately. </span><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Business Entity Creation and Management<o:p></o:p></p><p class=MsoNormal>Business, Government and Tax Law<o:p></o:p></p><p class=MsoNormal>Real Estate and Land Use, Residential, Commercial and Condominium Development<o:p></o:p></p><p class=MsoNormal>Real Estate and Commercial Transactions & Closings, Including Performing Services as IRS Section 1031 Exchange Facilitator<o:p></o:p></p><p class=MsoNormal>Estate Planning, including Wills and Trusts, and Probate Administration<o:p></o:p></p><p class=MsoNormal>Representation Homeowners/Condominium Association Real Estate Developments<o:p></o:p></p><p class=MsoNormal>Real Property Foreclosures and Forfeitures<o:p></o:p></p></td><td width="2%" valign=top style='width:2.3%;padding:0in 0in 0in 7.5pt;height:1.45in'><p class=MsoNormal><o:p> </o:p></p></td></tr></table></td><td width="2%" valign=top style='width:2.4%;padding:0in 0in 0in 7.5pt;height:135.9pt'><p class=MsoNormal><o:p> </o:p></p></td><td width="12%" valign=top style='width:12.42%;padding:0in 11.25pt 0in 48.0pt;height:135.9pt'></td></tr></table><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p></div></body></html>