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<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">I respectfully disagree. That position isn’t correct for rent (you can accept partial payment and still evict without reissuance of 3-day), but it is possibly correct for other
breaches of the lease.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D">Here is a summary with applicable excerpts of case law citation.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Arial","sans-serif";color:#333333">WAIVER BY ACCEPTANCE OF RENT<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Arial","sans-serif";color:#333333"><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Arial","sans-serif";color:#333333"> 1. PARTIAL PAYMENT-
</span><span style="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.
<u>Housing Resource Group v. Price</u>, 92 Wn.App. 394, 401-401, 958 P.2d 327 (1998),
<u>review denied</u>, 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-family:"Arial","sans-serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Arial","sans-serif""> 2. OTHER DEFAULTS- 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> [7]
<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.<o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Arial","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Arial","sans-serif";color:#1F497D">Kaitlyn, you present an interesting twist on the above case law. Your notice specifically prohibits partial payment, which is very unusual. I would
be concerned given that your own landlord’s notice prohibits partial payment, whether your landlord can now accept it and proceed. In light of this interesting twist, I would send a letter to tenant that the funds have been tendered into the court registry
and you are proceeding with the eviction. Your complaint can then ask that the funds be applied to the judgment. <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<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>
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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>Douglas W. Scott<br>
<b>Sent:</b> Monday, December 17, 2018 5:00 PM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] 3 day notice to pay or vacate - does a landlord have to decline partial payment?<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">If the landlord accepts the payment in any way they have to start over taking that payment into consideration .<br>
<br>
Sent from my iPhone<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><br>
On Dec 17, 2018, at 4:50 PM, Kaitlyn Jackson <<a href="mailto:kaitlyn@dimensionlaw.com">kaitlyn@dimensionlaw.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal">Question that came across my desk today - <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">If a landlord properly serves a 3 day notice to pay or vacate on a tenant that specifically states that "partial payment will not be acceptable" and the tenant deposits a partial payment into the landlord's account - does the landlord have
to reject the payment to move forward on the 3 day or serve another 3 day for the remaining balance? Or, can the landlord continue to move forward since the amount demanded was not paid? <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Just curious what everyone here thought. <br clear="all">
<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">-- <o:p></o:p></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:#666666">Thank you,</span><span style="font-size:9.5pt;font-family:"Arial","sans-serif";color:#222222"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";font-variant:small-caps;color:#666666;background:white"><br>
</span><span style="font-size:13.5pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white">K</span><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white">aitlyn</span><span style="font-size:7.5pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white">
</span><span style="font-size:13.5pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white">R. J</span><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white">ackson</span><span style="font-size:13.5pt;font-family:"Arial","sans-serif";font-variant:small-caps;color:#666666;background:white">
|</span><span style="font-size:13.5pt;font-family:"Arial","sans-serif";font-variant:small-caps;color:#888888;background:white">
</span><span style="font-size:13.5pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white">A</span><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white">ttorney</span><span style="font-size:13.5pt;font-family:"Arial","sans-serif";font-variant:small-caps;color:#666666;background:white">| </span><span style="font-size:13.5pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white">D</span><span style="font-size:7.5pt;font-family:"Arial","sans-serif";font-variant:small-caps;color:#666666;background:white">IMENSION</span><span style="font-size:13.5pt;font-family:"Arial","sans-serif";font-variant:small-caps;color:#666666;background:white"> </span><span style="font-size:13.5pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white">L</span><span style="font-size:7.5pt;font-family:"Arial","sans-serif";font-variant:small-caps;color:#888888;background:white">AW</span><span style="font-size:13.5pt;font-family:"Arial","sans-serif";font-variant:small-caps;color:#666666;background:white"> </span><span style="font-size:13.5pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white">G</span><span style="font-size:7.5pt;font-family:"Arial","sans-serif";font-variant:small-caps;color:#888888;background:white">ROUP</span><span style="font-size:13.5pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#666666;background:white"> </span><span style="font-size:13.5pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#888888;background:white">P</span><span style="font-size:7.5pt;font-family:"Arial","sans-serif";font-variant:small-caps;color:#666666;background:white">LLC </span><span style="font-size:9.5pt;font-family:"Arial","sans-serif";color:#222222"><br>
</span><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:#666666;background:white">130 Andover Park East, Suite 300 | Tukwila, WA 98188</span>
<o:p></o:p></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#3D85C6">t: <u>206.973.3500 </u>| f: <u>206.577.5090</u>| e:
<u>kaitlyn@dimensionlaw.com</u>|</span><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#888888"> </span><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";font-variant:small-caps;color:#3D85C6"><a href="http://www.dimensionlaw.com/" target="_blank">www.dimensionlaw.com</a></span><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#888888"><o:p></o:p></span></p>
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