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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>There are lots of cases, starting with basic part performance, but even without much improvement, the length of the parties' relationship can be enough:<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"'><o:p> </o:p></span></p><p class=MsoNormal style='background:white'><u><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'>Metro. Bldg. Co. v. Curtis Studio of Seattle</span></u><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'>, 138 Wash. 381, 386–87, 244 P. 680, 682 (1926):<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";color:black;background:white'>The lease, although in writing, was for a longer period than one year, and was not acknowledged before a notary public or other officer competent to take acknowledgments of leases Because of this, it is contended that the lease did not create a tenancy with a fixed and determinate term, but created a tenancy from period to period as the rents were payable, in this instance a tenancy from month to month, and could not be terminated by a notice given in accordance with the </span><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'>*387<span style='background:white'> terms of the writing. But such a lease is voidable rather than void, and the parties thereto may by their acts waive their right to avoid it. Matzger v. Arcade Building & Realty Co., 141 P. 900, 80 Wash. 401, L. R. A. 1915A, 288. As we have before stated, the lease was entered into on January 17, 1917. Possession was taken under the lease shortly after its execution, and the record shows that the parties have treated it as the measure of their rights ever since that time. While other matters could be cited sufficient to work an estoppel, this long acquiescence in the terms of the lease is alone sufficient for that purpose.</span><br><br></span><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><u><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'>Gattavara v. Cascade Petroleum Co.</span></u><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'>, 27 Wash. 2d 263, 265–66, 177 P.2d 894, 895 (1947):<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";color:black;background:white'>The modification agreement had been complied with for some time by both parties. Appellant had paid the monthly rental provided therein, and respondents had received that amount without any objection. It was but natural that the appellant should mention the so-called modification agreement.</span><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'><br><br></span><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><u><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'>Stevenson v. Parker</span></u><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'>, 25 Wash. App. 639, 643–44, 608 P.2d 1263, 1265–66 (1980):<o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'><o:p> </o:p></span></p><p class=MsoNormal style='background:white'><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'>4 Applying these elements to the facts, we find sufficient part performance to remove the lease from the operation of the statute of frauds. First, Mrs. Corbray took possession of the house in May 1974, under the terms of a written lease which the parties have subsequently treated as the measure of their rights. This long acquiescence, in itself, has been held to be a sufficient waiver of the right to avoid a lease for lack of an acknowledgment. <span style='background:white'>Gattavara v. Cascade Petroleum Co., 27 Wash.2d 263, 265-66, 177 P.2d 894 (1947)</span>; Metropolitan Bldg. Co. v. Curtis Studio of Seattle, 138 Wash. 381, 386-87, 244 P. 680 (1926).<o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'><o:p> </o:p></span></p><p class=MsoNormal style='background:white'><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'>Rob<o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:black'><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"><span style='color:blue'>www.hossandwilson-hoss.com</span></a><br><a href="mailto:rob@hctc.com"><span style='color:blue'>rob@hctc.com</span></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>Timothy Lehr<br><b>Sent:</b> Monday, July 01, 2019 9:51 AM<br><b>To:</b> wsbarp@lists.wsbarppt.com<br><b>Subject:</b> [WSBARP] Written lease not acknowledged<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Listmates,<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Has anyone dealt with a lease for more than one year that wasn’t notarized or witnessed and whether equitable doctrines would prohibit the landlord from terminating the lease prior to its expiration date? PC is commercial renter with a lease to farm certain property signed by both parties for 5+ years. It was not witnessed or notarized. LL threating to terminate the lease based on the lease not being notarized and defaulting into a 1 year term. There’s still a few years left on the lease and PC will lose considerable money from farming/packaging/harvesting on the property. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>RCW 59.04.010 seems to require the lease be witnessed or acknowledged if for more than a year. I’ve also seen a couple cases that allow lease to survive on equitable doctrines when you can show both parties relied on the lease. Just wondering whether that is generally successful or not. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Thanks,<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b>Timothy C. Lehr<o:p></o:p></b></p><p class=MsoNormal>Attorney at Law<o:p></o:p></p><p class=MsoNormal>Stiles Law Inc., P.S.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>p: 360.855.0131<o:p></o:p></p><p class=MsoNormal>e: <a href="mailto:timothy@stileslaw.com">timothy@stileslaw.com</a><o:p></o:p></p><p class=MsoNormal>w: <a href="http://www.stileslaw.com">www.stileslaw.com</a><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b>NOTICE</b>: The information contained in this email is proprietary and/or confidential and may be privileged. If you are not the intended recipient of this communication, you are hereby notified to : (i) delete the email and all copies; (ii) not disclose, distribute or use the email in any manner; (iii) notify the sender immediately. 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