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</o:shapelayout></xml><![endif]--></head><body bgcolor=white lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-size:14.0pt'>Yes, I just get hung up on the cases that say that covenants are interpreted like contracts, and in fact, are quasi-contracts implied in law, Lake Limerick v. Hunt, 120 Wash App 246 ("...the law will imply a contract to pay dues..."). I like Patrick's argument, though. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'><o:p> </o:p></span></p><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:14.0pt'>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'><a href="www.hossandwilsonhoss.com">www.hossandwilson-hoss.com</a><br><a href="mailto:rob@hctc.com">rob@hctc.com</a></span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal style='text-autospace:none'><i><span style='font-size:11.0pt'>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><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:10.0pt;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'>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><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:14.0pt'><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>Patrick McDonald<br><b>Sent:</b> Wednesday, July 31, 2019 12:11 PM<br><b>To:</b> WSBA Real Property Listserv; REALPROP@yahoogroups.com<br><b>Subject:</b> Re: [WSBARP] Homeowner association 6-yr S/L and condo 3-yr S/L?<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>We’ve been involved in cases in which superior courts have ruled that there is no statute of limitations to collect assessments for non-condominium homeowners associations. In short, the argument is that the obligation to pay assessments is based on a covenant that runs with the land rather than a contract or written agreement. There is case law that says covenants are not contracts (although they are interpreted similarly). Also, there’s the argument that the legislature didn’t intend to create a statute of limitations for unpaid homeowner association assessments like it did for condominium association assessments. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>Patrick McDonald<o:p></o:p></span></p><div><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>_______________________<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>Pody & McDonald, PLLC<o:p></o:p></span></b></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>1200 Fifth Avenue, Suite 1410<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>Seattle, WA 98101-3106<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>T: 206-467-1559<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>F: 206-467-4489<o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>From:</span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Michael Brandt<br><b>Sent:</b> July 31, 2019 11:33 AM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com>; REALPROP@yahoogroups.com<br><b>Subject:</b> Re: [WSBARP] Homeowner association 6-yr S/L and condo 3-yr S/L?<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'>Folks:</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'>I have just won this argument on appeal from a District Court Judgment before Judge Ruhl in King County Superior Court, who agreed with our position that it was a six (6) year statute of limitations in an HOA.</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'> </span><o:p></o:p></p><div><p class=MsoNormal style='text-autospace:none'><i><span style='font-size:14.0pt;font-family:"Segoe Script","sans-serif";color:#1F497D'>Michael D. Brandt</span></i><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'><b><span style='font-size:14.0pt;font-family:"Arial","sans-serif";color:#1F497D'>BRANDT LAW GROUP</span></b><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'>1200 - 5th Avenue, Suite 1950</span><span style='color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Seattle, Washington 98101</span><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'>206.441.5739</span><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'>206.299.9115 (fax)</span><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><a href="http://www.brandtlawgroup.com/"><span style='font-family:"Arial","sans-serif"'>www.brandtlawgroup.com</span></a><span style='color:#1F497D'> </span></span><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><img border=0 width=246 height=130 id="Picture_x0020_1" src="cid:image001.jpg@01D5479C.EE5C14E0" alt="Description: BPLogoTag4Email"></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:5.0pt;margin-right:0in;margin-bottom:5.0pt;margin-left:0in;text-autospace:none'><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'>The information contained in this e-mail and in any attached document(s) is CONFIDENTIAL and may be protected by attorney-client privilege and/or the work-product doctrine. The e-mail (and attached document(s)) is intended for use by the person(s) to whom this e-mail is addressed. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying, or other use of such e-mail and/or document(s) is strictly prohibited. If you have received this e-mail and/or any attached document(s) in error, please immediately notify us by telephone at (206) 441-5739.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p></div><p class=MsoNormal><span style='font-family:"Arial","sans-serif"'> </span><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><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>From:</span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'> <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>> <b>On Behalf Of </b>Rob Wilson-Hoss<br><b>Sent:</b> Wednesday, July 31, 2019 10:41 AM<br><b>To:</b> 'WSBA Real Property Listserv' <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>; <a href="mailto:REALPROP@yahoogroups.com">REALPROP@yahoogroups.com</a><br><b>Subject:</b> Re: [WSBARP] Homeowner association 6-yr S/L and condo 3-yr S/L?</span><o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'>I have done this research a couple of times and always come to the conclusion that it is six years. Bank counsel who are affected have always agreed, in my cases. And yes, the statutory condo limitation seems to be an anomaly. An archaic burr under the saddle of conformity. </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'>Sorry, obviously, too much meditation caused that. </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'>Rob</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'> </span><o:p></o:p></p><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:14.0pt'>Robert D. Wilson-Hoss <br>Hoss & Wilson-Hoss, LLP <br>236 West Birch Street <br>Shelton, WA 98584 <br>360 426-2999</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt'><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><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'> </span><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'><i><span style='font-size:11.0pt'>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.</span></i><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'> </span><o:p></o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt;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'>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'> </span><o:p></o:p></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 href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Eric Nelsen<br><b>Sent:</b> Wednesday, July 31, 2019 10:05 AM<br><b>To:</b> 'REALPROP@yahoogroups.com'; WSBA Real Property Listserv (<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>)<br><b>Subject:</b> [WSBARP] Homeowner association 6-yr S/L and condo 3-yr S/L?</span><o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Help! Condos compared to Homeowners...</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>It seems that under the Condo Act, Ch. 64.34 RCW, collection of assessments by a <b><i>condo</i></b> association is subject to a 3-year statute of limitations. (It's 6 years under the new act governing all common interest communities, condos and homeowner associations alike. RCW 64.90.485(9).)</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>But under the rules <b><i>before</i></b> adoption of the new Ch. 64.90 RCW, what S/L applies to dues imposed by a <b><i>homeowner </i></b>association established by ordinary CC&Rs on non-condo land? Are the CC&Rs essentially a written contract such that they are enforced as a 6-year statute of limitations? Or is there some authority for a 3-year S/L similar to for a condo?</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><div><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Sincerely,</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Eric</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Eric C. Nelsen</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>SAYRE LAW OFFICES, PLLC</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>1417 31st Ave South</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Seattle WA 98144-3909</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>phone 206-625-0092</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>fax 206-625-9040</span><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></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 href="mailto:REALPROP@yahoogroups.com">REALPROP@yahoogroups.com</a> [<a href="mailto:REALPROP@yahoogroups.com">mailto:REALPROP@yahoogroups.com</a>] <br><b>Sent:</b> Wednesday, June 26, 2019 10:56 AM<br><b>To:</b> WSBA Real Property Listserv (<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>); <a href="mailto:REALPROP@yahoogroups.com">REALPROP@yahoogroups.com</a><br><b>Subject:</b> [REALPROP] Condo dues lien versus Statute of Limitations</span><o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><div id=ygrp-mlmsg><div id=ygrp-msg><div id=ygrp-text><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Looking for confirmation here that I'm right, or else a stern rebuke for wishful thinking.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Property has about 8 years of back condo dues unpaid.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Condo is organized under the Horizontal Property Regimes Act--the old one. Per <a href="https://app.leg.wa.gov/RCW/default.aspx?cite=64.34&full=true#64.34.010">RCW 64.34.010(1)</a>, the lien provisions of the 1990 Act, <a href="https://app.leg.wa.gov/RCW/default.aspx?cite=64.34&full=true#64.34.364">RCW 64.34.364</a>, apply to this condo.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>RCW 64.34.364 has a 3-year statute of limitations on back dues:<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>(8) A lien for unpaid assessments and the personal liability for payment of assessments is extinguished unless proceedings to enforce the lien or collect the debt are instituted within <b><i>three years</i></b> after the amount of the assessments sought to be recovered becomes due.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>But it also has this, which says "all" unpaid dues:<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>(12) ....<b><i>In a voluntary conveyance</i></b>, the grantee of a unit shall be jointly and severally liable with the grantor for <b><i>all</i></b> unpaid assessments against the grantor up to the time of the grantor's conveyance....<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>In this context, "all" just means the most recent three years of dues, because collection of the older dues is barred by statute of limitations, right? Section 12 can't possibly mean that in a voluntary conveyance the statute of limitations under (8) does not apply?<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>[Note--it looks like the statute of limitations is changed to six years under the new UCIOA, <a href="https://app.leg.wa.gov/RCW/default.aspx?cite=64.90&full=true#64.90.485">RCW 64.90.485(9)</a>. But the "all" language is carried over into the new act as well, RCW 64.90.485(17).]<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Sincerely,<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Eric<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Eric C. Nelsen<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>SAYRE LAW OFFICES, PLLC<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>1417 31st Ave South<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Seattle WA 98144-3909<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>phone 206-625-0092<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>fax 206-625-9040<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div></div><div><p class=MsoNormal><span style='color:white'>__._,_.___</span><o:p></o:p></p></div><div style='margin-top:7.5pt' id=fromDMARC><div class=MsoNormal align=center style='text-align:center'><hr size=2 width="100%" noshade style='color:#E3E3E3' align=center></div><p class=MsoNormal>Posted by: Eric Nelsen <<a 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