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<p class="MsoNormal"><span style="color:windowtext">Thanks Marc and Kary<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext">Well my first impressions was -- sure the contract should apply -- so seller should be liable. But I have seen merger kill some cases.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext">Looks like there are exceptions to merger stemming from Black v Evergreen Land Developers <o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext">The doctrine of merger is founded on the parties' privilege to change the terms of their contract at any time prior to performance. Execution, delivery, and acceptance of the deed becomes the final expression
of the parties' contract and therefore subsumes all prior agreements. Snyder v. Roberts, 45 Wash.2d 865, 871, 278 P.2d 348 (1955). In general, the provisions of a real estate purchase and sales agreement merge into the deed, although there may be exceptions
to this rule when there are collateral contract requirements that are not contained in or performed [75 Wn.App. 252] by the execution and delivery of the deed, are not inconsistent with the deed, and are independent of the obligation to convey.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext">Black v. Evergreen Land Developers, Inc., 75 Wash.2d 241, 248, 450 P.2d 470 (1969).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext">It seems like the repair obligation meets the exception requirements.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#545454;background:white">Morgan v. Stokely-Van Camp, Inc., 34 Wash.App. 801, 808, 663 P.2d 1384 (1983) and 22 Wn.App. 122, BAN-CO INVESTMENT CO. v LOVELESS give some helpful though not powerfully analogous circumstances
suggesting the repair clause would survive.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#545454;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#545454;background:white">Nothing directly on point from my search, however.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-family:"Berlin Sans FB",sans-serif;color:windowtext">Andrew Hay<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif;color:windowtext">Hay & Swann PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif;color:windowtext">201 S. 34<sup>th</sup> St.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif;color:windowtext">Tacoma, WA 98418<o:p></o:p></span></p>
<p class="MsoNormal"><i><span style="font-family:"Berlin Sans FB",sans-serif;color:windowtext"><a href="http://www.washingtonlaw.net/"><span style="color:#0563C1">www.washingtonlaw.net</span></a><o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-family:"Berlin Sans FB",sans-serif;color:windowtext"><a href="mailto:andrewhay@washingtonlaw.net"><span style="color:#0563C1">andrewhay@washingtonlaw.net</span></a><o:p></o:p></span></i></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif;color:windowtext">253.272.2400 (w)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif;color:windowtext">253.377.3085 (c)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif;color:windowtext">THIS IS A CONFIDENTIAL COMMUNICATION AND IS INTENDED FOR THE DESIGNATED RECIPIENT ONLY. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY THE SENDER IMMEDIATELY
AND DESTROY ALL COPIES</span><span style="font-family:"Berlin Sans FB",sans-serif;color:windowtext"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#545454;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="color:windowtext">From:</span></b><span style="color:windowtext"> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>marc holmeslawgroup.com<br>
<b>Sent:</b> Saturday, August 31, 2019 8:29 AM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Liability of seller who agrees to repair and repair fails<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:windowtext">I think merger ought to apply and preclude any such claim if the parties used a NWMLS form purchase and sale agreement including the Form 35 Inspection Contingency and did not include additional language in
the nature of a warranty or expressly stating survival beyond closing. Section 1(d) of the inspection contingency states that “repairs shall be accomplished at Seller’s expense in a commercially reasonable manner and in accordance with all applicable laws
….” It goes on to say that “Seller’s repairs are subject to re-inspection and approval, prior to Closing, by the inspector who recommended the repair if Buyer elects to order and pay for such re-inspection.”<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext">The Buyer also has a separate right to do a final walk through of the property before closing to confirm the “Seller has maintained the property and systems/appliances” per section F of the Form 21 purchase
and sale agreement. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext">Accordingly, the buyer is given ample opportunity to inspect the agreed upon repairs to affirm they were adequately completed. There is no language in the standard forms whereby the seller warrants those
repairs beyond the day of closing. Plus we’ve seen plenty of <i>caveat emptor</i> leaning court decisions, so I’d say the impetus is on buyers to be diligent. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="color:windowtext">Marc Holmes, JD<br>
Holmes Law Group PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext">2303 W. Commodore Way, Suite 306<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:windowtext">Seattle, WA 98199<br>
<a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a><br>
(206) 357-4224 (ofc)<br>
(206) 849-0853 (cell)<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:windowtext"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="color:windowtext">From:</span></b><span style="color:windowtext">
<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>Kary Krismer<br>
<b>Sent:</b> Saturday, August 31, 2019 9:04 AM<br>
<b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> Re: [WSBARP] Liability of seller who agrees to repair and repair fails<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p>I don't have any authority, but I"m pretty sure it is not precluded. Before you go too far down that road I would first look to see if the language of the repair request was complied with. 35R requests are often very poorly drafted such that even a mere
attempt to fix might be sufficient to comply with the request (or a half-ass repair sufficient).
<o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt">Kary L. Krismer<o:p></o:p></p>
<pre><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">John L. Scott, Inc. <o:p></o:p></span></pre>
<pre><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">206 723-2148<o:p></o:p></span></pre>
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<p class="MsoNormal">On 8/31/2019 12:09 AM, Andrew Hay wrote:<o:p></o:p></p>
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<p class="MsoNormal">Here is an awkward sentence but it is Friday night…. is a residential buyer’s claim to force a seller to pay for a redo of an agreed repair that was ineffective in solving the problem precluded by doctrine of merger?<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><b>Andrew Hay</b><o:p></o:p></p>
<p class="MsoNormal">Hay & Swann PLLC<o:p></o:p></p>
<p class="MsoNormal">201 S. 34<sup>th</sup> St.<o:p></o:p></p>
<p class="MsoNormal">Tacoma, WA 98418<o:p></o:p></p>
<p class="MsoNormal"><i><a href="http://www.washingtonlaw.net/"><span style="color:#0563C1">www.washingtonlaw.net</span></a></i><o:p></o:p></p>
<p class="MsoNormal"><i><a href="mailto:andrewhay@washingtonlaw.net"><span style="color:#0563C1">andrewhay@washingtonlaw.net</span></a></i><o:p></o:p></p>
<p class="MsoNormal">253.272.2400 (w)<o:p></o:p></p>
<p class="MsoNormal">253.377.3085 (c)<o:p></o:p></p>
<p class="MsoNormal">THIS IS A CONFIDENTIAL COMMUNICATION AND IS INTENDED FOR THE DESIGNATED RECIPIENT ONLY. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY THE SENDER IMMEDIATELY AND DESTROY ALL COPIES<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><o:p> </o:p></p>
<pre><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<o:p></o:p></span></pre>
<pre><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></pre>
<pre><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">_______________________________________________<o:p></o:p></span></pre>
<pre><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">WSBARP mailing list<o:p></o:p></span></pre>
<pre><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><o:p></o:p></span></pre>
<pre><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></span></pre>
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