<html><head><meta http-equiv="content-type" content="text/html; charset=utf-8"></head><body dir="auto">I notice this was an “off market deal” and wonder whether your client has any experience flipping investment property, or consulted a real estate pro in advance of purchase. Expenses for tenant buy outs should be part of the business analysis and negotiation, even when a monthly tenancy is in place. There are always costs associated in getting tenants out, especially under the circumstances described. <div><br></div><div>Instead of skirmishing, make a deal with tenant. Consider getting help from a mediator with lease buyout experience. <br><br><div dir="ltr"><span style="background-color: rgba(255, 255, 255, 0);">Roger A. Moss<br>Pacific Conflict Intervention <br><a href="tel:415.371.9724" dir="ltr" x-apple-data-detectors="true" x-apple-data-detectors-type="telephone" x-apple-data-detectors-result="1/0" style="text-decoration-color: rgba(0, 0, 0, 0.258824);">415.371.9724</a> San Francisco<br><a href="tel:206.790.1971" dir="ltr" x-apple-data-detectors="true" x-apple-data-detectors-type="telephone" x-apple-data-detectors-result="1/1" style="text-decoration-color: rgba(0, 0, 0, 0.258824);">206.790.1971</a> Seattle<br><a href="http://www.pacific-ci.com/" dir="ltr" x-apple-data-detectors="true" x-apple-data-detectors-type="link" x-apple-data-detectors-result="1/2" style="text-decoration-color: rgba(0, 0, 0, 0.258824);">www.Pacific-CI.com</a> <br><br>Dictated in motion</span></div><div dir="ltr"><br><blockquote type="cite">On Oct 8, 2019, at 9:33 AM, Chris B <chrisb@heckerwakefield.com> wrote:<br><br></blockquote></div><blockquote type="cite"><div dir="ltr">
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">The narrow answer to your question is that the city will issue an NOV to your client if they don’t get voluntary compliance.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Also, I recommend you carefully review TRAO as relates to “economic evictions.” I’m pretty sure the city is considering that ordinance in this matter as well.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Chris Benis<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Hecker, Wakefield & Feilberg, P.S.<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">321 First Avenue West, Seattle, WA 98119<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">206.447-1900 office – 206.447.9075 fax – www. heckerwakefield.com
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> <o:p></o:p></span></p>
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<p class="MsoNormal"><i><span style="font-size:8.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p></o:p></span></i></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<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 [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Kaitlyn Jackson<br>
<b>Sent:</b> Tuesday, October 8, 2019 9:09 AM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> [WSBARP] City of Seattle Rental Laws<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Hi 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">One of my clients purchased a property in Seattle recently in an off-market deal. The property has a month-to-month tenant in place. My client followed the Seattle statute and gave the tenant 60 days notice that he was raising the rent
to market rate (rent was <u>way</u> below market rate). My client also gave the tenant notice that he was terminating the tenancy in 90 days because my client wants to list the property for sale (it's harder to sell with a tenant in place - especially in Seattle
when a month-to-month tenancy can only be terminated by a Landlord "for cause"). My client followed the "just cause" statute as it related to notice requirements for terminating the tenancy for "cause" that the property would be listed for sale. <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">City has contacted my client and says that his actions are retaliatory because the previous owner had a city violation of rental ordinances which occurred within 90 days of my client's notices. City claims my client is "retaliating." City
also says my client should give more notice because "tenant says landlord plans to make repairs to the property." <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">For one, I don't think you can hold a new property owner liable for the old property owner's actions as they relate to retaliating against a tenant (especially if they didn't know). <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">For another, making "repairs" to a property after a tenant moves out is not a violation of any law that I'm aware of that relates to landlord/tenant. However, terminating a month-to-month tenancy in Seattle requires 120 days notice
<u>and</u> relocation assistance from the landlord (which my client is/was aware of) if the landlord is terminating the tenancy because the landlord intends to "substantially rehabilitate" the property. "Substantial rehabilitation" is specifically defined in
the RCWs and my client has no plans to substantially rehabilitate the property as defined.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">I have explained that the rent increase is reflective of market value, that my client is not planning to substantially rehabilitate the property, and the actions aren't retaliatory because my client is not responsible for whatever went
own between the tenant and the previous owner. <o:p></o:p></p>
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<p class="MsoNormal">However, I have a feeling that the representative of the City isn't going to budge. They want "voluntary compliance" (however, I believe my client is not in violation and has complied with the laws that are in place regarding proper notice
and "no retaliation"). <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Does anyone know what happens if the City and my client can't agree to a resolution? Anyone have any advice? I'm flabbergasted that the City would hold my client accountable for the actions of the previous owner/landlord. <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Thanks,<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>
<div>
<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><a href="mailto:kaitlyn@dimensionlaw.com|">kaitlyn@dimensionlaw.com|</a></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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