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<p class="MsoNormal"><span style="color:black;background:white">Seeking confirmation (or disagreement) that mobile home sites that are: (a) rented out as part of a seasonal resort (May -September), (b) with all common areas of the Resort being privately owned
by the Resort owner and used for other Resort operations, and (c) occupied as a second home rather than a primary residence during the months May-September are neither subject to RLTA nor MHLTA. My analysis, per the below, is that: (1) because the rental
is of a site, not a “dwelling” or a mobile, the agreement it is not subject to RLTA, and (2) because the mobile site is not being rented as the location for a mobile/park model/manufacture home “for the exclusive use as a primary residence by the occupants”
(RCW 59.20.030(11)), the resort is only open seasonally, and all of the common areas are privately owned by the resort owner, the resort does not qualify as a “mobile home park cooperative,” “mobile home park subdivision,” or “mobile home park” under (12),
(13), (14).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white">More specifically:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white">RLTA applies to dwelling units, defined in RCW
<a href="https://app.leg.wa.gov/RCW/default.aspx?cite=59.18.030">59.18.030(10)</a>. The seasonal resort is renting a piece of vacant land, not a mobile or any other dwelling, so how can the rental agreements or landlord be subject to RLTA? <o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white">Typically, sites rented for occupancy of a mobile home/mobile home-type structure fall under MHLTA, but I don’t believe the rental at a seasonal resort applies where:
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white">(a) the mobile homes/park models/trailers are not situated on the lots to be “for exclusive use as a primary residence by occupants”; and
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white">(b) the resort is seasonal and the rental agreements provide the renters can only occupy the sites between May and October 1. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white">Per <a href="https://app.leg.wa.gov/RCW/default.aspx?cite=59.20.040">
RCW 59.20.040</a>, “</span><i><span style="color:black">This chapter shall regulate and determine legal rights, remedies, and obligations arising from any rental agreement between a landlord and a tenant regarding <u>a mobile home lot</u> and including specified
amenities within the mobile home park, mobile home park cooperative, or mobile home park subdivision, where the tenant has no ownership interest in the property or in the association which owns the property…</span></i><span style="color:black">” (my emphasis).
In the case at hand, the Resort is not renting “mobile home lots” as defined in RCW 59.20.030(11) because the lots are seasonal and not occupied as primary residences. Indeed, even during the season, most if not all of the owners of the mobiles stay at their
mobiles only a few days each week, or at least they head back to their primary residence once a week).
<span style="background:white"><o:p></o:p></span></span></p>
<p class="MsoNormal"><span style="color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white">Per <a href="https://app.leg.wa.gov/RCW/default.aspx?cite=59.20.030">
RCW 59.20.030(11</a>) "<i>Mobile home lot" means a portion of a mobile home park or manufactured housing community designated as the location of one mobile home, manufactured home, or park model and its accessory buildings, and intended
<u>for the exclusive use as a primary residence by the occupants</u> of that mobile home, manufactured home, or park model</i>.” (my emphasis). (Our Resort also doesn’t fall within the definitions of “mobile home park cooperative,” “mobile home park subdivision,”
or “mobile home park” under (12), (13), (14), for what it’s worth as none of the common areas are under common ownership or association ownership, and all of the sites rent only for seasonal recreational purposes, not year-round occupancy (an express exception
under (14)). (The rest of the resort and common areas are shared by cottages, day users, and other resort operations).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white">(For what it’s worth, the rental agreements also expressly state on page 1 that they are not subject to either RLTA or MHLTA).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white">Anyone think this is a grey area, or that I’m missing something?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white">This still leaves the question of whether—assuming these seasonal sites are not subject to RLTA or MHLTA—they are within the scope of the Governor’s Proclamation (specific pattern at hand involves
a mobile that the owners have not occupied since last fall and is still vacant, so seems as a factual matter, the “intent” of the proclamation at least doesn’t apply, but…).<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Traci Shallbetter<o:p></o:p></p>
<p class="MsoNormal"><a href="https://www.linkedin.com/in/traci-shallbetter-03504b6/">https://www.linkedin.com/in/traci-shallbetter-03504b6/</a><o:p></o:p></p>
<p class="MsoNormal">(509) 260-0037<o:p></o:p></p>
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Rowley, Rob<br>
<b>Sent:</b> Tuesday, June 2, 2020 4:48 PM<br>
<b>To:</b> WSBA RPPT <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> [WSBARP] No evictions thru August 1<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-size:11.5pt;font-family:"Segoe UI Historic",sans-serif;color:#050505">Tenants are now protected from notices to vacate/rent increases/termination and evictions through August 1, 2020 per Proclaimation 20-19.2 issued this
afternoon. </span><span style="font-size:12.0pt;font-family:"Tahoma",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Tahoma",sans-serif"><a href="https://www.governor.wa.gov/news-media/inslee-extends-eviction-moratorium">https://www.governor.wa.gov/news-media/inslee-extends-eviction-moratorium</a> <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"><span style="font-family:"Arial",sans-serif"><img border="0" width="95" height="132" style="width:.9916in;height:1.375in" id="_x0000_i1032" src="https://i.ibb.co/zhtPrmq/photo.jpg"></span><span style="font-family:"Arial",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.5pt;font-family:"Arial",sans-serif;color:black">Robert R Rowley</span></b><span style="font-family:"Arial",sans-serif"><br>
</span><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#0E1735">Attorney & Counselor at Law</span><span style="font-family:"Arial",sans-serif"><br>
</span><span style="font-family:"Arial",sans-serif"><img border="0" width="12" height="12" style="width:.125in;height:.125in" id="_x0000_i1031" src="https://i.ibb.co/pQMswXQ/Phone.png"></span><span style="font-family:"Arial",sans-serif"> <a href="tel:(509)+252-5074" target="_blank"><span style="font-size:9.0pt;color:#7E8183">(509)
252-5074</span></a> </span><span style="font-family:"Arial",sans-serif"><img border="0" width="12" height="12" style="width:.125in;height:.125in" id="_x0000_i1030" src="https://i.postimg.cc/xTCwQ1Kt/mobile-black-icon.png"></span><span style="font-family:"Arial",sans-serif"> <a href="tel:(509)+994-1143" target="_blank"><span style="font-size:9.0pt;color:#7E8183">(509)
994-1143</span></a><br>
</span><span style="font-family:"Arial",sans-serif"><img border="0" width="12" height="12" style="width:.125in;height:.125in" id="_x0000_i1029" src="https://i.postimg.cc/8P0qzg4D/fax-black-icon.png"></span><span style="font-family:"Arial",sans-serif"> (509)
928-3084 </span><span style="font-family:"Arial",sans-serif"><img border="0" width="12" height="12" style="width:.125in;height:.125in" id="_x0000_i1028" src="https://i.postimg.cc/bwS4GVVn/website-black-icon.png"></span><span style="font-family:"Arial",sans-serif"> <a href="http://www.rowleylegal.com/" target="_blank"><span style="font-size:9.0pt;color:#7E8183">rowleylegal.com</span></a><br>
</span><span style="font-family:"Arial",sans-serif"><img border="0" width="12" height="10" style="width:.125in;height:.1083in" id="_x0000_i1027" src="https://i.ibb.co/YN4BQxt/mess.png"></span><span style="font-family:"Arial",sans-serif"> <a href="mailto:rob@rowleylegal.com" target="_blank"><span style="font-size:9.0pt;color:#7E8183">rob@rowleylegal.com</span></a><br>
</span><span style="font-size:8.5pt;font-family:"Arial",sans-serif;color:#0E1735">Helping You Protect What Matters Most</span><span style="font-family:"Arial",sans-serif"><br>
</span><a href="https://www.facebook.com/rowleylegal" target="_blank"><span style="font-family:"Arial",sans-serif;text-decoration:none"><img border="0" width="17" height="17" style="width:.175in;height:.175in" id="_x0000_i1026" src="https://i.imgur.com/HdVhIRq.png"></span></a><span style="font-family:"Arial",sans-serif"> </span><a href="https://www.twitter.com/ROBERTRROWLEY" target="_blank"><span style="font-family:"Arial",sans-serif;text-decoration:none"><img border="0" width="17" height="17" style="width:.175in;height:.175in" id="_x0000_i1025" src="https://i.imgur.com/6ORQfXY.png"></span></a><span style="font-family:"Arial",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><i><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Practice concentrated on business, real estate and general legal matters in Washington and Idaho. </span></i><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">NOTICE: The contents of this message and any attachments may be protected by the attorney-client privilege, work
product doctrine or other applicable protections. If you are not the intended recipient or have received this message in error, please notify the sender and promptly delete the message. Thank you for your assistance. DISCLAIMER: You should recognize that responses
provided by e-mail means are akin to ordinary telephone or face-to-face conversations and do not reflect the level of factual or legal inquiry or analysis which would be applied in the case of a formal legal opinion. A formal opinion may very well reach a
different conclusion.</span><o:p></o:p></p>
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