<html><body><span style="font-family:Times New Roman; color:#000000; font-size:12pt;"><div>I recall that these are also exceptions to coverage in insurance policies - if true, the innocent property owner gets it from both ends </div><div><br></div><div><img id="sigimg0" title="signature image" src="cid:sigimg0@d003f4801032f8e401832712a51df7a2" border="0" alt=""></div><div><br><br></div>
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-------- Original Message --------<br>
Subject: Re: [WSBARP] King County Ordinance 19118 enacted June 23 -<br>
re residential and "small commercial" tenants<br>
From: Catherine Clark <<a href="mailto:Cat@loccc.com">Cat@loccc.com</a>><br>
Date: Thu, July 02, 2020 11:40 am<br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Cc: Tom Lee <rtl@rtleelaw.attorney><br>
<br>
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</style> <div class="WordSection1"> <div class="MsoNormal" style="font-size:12pt;">I looked at the question early on in all this and found these cases:<o:p></o:p></div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> <div class="MsoNormal" style="font-size:12pt;"><span class="ssrfcpassagedeactivated"><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">Courts are reluctant to find that a compensable taking occurred where the government temporarily [***44] used or destroyed property in times of emergency. </span></span><span class="ssit"><i><span style="font-size:10.5pt;font-family:inherit;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">See, e.g.</span></i></span><span class="ssrfcpassagedeactivated"><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">, </span></span><span class="ssit"><i><span style="font-size:10.5pt;font-family:inherit;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">National Bd. of Young Men's Christian Ass'ns v. United States</span></i></span><span class="ssrfcpassagedeactivated"><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">, 395 U.S. 85, 89 S. Ct. 1511, 23 L. Ed. 2d 117 (1969) (no compensable taking where military troops entered three buildings being looted by a mob of rioters in Panama Canal Zone, ejected the rioters, and took shelter inside the buildings when mob began assaulting the soldiers with sniper fire; some of the buildings were eventually damaged or destroyed in fires started by mob throwing Molotov cocktails at the soldiers); </span></span><span class="ssit"><i><span style="font-size:10.5pt;font-family:inherit;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">United States v. Caltex (Philippines), Inc.</span></i></span><span class="ssrfcpassagedeactivated"><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">, 344 U.S. 149, 73 S. Ct. 200, 97 L. Ed. 157, 123 Ct. Cl. 894 (1952) (no compensable taking where United States military destroyed fuel and demolished fuel terminals to keep them from falling into hands of enemy as Japanese troops were entering Manila following attack on Pearl Harbor and subsequent invasion of Philippines during World War II). These cases are not directly on point, because they involved actual destruction or physical invasion of private property during riots or war, rather than mere termination of utilities. However, the basic principle applies: </span></span><span class="ssib"><b><i><span style="font-size:10.5pt;font-family:inherit;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">HN21</span></i></b></span><span class="ssrfcpassagedeactivated"><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white"> Where the necessities of war or civil disturbance [***45] require the destruction or injury of private property, the resulting losses must be borne by the owners of the property, in that the safety of the state in such cases overrides all considerations of private loss. </span></span><span class="ssit"><i><span style="font-size:10.5pt;font-family:inherit;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">Caltex</span></i></span><span class="ssrfcpassagedeactivated"><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">, 344 U.S. at 154, quoting </span></span><span class="ssit"><i><span style="font-size:10.5pt;font-family:inherit;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">United States v. Pacific R.R. Co.</span></i></span><span class="ssrfcpassagedeactivated"><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">, 120 U.S. 227, 234, 7 S. Ct. 490, 30 L. Ed. 634, 22 Ct. Cl. 484 (1887) (a case involving destruction of bridges owned by [*490] railroad company by Northern Army during Civil War to impede the advance of the Confederate Army))</span></span><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739"><br> <br> <u><span style="border:none windowtext 1.0pt;padding:0in;background:white">Citoli v. City of Seattle</span></u><span style="background:white">, 115 Wash. App. 459, 489-90, 61 P.3d 1165, 1181 (2002)<o:p></o:p></span></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;background:white"><o:p> </o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;background:white">And this one<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;background:white"><o:p> </o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><u><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;border:none windowtext 1.0pt;padding:0in;background:white">Eggleston v. Pierce Cty.</span></u><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:#373739;background:white">, 148 Wash. 2d 760, 64 P.3d 618 (2003) – property owner whose house was used as a drug house by a tenant could not claim damages in eminent domain where Pierce County held the house as evidence.</span><o:p></o:p></div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">Catherine “Cat” Clark<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">Law Office of Catherine C. Clark PLLC<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">2200 Sixth Avenue, Suite 1250<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">Seattle, WA 98121<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">Phone: (206) 838-2528<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">Cell: (206) 409-8938<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">Fax: (206) 374-3003<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">Email: <a target="_blank" href="mailto:cat@loccc.com"><span style="color:#0563C1">cat@loccc.com</span></a><o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D"><o:p> </o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">NOTICE: The information contained in this electronic information transmission is confidential. If you are not the intended recipient, or the employee or agent responsible for delivering it to the intended recipient, you are hereby notified that any use, dissemination, distribution or copying of this communication is prohibited. If you received this communication in error, please immediately notify the sender by telephone at (206) 838-2528. Thank you.<o:p></o:p></span></div> </div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> <div> <div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in"> <div class="MsoNormal" style="font-size:12pt;"><b>From:</b> <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>Roger Moss<br> <b>Sent:</b> Wednesday, July 01, 2020 9:03 PM<br> <b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br> <b>Cc:</b> Tom Lee <rtl@rtleelaw.attorney><br> <b>Subject:</b> Re: [WSBARP] King County Ordinance 19118 enacted June 23 - re residential and "small commercial" tenants<o:p></o:p></div> </div> </div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> <div class="MsoNormal" style="font-size:12pt;">Kaitlyn, have two drinks. Then remember you warned everyone that haircuts were coming; they’re just getting more expensive. <o:p></o:p></div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;">Finally, and seriously, all this ambiguity supports putting every rent deferment and lease workout negotiation inside a confidential mediation process. Every bloody one. <o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> <div> <div class="MsoNormal" style="font-size:12pt;">Roger A. Moss<br> Pacific Conflict Intervention <br> <a target="_blank" href="tel:415.371.9724">415.371.9724</a> San Francisco<br> <a target="_blank" href="tel:206.790.1971">206.790.1971</a> Seattle<br> <a target="_blank" href="http://www.rogeramoss.com/">www.Pacific-CI.com</a> <br> <br> Dictated in motion<o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><br> <br> <o:p></o:p></div> <blockquote style="margin-top:5.0pt;margin-bottom:5.0pt"> <div class="MsoNormal" style="font-size:12pt;margin-bottom:12.0pt">On Jul 1, 2020, at 8:36 PM, Kaitlyn Jackson <<a target="_blank" href="mailto:kaitlyn@dimensionlaw.com">kaitlyn@dimensionlaw.com</a>> wrote:<o:p></o:p></div> </blockquote> </div> <blockquote style="margin-top:5.0pt;margin-bottom:5.0pt"> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p></o:p></div> <div> <div class="MsoNormal" style="font-size:12pt;">The following section really concerns me: <o:p></o:p></div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> <blockquote style="margin-left:30.0pt;margin-right:0in"> <div> <div class="MsoNormal" style="font-size:12pt;"><b><span style="color:black;background:yellow"> A residential rental agreement may not be terminated by the landlord under RCW 59.12.030(2),</span></b><o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><b><span style="color:black;background:yellow">RCW 59.18.200 or RCW 59.18.220, where the tenant has entered into a repayment plan under sections 3.D.</span></b><o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><b><span style="color:black;background:yellow">and 4 of this ordinance until after the tenant has completed the repayment plan, or the tenant refused or failed to comply with, a repayment plan that was reasonable based on the individual financial, health and other</span></b><o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><b><span style="color:black;background:yellow">circumstances of the tenant. This section shall not prohibit a landlord from otherwise terminating a tenancy</span></b><o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><b><span style="color:black;background:yellow">subject to this ordinance due to behavior resulting in an imminent threat to health and safety of other persons on the premises.</span></b><o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> </blockquote> <div class="MsoNormal" style="font-size:12pt;">Based on Proclamation 20-19.1 and 20-19.2, unpaid rent is not <i>collectable </i>unless the landlord offers a reasonable payment plan based on the individual circumstances of the tenant. So, in order to even take the tenant to small claims court or report credit agencies, the landlord must first offer a payment plan. But, according to this King County Ordinance, if the landlord offers the payment plan and the tenant accepts it, the landlord is forced to keep that tenant throughout the term of the plan. Based on what I'm seeing, courts are looking at 6-12 months as reasonable. Something like this feels like a catch-22. <o:p></o:p></div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;">Therefore, those landlords who want to terminate the tenancies with the tenant once the moratoria are lifted may need to terminate the tenancy for no cause per 59.12.030(2) (assuming they are not in a city that requires "just cause") and THEN after the tenant is gone either by agreement or court action, send a letter offering a reasonable payment plan for the unpaid rent debt, and if the previous tenant won't play ball, then the unpaid rent from the tenancy becomes collectable through normal civil processes. <o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;">If the property is located in a city that has adopted a "just cause" ordinance (Seattle, Burien, Federal Way to name a few), then this is much more complicated because the landlord would have to use a 14 day notice to pay rent or vacate and offer a payment plan - then if the tenant takes it, the Landlord must keep them until the payment plan has been satisfied. In this context, I would make sure part of the payment plan requires the signing of a term lease for that repayment period so you get out of the month-to-month status which is so cumbersome on the landlord in this "just cause" jdx. <o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;">I need a drink. ;)<o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;">Kaitlyn Jackson<o:p></o:p></div> </div> </div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> <div> <div> <div class="MsoNormal" style="font-size:12pt;">On Wed, Jul 1, 2020 at 7:22 PM Craig Gourley <<a target="_blank" href="mailto:craig@glgmail.com">craig@glgmail.com</a>> wrote:<o:p></o:p></div> </div> <blockquote style="border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-right:0in"> <div> <div> <div class="MsoNormal" style="font-size:12pt;margin-bottom:12.0pt"><span style="font-family:"Arial",sans-serif;color:black">A case in another state the judge ruled that it is not a taking because it does not forgive rent , just delays collection. Apparently collectabilty is just a pesky detail to be ignored. <o:p></o:p></span></div> </div> <div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-family:"Arial",sans-serif;color:black">Sent from my Verizon, Samsung Galaxy smartphone<o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-family:"Arial",sans-serif;color:black">Get <a href="https://aka.ms/ghei36" target="_blank">Outlook for Android</a><o:p></o:p></span></div> </div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-family:"Arial",sans-serif;color:black"><o:p> </o:p></span></div> </div> <div class="MsoNormal" align="center" style="font-size:12pt;text-align:center"> <hr size="2" width="98%" align="center"> </div> <div id="gmail-m_6337776740040603264divRplyFwdMsg"> <div class="MsoNormal" style="font-size:12pt;"><b><span style="color:black">From:</span></b><span style="color:black"> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of <a href="mailto:nestor@pplsweb.com" target="_blank">nestor@pplsweb.com</a> <<a href="mailto:nestor@pplsweb.com" target="_blank">nestor@pplsweb.com</a>><br> <b>Sent:</b> Wednesday, July 1, 2020 6:05:00 PM<br> <b>To:</b> 'WSBA Real Property Listserv' <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br> <b>Subject:</b> Re: [WSBARP] King County Ordinance 19118 enacted June 23 - re residential and "small commercial" tenants</span> <o:p></o:p></div> <div> <div class="MsoNormal" style="font-size:12pt;"> <o:p></o:p></div> </div> </div> <div> <div> <div>I am not trying to start trouble, but isn’t this a “taking” by the government without just compensation? Can this be enforced by the courts?<o:p></o:p></div> <div> <o:p></o:p></div> <div>I understand the public policy issue, but as far as I know the county has not put a moratorium on charging or collecting property taxes and for other county services. <o:p></o:p></div> <div> <o:p></o:p></div> <div>Food for thought.<o:p></o:p></div> <div> <o:p></o:p></div> <div>Nestor Gorfinkel<o:p></o:p></div> <div> <o:p></o:p></div> <div> <o:p></o:p></div> <div> <div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in"> <div><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank"> wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Eric Nelsen<br> <b>Sent:</b> Wednesday, July 1, 2020 5:25 PM<br> <b>To:</b> 'WSBA Real Property Listserv' <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>>; <a href="mailto:REALPROP@yahoogroups.com" target="_blank">REALPROP@yahoogroups.com</a><br> <b>Subject:</b> [WSBARP] King County Ordinance 19118 enacted June 23 - re residential and "small commercial" tenants<o:p></o:p></div> </div> </div> <div> <o:p></o:p></div> <div>I haven't seen any talk about this so I thought I would send it around—this is for unincorporated King County, based on King County ordinance passed on June 23. It's basically a prohibition on evicting based on failure to pay rent, effective as to payments missed between March 2020 and March 2021, for residential and "small commercial" tenants as defined in the ordinance. The terms seem a little squishy and lots of ambiguities I think. It has a repayment plan provision, again kind of squishy and arguable.<o:p></o:p></div> <div> <o:p></o:p></div> <div>I think I've attached the ordinance as passed but I am not totally positive. If I got it wrong, apologies.<o:p></o:p></div> <div> <o:p></o:p></div> <div>Here's the <a href="https://www.kingcounty.gov/council/news/2020/June/6-23-CB-tenant-protections-release.aspx" target="_blank"> news release from the County</a>, which unhelpfully did not include a link to the actual ordinance.<o:p></o:p></div> <div> <o:p></o:p></div> <div>Sincerely,<o:p></o:p></div> <div> <o:p></o:p></div> <div>Eric<o:p></o:p></div> <div> <o:p></o:p></div> <div>Eric C. Nelsen<o:p></o:p></div> <div>Sayre Law Offices, PLLC<o:p></o:p></div> <div>1417 31st Ave South<o:p></o:p></div> <div>Seattle WA 98144-3909<o:p></o:p></div> <div>206-625-0092<o:p></o:p></div> <div><a href="mailto:eric@sayrelawoffices.com" target="_blank">eric@sayrelawoffices.com</a><o:p></o:p></div> <div> <o:p></o:p></div> <div><b><span style="color:black;background:aqua">Covid-19 Update - </span></b>All attorneys are working remotely during regular business hours and are available via email and by phone; please call the Seattle office. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis; please call the Seattle office.<o:p></o:p></div> <div> <o:p></o:p></div> <div>MAIL AND DELIVERIES can be received at the Seattle office. 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