<div dir="ltr">Hi there - <div><br></div><div>I have found similar problems with the word "intent." However, I have been looking to the local municipal jdx first to determine if they have their own laws about terminating a month to month for the reason the property will be demolished, substantially rehabilitated, and/or sold. </div><div><br></div><div>In this case, I think you first need to look to state law. RCW 59.18.200(2)(c)(i) actually requires at least 120 day notice to terminate in some instances. Here's the relevant language:</div><blockquote style="margin:0 0 0 40px;border:none;padding:0px"><blockquote style="margin:0 0 0 40px;border:none;padding:0px"><div><div style="box-sizing:border-box;font-family:"Open Sans",Helvetica,Arial,sans-serif;text-indent:0.5in"><font color="#073763"><b>(c)(i) Whenever a landlord plans to demolish or substantially rehabilitate premises or plans a change of use of premises, the landlord shall provide a written notice to a tenant at least one hundred twenty days before termination of the tenancy.</b> This subsection (2)(c)(i) does not apply to jurisdictions that have created a relocation assistance program under RCW <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=59.18.440" class="gmail-ui-link" style="box-sizing:border-box;font-weight:bold;text-decoration-line:none">59.18.440</a> and otherwise provide one hundred twenty days' notice.</font></div></div></blockquote><blockquote style="margin:0 0 0 40px;border:none;padding:0px"><div><div style="box-sizing:border-box;font-family:"Open Sans",Helvetica,Arial,sans-serif;text-indent:0.5in"><font color="#073763">(ii) For purposes of this subsection (2)(c):</font></div></div></blockquote><blockquote style="margin:0 0 0 40px;border:none;padding:0px"><div><div style="box-sizing:border-box;font-family:"Open Sans",Helvetica,Arial,sans-serif;text-indent:0.5in"><font color="#073763">(A) "Assisted housing development" means a multifamily rental housing development that either receives government assistance and is defined as federally assisted housing in RCW <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=59.28.020" class="gmail-ui-link" style="box-sizing:border-box;font-weight:bold;text-decoration-line:none">59.28.020</a>, or that receives other federal, state, or local government assistance and is subject to use restrictions.</font></div></div></blockquote><blockquote style="margin:0 0 0 40px;border:none;padding:0px"><div><div style="box-sizing:border-box;font-family:"Open Sans",Helvetica,Arial,sans-serif;text-indent:0.5in"><font color="#073763"><b>(B) "Change of use" means: </b>(I) Conversion of any premises from a residential use to a nonresidential use that results in the displacement of an existing tenant; (II) conversion from one type of residential use to another type of residential use that results in the displacement of an existing tenant, such as conversion to a retirement home, emergency shelter, or transient hotel; or (III) conversion following removal of use restrictions from an assisted housing development that results in the displacement of an existing tenant: PROVIDED, That displacement of an existing tenant in order that the owner or a member of the owner's immediate family may occupy the premises does not constitute a change of use.</font></div></div></blockquote><blockquote style="margin:0 0 0 40px;border:none;padding:0px"><div><div style="box-sizing:border-box;font-family:"Open Sans",Helvetica,Arial,sans-serif;text-indent:0.5in"><font color="#073763"><b>(C) "Demolish" means the destruction of premises or the relocation of premises to another site that results in the displacement of an existing tenant.</b></font></div></div></blockquote><blockquote style="margin:0 0 0 40px;border:none;padding:0px"><div><div style="box-sizing:border-box;font-family:"Open Sans",Helvetica,Arial,sans-serif;text-indent:0.5in"><font color="#073763"><b>(D) "Substantially rehabilitate" means extensive structural repair or extensive remodeling of premises that requires a permit such as a building, electrical, plumbing, or mechanical permit, and that results in the displacement of an existing tenant.</b></font></div></div></blockquote><blockquote style="margin:0 0 0 40px;border:none;padding:0px"><div><div style="box-sizing:border-box;font-family:"Open Sans",Helvetica,Arial,sans-serif;text-indent:0.5in"><font color="#073763"><b>(3) A person in violation of subsection (2)(c)(i) of this section may be held liable in a civil action up to three times the monthly rent of the real property at issue. The prevailing party may also recover court costs and reasonable attorneys' fees.</b></font></div></div><div style="box-sizing:border-box;font-family:"Open Sans",Helvetica,Arial,sans-serif;text-indent:0.5in"><font color="#073763"><b><br></b></font></div></blockquote></blockquote><font face="Open Sans, Helvetica, Arial, sans-serif" color="#000000">Then you'd need to check that Kirkland has not passed anything more stringent (I heard rumors they were working on something there). </font><div><font face="Open Sans, Helvetica, Arial, sans-serif" color="#000000"><br></font></div><div><font color="#000000" face="Open Sans, Helvetica, Arial, sans-serif">So, in this case, if the owner has to rehabilitate or demolish to rebuild, repurpose, and sell - you'd probably have to advise your client to give at least 120 days notice and participate in tenant relocation assistance if the local jdx supports that (like Seattle). However, since the Moratorium doesn't allow terminations for the specific reason that your clients are going to rehabilitate and then sell, there's a risk that this would not be seen as a valid notice. However, I think that if you gave 120 days notice to terminate for the reason that your client is going to rehabilitate and then intends to sell - I'm not sure this would be an outright violation because your client does have an <i>intent </i>to sell. But, it would be up to the Commissioner of the day to decide and it would be up the Attorneys General Office to decide whether or not to step in and require your client to rescind their notice. </font></div><div><font color="#000000" face="Open Sans, Helvetica, Arial, sans-serif"><br></font></div><div><font color="#000000" face="Open Sans, Helvetica, Arial, sans-serif">It could be a moot point in 120 days anyway.</font></div><div><font color="#000000" face="Open Sans, Helvetica, Arial, sans-serif"><br></font></div><div>My general suggestion is to submit the notice with a cover letter and offer a cash-for-keys agreement that is tempting enough for them to take. </div><div><br></div><div>I hope this is helpful. I'm aware it's all a mess. </div><div><br></div><div>Kaitlyn</div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Tue, Aug 11, 2020 at 9:20 AM Terrance Wilson <<a href="mailto:Twilson@wilsonlawgroupwa.com">Twilson@wilsonlawgroupwa.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex">
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We have a client that owns a 6-unit apartment building in Kirkland which will be demolished and the site developed into townhomes. The current tenants in the apartment are all month to month tenancies. </div>
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My understanding of the Governor's Proclamation is that it prohibits notices to vacate with an exception for cases where the landlord intends to sell. The Proclamation does not elaborate on what it means to intend to sell (i.e. timing). Our client has to
build the new townhomes first, but certainly intends to sell as soon as they are completed. How are other practitioners handling these situations under the current circumstances? </div>
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Best regards, </div>
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