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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal>Hello Unlawful Detainer Gurus,<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>I have a question for you and I’m curious if any of you have some experience or guidance on a review of a commissioner’s ruling and order in an unlawful detainer hearing.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><u>Facts:<o:p></o:p></u></b></p><p class=MsoNormal>My client obtained a writ of restitution as part of the order for default and default judgment due to the tenant’s failure to respond to the summons and complaint.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Writ was served and tenant hired counsel that obtained a temporary stay and an order for a show cause hearing via an ex-parte motion.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>At the mandated show cause hearing, my client prevailed again and the commissioner signed the order lifting the stay and extending the issued writ.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Tenant has now submitted a motion for review of the commissioner’s decision and signed order lifting the stay and extending the writ and ask the court for the relief of the setting of a trial. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Questions:<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><ol style='margin-top:0in' start=1 type=1><li class=MsoListParagraph style='margin-left:0in;mso-list:l0 level1 lfo1'>What is the landlord’s liability for moving forward with the Writ and completing the lock out while the commissioner’s decision is under review as the hearing is not scheduled to take place until well after the lockout could be accomplished? LCR 7(b)(8)(iv) states that “the commissioner’s written order shall remain in effect pending the hearing on revision unless ordered otherwise by the assigned Judge, or, for unassigned cases, the Respective Chief Judge.” Therefore, the commissioner’s order lifting the stay and allowing the eviction to continue is still in effect and if my client proceeds with the lockout/ eviction it would be, as I understand it, within my client’s legal rights to do so. I’m unclear if the tenant could file suit against my client to allow restoration of the tenant’s right to the premises if the review is granted and potentially sue for damages for dispossession. <o:p></o:p></li></ol><p class=MsoListParagraph><o:p> </o:p></p><ol style='margin-top:0in' start=2 type=1><li class=MsoListParagraph style='margin-left:0in;mso-list:l0 level1 lfo1'>As from awaiting for the court’s notice that they will accept a response, is there anything I can or should do to know whether I am allowed to file a response? Per LCR 7(B)(8)<span style='color:#23221F;background:white'> No response shall be filed unless authorized by the court. If a response is called for, a reply may be filed within two court days of service of the response</span>.<o:p></o:p></li></ol><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Thank you all in advance.. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:black'>Warmest regards,<br><br></span><b><span style='font-size:12.0pt;color:purple'>Michael S. Safren, Esq.</span></b> <b><br></b><i>Attorney at Law</i> <br><br>14900 Interurban Ave. S., Ste. 280 | Seattle, WA 98168 <br>11900 NE 1st St., Bldg. G - Ste. 300 | Bellevue, WA 98005 <br>P: (206) 859-5098 | E: <a href="mailto:msafren@jennylinglaw.com" target="_blank"><span style='color:blue'>msafren@jennylinglaw.com</span></a> <br><u><a href="http://www.jennylinglaw.com" target="_blank"><span style='color:blue'>www.jennylinglaw.com</span></a></u> | <u><a href="http://www.facebook.com/jennylinglaw/" target="_blank"><span style='color:blue'>facebook.com/jennylinglaw/</span></a></u> <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><br><span style='font-size:8.0pt'>This communication, including attachments, may contain information that is confidential and protected by the attorney/client or other privileges. It constitutes non-public information intended to be conveyed only to the designated recipient(s). If the reader or recipient of this communication is not the intended recipient, an employee or agent of the intended recipient who is responsible for delivering it to the intended recipient, or you believe that you have received this communication in error, please notify the sender immediately by return e-mail and promptly delete this e-mail, including attachments without reading or saving them in any manner. The unauthorized use, dissemination, distribution, or reproduction of this e-mail, including attachments, is prohibited and may be unlawful. Receipt by anyone other than the intended recipient(s) is not a waiver of any attorney/client or other privilege.</span> <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p></div></body></html>