<div dir="ltr"><font size="4">In my years as Mayor of my home town (Twisp) I found that if a person is very clear and determined to get what his/her constituents need, there is always a way to get it. Who is going to do the work with drive, passion and determination are the only questions.</font><div><font size="4"><br></font></div><div><font size="4">We have an outline for what is needed. Some of the administrative structure is already in place, eg Section 8, and the money is there. Who is going to make this happen?</font></div><div><font size="4"><br></font></div><div><font size="4">Jim Doran</font></div><div><font size="4"><br></font></div><div><font size="4">PS. Someone send this to Governor Inslee. I don't have a direct line.</font></div><div><font size="4"> <br clear="all"></font><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div><div><div><div><div>James R. Doran<br></div>Attorney at Law<br></div>100 E. Pine Street - Suite 205<br></div>Bellingham, WA 98225<br>(360)393-9506<br></div><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><br></div><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><br></div></div></div><br></div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Sun, Dec 20, 2020 at 7:51 AM <<a href="mailto:scott@scottgthomaslaw.com">scott@scottgthomaslaw.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"><div lang="EN-US" style="overflow-wrap: break-word;"><div class="gmail-m_-6595708581358296942WordSection1"><p class="MsoNormal">Perhaps the bigger question is what is squirreled away in the new stimulus bill? At one point there was $25B to state and local governments to pay for rent and utilities. If that made it into the final bill, asking the legislature to double Washington’s share to get landlords and tenants past the next 6 months would seem to be in the interest of both.<u></u><u></u></p><p class="MsoNormal"><u></u> <u></u></p><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in"><p class="MsoNormal"><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>Jim Doran<br><b>Sent:</b> Sunday, December 20, 2020 6:34 AM<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] Landlord Question - Next legislative session<u></u><u></u></p></div><p class="MsoNormal"><u></u> <u></u></p><div><p class="MsoNormal">Who is going to pitch this To the the Governor?<u></u><u></u></p></div><div><p class="MsoNormal"><u></u> <u></u></p><div><div><p class="MsoNormal">On Sat, Dec 19, 2020 at 8:07 PM <<a href="mailto:scott@scottgthomaslaw.com" target="_blank">scott@scottgthomaslaw.com</a>> wrote:<u></u><u></u></p></div><blockquote style="border-top:none;border-right:none;border-bottom:none;border-left:1pt solid rgb(204,204,204);padding:0in 0in 0in 6pt;margin-left:4.8pt;margin-right:0in"><div><div><p class="MsoNormal">With respect, I point out that Section 8 housing is known, accepted, and there is a lot of infrastructure already in place. Local service agencies are familiar with it, and able to provide tenants with assistance. A temporary expansion would be quick and relatively easy.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in"><p class="MsoNormal"><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> Saturday, December 19, 2020 2:48 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] Landlord Question - Next legislative session<u></u><u></u></p></div></div><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Jim, I think that could be a great solution. Personally I would advocate for putting most of the administrative burden on the landlord, to apply for relief and work with the tenant to get the tenant’s cooperation in providing necessary information to provide to the state. The tenant’s incentive would be that, if they cooperate with the landlord, they get protection from eviction; otherwise not. (And eviction would be contingent on showing that landlord made necessary efforts to let tenant know about the options and gave them reasonable opportunity to take advantage of the protection.)<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">I think landlords are better situated than tenants in financial distress, in terms of resources and time, to deal with the bureaucratic details. Too many benefit programs fail because they are too complicated or require too much sustained effort from the intended beneficiary, a person who is in an unstable and precarious position. Also, there are fewer landlords than tenants, which would reduce the state’s administrative burden because the bigger landlords would, through repetition, get proficient at providing exactly the right information in a format that makes it easier for the state to confirm. Plus, the payments would go to the landlord so the landlord has to be in touch with the state anyway.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">I can imagine some privacy issues cropping up, for tenants giving info to landlords, so it might take some tweaking. And perhaps tenants could apply themselves if they wished, if the landlord isn’t cooperative.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Sincerely,<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Eric<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Eric C. Nelsen<u></u><u></u></p><p class="MsoNormal">Sayre Law Offices, PLLC<u></u><u></u></p><p class="MsoNormal"><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">1417 31st Ave South</a><u></u><u></u></p><p class="MsoNormal"><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">Seattle WA 98144-3909</a><u></u><u></u></p><p class="MsoNormal">206-625-0092<u></u><u></u></p><p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style="color:rgb(5,99,193)">eric@sayrelawoffices.com</span></a><u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal"><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. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in"><p class="MsoNormal"><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>Jim Doran<br><b>Sent:</b> Saturday, December 19, 2020 1:09 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] Landlord Question - Next legislative session<u></u><u></u></p></div><p class="MsoNormal"> <u></u><u></u></p><div><p class="MsoNormal"><span style="font-size:13.5pt">Wow. what a brilliant string of thoughts. One of you, buried down the string quite a ways, articulated what I would call the best analysis. I would like to add just a bit.</span><u></u><u></u></p><div><p class="MsoNormal"> <u></u><u></u></p></div><div><p class="MsoNormal"><span style="font-size:13.5pt">The brilliant one said, and I am paraphrasing, that one of the purposes of the federal government in times like these is to step up to help. In this case that would have (and probably still could) meant that a landlord - tenant relief bill be adopted until the end of the pandemic. If a tenant could show that he/she was financially disadvantaged because of the Covid and filled out the paperwork, then the tenant's rent would be paid directly to the landlord. If the tenant did not qualify or simply did not take the time and effort to fill out the forms and go to the interview, then the regular rules of unlawful detainer would apply. Pretty simple. There are details, of course. </span><u></u><u></u></p></div><div><p class="MsoNormal"> <u></u><u></u></p></div><div><p class="MsoNormal"><span style="font-size:13.5pt">Yes, this would create another layer of bureaucracy at the state level and would take some time to set up. An interim forbearance could be allowed. However, this landlord - tenant relief bill is better than all the terrible predictions that have been brought up in this email discussion. I believe the harm will be very substantial if a process like this is not developed and implemented. </span><u></u><u></u></p></div><div><p class="MsoNormal"> <u></u><u></u></p></div><div><p class="MsoNormal"><span style="font-size:13.5pt">Why wasn't it developed and implemented? (Or, where does the real fault lie?) If the federal government had addressed the Covid pandemic in a professional way, the need for the landlord - tenant relief bill would have been vetted and most likely funded by a significant fund to the individual states for the purposes stated. But, as we know, the President didn't step up. The real core of this problem is failed leadership at the top.</span><u></u><u></u></p></div><div><p class="MsoNormal"> <u></u><u></u></p></div><div><p class="MsoNormal"><span style="font-size:13.5pt">I appreciate all of the comments, even the two from Voltaire. But I would like whoever it was who had this brilliant idea to step forward and be recognized. It is the only real solution to this situation. </span><span style="font-size:18pt">I have said many times, "I may not ever have a creative idea, but I sure do recognize one when I hear it."</span><u></u><u></u></p></div><div><p class="MsoNormal"> <u></u><u></u></p></div><div><p class="MsoNormal"><span style="font-size:18pt">Thank you all for the focus on this. Are we going to try to outlast the Covid....for another 8 months... or try to get something like this from the Biden Administration? That's the question now.</span><u></u><u></u></p></div><div><p class="MsoNormal"> <u></u><u></u></p></div><div><p class="MsoNormal"><span style="font-size:18pt">James Doran</span><u></u><u></u></p></div><div><div><div><div><div><div><div><div><div><p class="MsoNormal">James R. Doran<u></u><u></u></p></div><p class="MsoNormal">Attorney at Law<u></u><u></u></p></div><p class="MsoNormal">100 <a href="https://www.google.com/maps/search/E.+Pine+Street+-+Suite+205+Bellingham,+WA+98225?entry=gmail&source=g" target="_blank">E. Pine Street -</a> <a href="https://www.google.com/maps/search/E.+Pine+Street+-+Suite+205+Bellingham,+WA+98225?entry=gmail&source=g" target="_blank">Suite 205</a><u></u><u></u></p></div><p class="MsoNormal"><a href="https://www.google.com/maps/search/E.+Pine+Street+-+Suite+205+Bellingham,+WA+98225?entry=gmail&source=g" target="_blank">Bellingham, WA 98225</a><br>(360)393-9506<u></u><u></u></p></div><p class="MsoNormal"><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><u></u><u></u></p></div><p class="MsoNormal"><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><u></u><u></u></p></div></div></div><p class="MsoNormal"> <u></u><u></u></p></div></div><p class="MsoNormal"> <u></u><u></u></p><div><div><p class="MsoNormal">On Fri, Dec 18, 2020 at 11:39 AM Lenard Wittlake <<a href="mailto:lwlaw@my180.net" target="_blank">lwlaw@my180.net</a>> wrote:<u></u><u></u></p></div><blockquote style="border-top:none;border-right:none;border-bottom:none;border-left:1pt solid rgb(204,204,204);padding:0in 0in 0in 6pt;margin:5pt 0in 5pt 4.8pt"><div><div><p class="MsoNormal"><span style="color:rgb(31,73,125)">Mr. Long is correct, imho. He is not talking about removing landlords from their homes. He is talking about the government taking control of dwellings away from the landlord owners. That is expropriation of dwellings, even if temporarily.</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">As for mob rule, that <i>was</i> a concern of the founders (we were pretty much started by disfavored minorities that fled slaughter in other places) and that is relevant in analyzing the use of emergency powers which has stripped away all of the protections mentioned. The pandemic is the reason for invoking emergency powers. The problem under discussion is the way the powers are used, who benefits and who pays. So I have an opinion about why a politician would choose to lay the burden on landlords instead of broader society. At least these days no one gets killed over differences of opinion …. oh, wait..</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">There are valid points and concerns on the right and the left. But our society seems to not care about coming to a consensus that works for more than a mere majority (I live in OR where Portland can outvote the rest of the state). But our system has worked better than most others, until emergency powers are used based on politics instead of rational analysis and problem solving. That Canadian idea someone mentioned makes sense to me.</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><div><p class="MsoNormal"><span style="color:rgb(31,73,125)">Lenard L Wittlake, PLLC</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">Attorney & Counselor at Law</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"><a href="https://www.google.com/maps/search/22+East+Poplar+Street,+Suite+202?entry=gmail&source=g" target="_blank">22 East Poplar Street, Suite 202</a></span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">P.O. Box 1233</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">Walla Walla, WA 99362</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">(509) 529-1529 voice</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">(509) 850-3515 fax</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"><a href="http://www.lwattorney.com" target="_blank">www.lwattorney.com</a></span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"><a href="mailto:Lenard@wittlakelaw.com" target="_blank">Lenard@wittlakelaw.com</a></span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:10pt;font-family:"Courier New";color:rgb(31,73,125)">The information contained in this email may be privileged, confidential or</span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:10pt;font-family:"Courier New";color:rgb(31,73,125)">otherwise protected from disclosure. If you received this email in error,</span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:10pt;font-family:"Courier New";color:rgb(31,73,125)">please reply to the sender that you have received this information in error</span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:10pt;font-family:"Courier New";color:rgb(31,73,125)">and delete this email.</span><u></u><u></u></p></div><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><div><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(181,196,223);padding:3pt 0in 0in"><p class="MsoNormal"><b><span style="font-size:10pt;font-family:Tahoma,sans-serif">From:</span></b><span style="font-size:10pt;font-family:Tahoma,sans-serif"> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [mailto:<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> Friday, December 18, 2020 10:08 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session</span><u></u><u></u></p></div></div><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Life tenure for federal judges, the apportionment of the US Senate, and the electoral college, being the antimajoritarian aspects of the structure of federal government, don’t seem relevant to this Washington state discussion. The Washington State bicameral legislature is proportionally representative in both houses and operates by majority rule in both houses. Our judges are elected at every level all the way up to the Supreme Court. I don’t think any of that has changed since the state was founded in 1889.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">I suppose a judiciary can be considered to some extent “antimajoritarian” simply by its existence, in that rule of law helps prevent mob rule and re-channels efforts to change the law to the legislative process. But a judiciary is also upholding the laws enacted by the legislature, which is basically a pro-majoritarian function.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Hairsplitting about Constitutional Republic versus Representative Democracy doesn’t change the fact that self-governance, by either structure, involves consent of all to abide by the collective decision of the government. That is, by definition, rule of law.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">So if our self-governmental process--the state legislature--changes the legal landscape in a way that prioritizes life or liberty over certain property rights, that is not tyranny just because one might disagree with the decision. A lawyer who stands against that process would be, by definition, <i>opposing</i> the rule of law.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">None of which means a lawyer can’t fiercely advocate for a change in the law, or argue regulatory taking or whatever. But that’s not an “antimajoritarian” role for lawyers as a group; that’s individual advocacy within the law.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">It’s incoherent to argue that “rule of law” prevents the legislature from changing the law. If one doesn’t like the change, one is simply arguing for the status quo. Of course one has a right to do so; but it does not make that person a righteous defender of rule of law, or a principled antimajoritarian. It’s just a political position, and win or lose the legislative battle, I would expect compliance with the law.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div><p class="MsoNormal">Sincerely,<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Eric<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Eric C. Nelsen<u></u><u></u></p><p class="MsoNormal">Sayre Law Offices, PLLC<u></u><u></u></p><p class="MsoNormal"><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">1417 31st Ave South</a><u></u><u></u></p><p class="MsoNormal"><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">Seattle WA 98144-3909</a><u></u><u></u></p><p class="MsoNormal">206-625-0092<u></u><u></u></p><p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style="color:rgb(5,99,193)">eric@sayrelawoffices.com</span></a><u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal"><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. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<u></u><u></u></p></div><p class="MsoNormal"> <u></u><u></u></p><div><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in"><p class="MsoNormal"><b>From:</b> K. Garl Long <<a href="mailto:Garl@longlaw.biz" target="_blank">Garl@longlaw.biz</a>> <br><b>Sent:</b> Thursday, December 17, 2020 5:50 PM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>>; Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com" target="_blank">eric@sayrelawoffices.com</a>><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<u></u><u></u></p></div></div><p class="MsoNormal"> <u></u><u></u></p><p>Our country was founded as a Constitutional Republic, not an absolute Democracy. We did this to avoid the institution of tyranny by the majority. We did this to protect the minority, to assure that each person, would have the inalienable right live life in liberty, to pursue happiness without fearing deprivation by the majority. <u></u><u></u></p><p>It is true that our constitutions have been much weakened, it may be that this will continue until the majority can trample unfettered on the rights of disfavored groups; it will most certainly occur if lawyers do not stand for the rule of law, especially against the majority.<u></u><u></u></p><p>KGL<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div><p class="MsoNormal">On 12/17/2020 05:34 PM, Eric Nelsen wrote:<u></u><u></u></p></div><blockquote style="margin-top:5pt;margin-bottom:5pt"><p class="MsoNormal">It would be good for some real property lawyers to be involved in further discussions of the moratoria, and certainly anything as consequential as legislation.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">“Outvoting y’all” is also called majority rule in a democracy. That rests on the social contract, that for the greater good of all, the minority agrees to abide by the decision of the majority. There is a flood of opinionated people in this country right now who appear to have forgotten that. I would hope that lawyers as a group have not forgotten. If our legislators change the priorities between property rights and life and liberty interests, that is how self-governance works.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">“Expropriation of dwellings” bollocks. No <i>landlord</i> is being removed from their home. Landlords’ right to use the courts to enforce payment of rent is being temporarily blocked during a health emergency. The debt remains owing and there will be a huge financial and legal mess to clean up. But I think calling it “expropriation of dwellings” is hardly appropriate.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div><p class="MsoNormal">Sincerely,<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Eric<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Eric C. Nelsen<u></u><u></u></p><p class="MsoNormal">Sayre Law Offices, PLLC<u></u><u></u></p><p class="MsoNormal"><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">1417 31st Ave South</a><u></u><u></u></p><p class="MsoNormal"><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">Seattle WA 98144-3909</a><u></u><u></u></p><p class="MsoNormal">206-625-0092<u></u><u></u></p><p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style="color:rgb(5,99,193)">eric@sayrelawoffices.com</span></a><u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal"><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. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<u></u><u></u></p></div><p class="MsoNormal"> <u></u><u></u></p><div><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in"><p class="MsoNormal"><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>Lenard Wittlake<br><b>Sent:</b> Thursday, December 17, 2020 4:36 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] Landlord Question - Next legislative session<u></u><u></u></p></div></div><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">So there you have it. There are enough who “vehemently support” the “expropriation of dwellings” that they can now outvote y’all, so what do you expect from politicians?</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">Since the Governor has not “surgically” addressed the overreach problems in four iterations of the moratorium, it is not likely going to happen in the fifth.</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">It appears to be time for the section to organize an evaluation of the proposed legislation. I assume our appointed leaders are working on such.</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><div><p class="MsoNormal"><span style="color:rgb(31,73,125)">Lenard L Wittlake, PLLC</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">Attorney & Counselor at Law</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"><a href="https://www.google.com/maps/search/22+East+Poplar+Street,+Suite+202?entry=gmail&source=g" target="_blank">22 East Poplar Street, Suite 202</a></span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">P.O. Box 1233</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">Walla Walla, WA 99362</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">(509) 529-1529 voice</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">(509) 850-3515 fax</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"><a href="http://www.lwattorney.com" target="_blank">www.lwattorney.com</a></span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"><a href="mailto:Lenard@wittlakelaw.com" target="_blank">Lenard@wittlakelaw.com</a></span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:10pt;font-family:"Times New Roman",serif">The information contained in this email may be privileged, confidential or</span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:10pt;font-family:"Times New Roman",serif">otherwise protected from disclosure. If you received this email in error,</span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:10pt;font-family:"Times New Roman",serif">please reply to the sender that you have received this information in error</span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:10pt;font-family:"Times New Roman",serif">and delete this email.</span><u></u><u></u></p></div><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><div><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(181,196,223);padding:3pt 0in 0in"><p class="MsoNormal"><b><span style="font-size:10pt;font-family:Tahoma,sans-serif">From:</span></b><span style="font-size:10pt;font-family:Tahoma,sans-serif"> <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">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Christy M<br><b>Sent:</b> Thursday, December 17, 2020 2:41 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session</span><u></u><u></u></p></div></div><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">I, for one, do not meekly accept; I vehemently support. <u></u><u></u></p><div><p class="MsoNormal"> <u></u><u></u></p></div><div><p class="MsoNormal"> <u></u><u></u></p></div><div><p class="MsoNormal">-------- Original message --------<u></u><u></u></p></div><div><p class="MsoNormal">From: "K. Garl Long" <<a href="mailto:Garl@longlaw.biz" target="_blank">Garl@longlaw.biz</a>> <u></u><u></u></p></div><div><p class="MsoNormal">Date: 12/17/20 2:15 PM (GMT-08:00) <u></u><u></u></p></div><div><p class="MsoNormal">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>> <u></u><u></u></p></div><div><p class="MsoNormal">Subject: Re: [WSBARP] Landlord Question - Next legislative session <u></u><u></u></p></div><div><p class="MsoNormal"> <u></u><u></u></p></div><div><p>If you choose to put money that you have earned into the pocket of the owner of a dwelling, in exchange for the privilege of living there, it is called a contract.<u></u><u></u></p><p>If the government expropriates the dwelling from the owner so that you can live there without paying, it is theft. You may recall that the Intolerable Acts included such expropriation of dwellings. This is what our founders fought against, and which we now meekly accept.<u></u><u></u></p><p>KGL<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div><p class="MsoNormal">On 12/17/2020 01:55 PM, Andrew Hay wrote:<u></u><u></u></p></div><blockquote style="margin-top:5pt;margin-bottom:5pt"><div><p class="MsoNormal"><span style="color:rgb(31,73,125)">Voltaire again … As far as his notion of government taking money from one class and giving to another, as a non-landlord, I see my money going to the pockets of landlords. I fund governmental benefits with my taxes. Those benefits are paid to landlords for rent. Generally, rent paid to landlords by those on government benefits is a disproportionately high percentage of their income. Voltaire would likely conclude the landlords are the ones benefitting from this governmental transfer.</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">Perhaps the moratorium suspends this transfer to landlords to allow my taxes to temporarily fund pandemic relief.</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><b>Andrew Hay</b><u></u><u></u></p><p class="MsoNormal">Hay & Swann PLLC<u></u><u></u></p><p class="MsoNormal">201 S. 34<sup>th</sup> St.<u></u><u></u></p><p class="MsoNormal">Tacoma, WA 98418<u></u><u></u></p><p class="MsoNormal"><i><a href="https://na01.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.washingtonlaw.net%2F&data=04%7C01%7C%7C3ad32d5fc4764794e46e08d8a2d935b8%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637438401075055698%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C1000&sdata=DtUXJVBQr9jrfAcs0VP8AjpgaqzovLn11GNixl6v0Ug%3D&reserved=0" target="_blank"><span style="color:rgb(5,99,193)">www.washingtonlaw.net</span></a></i><u></u><u></u></p><p class="MsoNormal"><i><a href="mailto:andrewhay@washingtonlaw.net" target="_blank"><span style="color:rgb(5,99,193)">andrewhay@washingtonlaw.net</span></a></i><u></u><u></u></p><p class="MsoNormal">253.272.2400 (w)<u></u><u></u></p><p class="MsoNormal">253.377.3085 (c)<u></u><u></u></p><p class="MsoNormal">THIS IS A CONFIDENTIAL COMMUNICATION AND IS INTENDED FOR THE DESIGNATED RECIPIENT ONLY. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY THE SENDER IMMEDIATELY AND DESTROY ALL COPIES<u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><div><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(181,196,223);padding:3pt 0in 0in"><p class="MsoNormal"><b><span style="font-size:10pt;font-family:Tahoma,sans-serif">From:</span></b><span style="font-size:10pt;font-family:Tahoma,sans-serif"> <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">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>K. Garl Long<br><b>Sent:</b> Thursday, December 17, 2020 1:34 PM<br><b>To:</b> WSBA Real Property Listserv; Rob Rowley<br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session</span><u></u><u></u></p></div></div><p class="MsoNormal"> <u></u><u></u></p><p><i>It is not inequality which is the real misfortune, it is dependence. </i>Voltaire again.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div><p class="MsoNormal">On 12/17/2020 11:25 AM, Rob Rowley wrote:<u></u><u></u></p></div><blockquote style="margin-top:5pt;margin-bottom:5pt"><p class="MsoNormal"><span style="font-size:12pt;font-family:Roboto,serif;color:rgb(32,33,36);background:white">In general, the art of government consists of taking as much money as possible from one class of citizens to give to another. Voltaire.</span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:12pt;font-family:Roboto,serif;color:rgb(32,33,36);background:white"> </span><u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in"><p class="MsoNormal"><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>Chris B<br><b>Sent:</b> Thursday, December 17, 2020 10:59 AM<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] Landlord Question - Next legislative session<u></u><u></u></p></div></div><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">I just entered into an agreement to sell 4 of my 12 rental homes as a package. All will be town down and replaced with McMansions. These are nice homes that I am proud to own, two of which have tenants in them for more than 10 years. While all my tenants are current in their rent, I no longer wish to be in the rental housing business in a state that is clearly trying to kill that business. <u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">As they say, it is “a feature, not a bug.”<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">Chris Benis<u></u><u></u></p><p class="MsoNormal">Hecker, Wakefield & Feilberg, P.S.<u></u><u></u></p><p class="MsoNormal"><a href="https://www.google.com/maps/search/321+First+Avenue+West,+Seattle,+WA+98119?entry=gmail&source=g" target="_blank">321 First Avenue West, Seattle, WA</a> <a href="https://www.google.com/maps/search/321+First+Avenue+West,+Seattle,+WA+98119?entry=gmail&source=g" target="_blank">98119</a><u></u><u></u></p><p class="MsoNormal">206.447-1900 office – 206.447.9075 fax – www. <a href="https://na01.safelinks.protection.outlook.com/?url=http%3A%2F%2Fheckerwakefield.com%2F&data=04%7C01%7C%7C3ad32d5fc4764794e46e08d8a2d935b8%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637438401075065693%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C1000&sdata=yX6TEYkb2qMyn9cK3xUbOGsIz48aS9fz2uX8r%2FF%2FIxE%3D&reserved=0" target="_blank">heckerwakefield.com</a> <u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">This message contains information that may be CONFIDENTIAL AND PRIVILEGED. Unless you are the addressee (or authorized to receive for the addressee), you may not use, copy or disclose to anyone the message or any information contained in the message. If you have received the message in error, please advise the sender by reply e-mail <a href="mailto:chrisb@heckerwakefield.com" target="_blank">chrisb@heckerwakefield.com</a>, and delete this message. Thank you very much.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">To comply with recent IRS rules, we must inform you that this message, if it contains advice relating to federal taxes, was not intended or written to be used, and it cannot be used, for the purpose of avoiding penalties that may be imposed under federal tax law. Under recent IRS rules, a taxpayer may rely on professional advice to avoid federal tax penalties only if that advice is reflected in a comprehensive tax opinion that conforms to stringent requirements under federal law. Please contact me if you would like to discuss our preparation of an opinion that conforms to these new rules.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in"><p class="MsoNormal"><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>Rani K. Sampson<br><b>Sent:</b> Thursday, December 17, 2020 10:51 AM<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] Landlord Question - Next legislative session<u></u><u></u></p></div></div><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">The long-term consequences of forcing landlords to absorb large financial losses are predictable: landlords will liquidate their real estate investments (they’ll sell). Tenants will have much less housing to choose from. Rental houses will be incredibly hard to find. The void might be filled by corporate landlords building apartments or government landlords building projects. <u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><p class="MsoNormal">This is very bad for tenants, long term. The loss of rental housing will affect all of us.<u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div><p class="MsoNormal"><b><span style="font-size:12pt">Rani K. Sampson</span></b><u></u><u></u></p><p class="MsoNormal"><span style="font-size:12pt">Overcast Law Offices | Attorney</span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:12pt"><a href="https://www.google.com/maps/search/23+S+Wenatchee+Ave+%23320,+Wenatchee+WA+98801?entry=gmail&source=g" target="_blank">23 S Wenatchee Ave #320, Wenatchee WA 98801</a> | (509) 663-5588 x 6</span><u></u><u></u></p></div><p class="MsoNormal"> <u></u><u></u></p><div><div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in"><p class="MsoNormal"><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>Kary Krismer<br><b>Sent:</b> Thursday, December 17, 2020 10:37 AM<br><b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<u></u><u></u></p></div></div><p class="MsoNormal"> <u></u><u></u></p><p>You're generalizing. The moratorium protects an entire class regardless of their need, at the expense of another class, regardless of their need. If it were based on economics I'd have little problem with it, but it's not. Beyond that though, I'm worried about the long term adverse effects on those who actually need the protection. The moratorium may have given them a false sense of security and lead them to make bad decisions. Back when I practiced law I did primarily debtor bankruptcy and the moratorium is likely causing people to make decisions that no competent financial planner would ever advise them to make.<u></u><u></u></p><p>Also, you can't even assume someone who rents cannot afford to own. They may just not wish to own for many different reasons.<u></u><u></u></p><pre>Kary L. Krismer<u></u><u></u></pre><pre>206 723-2148<u></u><u></u></pre><div><p class="MsoNormal">On 12/17/2020 10:20 AM, Andrew Hay wrote:<u></u><u></u></p></div><blockquote style="margin-top:5pt;margin-bottom:5pt"><p class="MsoNormal"><span style="color:rgb(31,73,125)">I will take the pro moratorium position. Donning my suit of armor at the same time…..</span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)"> </span><u></u><u></u></p><p class="MsoNormal"><span style="color:rgb(31,73,125)">This is a time of great economic pain due to a pandemic unequaled by any health crisis in 100 years. The moratoriums are a policy protecting the most vulnerable people in the population as a whole – renters. As a group they are either poor or old or both. They are people who can’t afford homes due to lack of wealth.</span><u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p></blockquote><div id="gmail-m_-6595708581358296942m_-5678617774646455829gmail-m_6221992469046521973DAB4FAD8-2DD7-40BB-A1B8-4E2AA1F9FDF2"><p class="MsoNormal" style="margin-bottom:12pt"> <u></u><u></u></p><div class="MsoNormal" align="center" style="text-align:center"><hr size="1" width="99%" noshade style="color:rgb(144,144,144)" align="center"></div><table border="0" cellspacing="0" cellpadding="0" style="border-collapse:collapse"><tbody><tr><td style="padding:0in 11.25pt 0in 6pt"><p class="MsoNormal"><a href="https://na01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fwww.avast.com%2Fantivirus&data=04%7C01%7C%7C3ad32d5fc4764794e46e08d8a2d935b8%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637438401075065693%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C1000&sdata=w5ED6xDFhAmMVWCiL6c6%2Bgw7HAwBvJmgf397NWn7cGo%3D&reserved=0" target="_blank"><span style="border:1pt solid windowtext;padding:0in;text-decoration:none"><img border="0" width="100" height="100" style="width: 1.0416in; height: 1.0416in;" id="gmail-m_-6595708581358296942Picture_x0020_2" src="cid:176860bf3e44ce8e91" alt="Image removed by sender. 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students, professionals working in related fields, and others.***<br><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><u></u><u></u></p></blockquote></div></div></div><p class="MsoNormal">***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><u></u><u></u></p></blockquote></div></div><p class="MsoNormal">-- <u></u><u></u></p><div><div><div><div><div><div><div><p class="MsoNormal">James R. Doran<u></u><u></u></p></div><p class="MsoNormal">Attorney at Law<u></u><u></u></p></div><p class="MsoNormal">100 E. Pine Street - Suite 205<u></u><u></u></p></div><p class="MsoNormal">Bellingham, WA 98225<br>(360)393-9506<u></u><u></u></p></div><p class="MsoNormal"><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><u></u><u></u></p></div><p class="MsoNormal"><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><u></u><u></u></p></div></div></div></div>***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br>
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