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<p class="MsoNormal">Counselors:<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Client is entering into a residential lease of a house for a five-year term. Technically any lease longer than two years must be recorded in order to impart notice to subsequent bona fide purchasers, lenders, etc.
<a href="https://app.leg.wa.gov/RCW/default.aspx?cite=65.08&full=true#65.08.070">
RCW 65.08.070</a>. But there are decades of case law making clear that a tenant’s obvious sole and exclusive possession of the property imparts constructive notice sufficient to protect the tenant's lease rights against a bona fide purchaser even without any
recorded notice. <u>Nichols v. De Britz</u>, 178 Wash. 375, 35 P.2d 29 (1934); <u>
see also</u> <u>OneWest Bank, FSB v. Erickson</u>, 185 Wn.2d 43, 67, 367 P.3d 1063 (2016) (holding that there is no constructive notice of tenant’s right when the tenant is a co-occupant together with the record owner).<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">So my practice is to advise the client of the statutory requirement and the protective case law, and let them make a decision as to whether or not they want to require recording of a memorandum of lease. Does anyone routinely advise "yes"
or "no" instead? For commercial properties I suppose I might lean toward recording a Memorandum in most circumstances, but for residential it seems a bit overkill.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Also, what if the lease is already executed and in effect, and is silent concerning recording. Could the tenant, without cooperation or consent of the landlord, execute and record a "Memorandum of Lease"? I think the answer is "yes," and
it would be sufficient to impart notice even if technically defective in some fashion; and it could not be considered slander of title or otherwise wrongful so long as it accurately gives notice concerning the valid lease. And, of course, assuming that the
lease terms do not prohibit recording. But am I being too casual about possible risk to the tenant?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Sincerely,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric C. Nelsen<o:p></o:p></p>
<p class="MsoNormal">Sayre Law Offices, PLLC<o:p></o:p></p>
<p class="MsoNormal">1417 31st Ave South<o:p></o:p></p>
<p class="MsoNormal">Seattle WA 98144-3909<o:p></o:p></p>
<p class="MsoNormal">206-625-0092<o:p></o:p></p>
<p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.com</a><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="background:aqua;mso-highlight: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.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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