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<p>Open probate as a creditor?</p>
<p>Garl<br>
</p>
<br>
<div class="moz-cite-prefix">On 02/09/2021 04:37 PM, Scott Russon
wrote:<br>
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<p class="MsoNormal">Client has a mobile home space tenant who
lived alone and passed away (no one else lived with the
tenant). Despite efforts by client, no one wants to deal with
the personal property left behind (including the mobile home
and a truck that are both in the tenant’s name), and its clear
no probate will be opened. Has anyone used RCW 59.18.595 for
a mobile home tenant? There is no equivalent under the mobile
home statute, and this seems to be a way to provide due
process in the mobile home context. Also, the statute
requires a statement that the tenancy will terminate after a
15-day notice. So would this be included under the eviction
moratorium, prohibiting us from sending this notice? No one
would be thrown out of their home, and I can’t imagine the
moratorium intended to include this situation. Any thoughts
or experience with this would be welcome!<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:7.5pt;margin-left:0in;background:white"><b><span
style="font-size:13.5pt;font-family:"Helvetica",sans-serif;color:black">RCW <a
href="http://app.leg.wa.gov/RCW/default.aspx?cite=59.18.595"
moz-do-not-send="true"><span style="color:#2B674D">59.18.595</span></a><o:p></o:p></span></b></p>
<p class="MsoNormal"
style="mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:7.5pt;margin-left:0in;background:white"><b><span
style="font-size:13.5pt;font-family:"Helvetica",sans-serif;color:black">Death
of a tenant</span></b><b><span
style="font-size:13.5pt;font-family:"Times New
Roman",serif;color:black">—</span></b><b><span
style="font-size:13.5pt;font-family:"Helvetica",sans-serif;color:black">Landlord
duties</span></b><b><span
style="font-size:13.5pt;font-family:"Times New
Roman",serif;color:black">—</span></b><b><span
style="font-size:13.5pt;font-family:"Helvetica",sans-serif;color:black">Disposition
of property procedures</span></b><b><span
style="font-size:13.5pt;font-family:"Times New
Roman",serif;color:black">—</span></b><b><span
style="font-size:13.5pt;font-family:"Helvetica",sans-serif;color:black">Liability.<o:p></o:p></span></b></p>
<p class="MsoNormal" style="text-indent:.5in;background:white"><span
style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">(1)
In the event of the death of a tenant who is the sole
occupant of the dwelling unit:<o:p></o:p></span></p>
<p class="MsoNormal" style="text-indent:.5in;background:white"><span
style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">(a)
The landlord, upon learning of the death of the tenant,
shall promptly mail or personally deliver written notice to
any known personal representative, known designated person,
emergency contact identified by the tenant on the rental
application, known person reasonably believed to be a
successor of the tenant as defined in RCW <a
href="http://app.leg.wa.gov/RCW/default.aspx?cite=11.62.005"
moz-do-not-send="true"><b><span style="color:#2B674D">11.62.005</span></b></a>,
and to the deceased tenant at the address of the dwelling
unit. If the landlord knows of any address used for the
receipt of electronic communications, the landlord shall
email the notice to that address as well. The notice must
include:<o:p></o:p></span></p>
<p class="MsoNormal" style="text-indent:.5in;background:white"><span
style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">(i)
The name of the deceased tenant and address of the dwelling
unit;<o:p></o:p></span></p>
<p class="MsoNormal" style="text-indent:.5in;background:white"><span
style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">(ii)
The approximate date of the deceased tenant's death;<o:p></o:p></span></p>
<p class="MsoNormal" style="text-indent:.5in;background:white"><span
style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">(iii)
The rental amount and date through which rent is paid;<o:p></o:p></span></p>
<p class="MsoNormal" style="text-indent:.5in;background:white"><span
style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">(iv)
<b><i>A statement that the tenancy will terminate fifteen
days</i></b> from the date the notice is mailed or
personally delivered or the date through which rent is paid,
whichever comes later, unless during that time period a
tenant representative makes arrangements with the landlord
to pay rent in advance for no more than sixty days from the
date of the tenant's death to allow a tenant representative
to arrange for orderly removal of the tenant's property.
<b><i>At the end of the period for which the rent has been
paid pursuant to this subsection, the tenancy ends</i></b>;<o:p></o:p></span></p>
<p class="MsoNormal" style="text-indent:.5in;background:white"><span
style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">(v)
A statement that failure to remove the tenant's property
before the tenancy is terminated or ends as provided in
(a)(iv) of this subsection will allow the landlord to enter
the dwelling unit and take possession of any property found
on the premises, store it in a reasonably secure place, and
charge the actual or reasonable costs, whichever is less, of
drayage and storage of the property, and after service of a
second notice sell or dispose of the property as provided in
subsection (3) of this section<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif">Sincerely
yours,<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif">SCOTT
E. RUSSON<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif">Attorney
at Law<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif">Yates
Marshall, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif">10000
N.E. 7th Avenue, Suite 200<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif">Vancouver,
WA 98685<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif">Phone:
(360) 449-6100<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif">Fax: (360)
449-6111<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif"><o:p> </o:p></span></p>
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