<html><head><meta http-equiv="Content-Type" content="text/html; charset=utf-8"></head><body style="word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class="">Jeff that is a very odd provision, and it would be helpful have more context.<div class=""><br class=""></div><div class="">These comments are made without reference to any moratoria rules, and spring from my experience in leasing roles for chain-stores and large shopping center organizations.<br class=""><div class=""><br class=""></div><div class="">My colleagues and I saw and often crafted thousands of uni-lateral rights to cancel leases. Examples include the one Starbucks puts into new store deals, and landlord clauses that give them the absolute right to recover space that may be essential to redevelop a property.</div><div class=""><br class=""></div><div class="">The clauses are easy to write, but very detailed; scriveners work hard to avoid any ambiguity of intent, purpose or outcome. </div><div class=""><br class=""></div><div class="">It is common for retail chains who acquire other retailers, and landlords who buy properties to redevelop, to find imperfect leases that contain cancelation rights that are ambiguous. The best strategy to deal with it is to exercise the damn option, and be prepared to negotiate from strength.</div><div class=""><br class=""></div><div class="">With the other facts you describe, there does not seem much downside to exercising the option and then sit back and see what happens. </div><div class=""><br class=""></div><div class="">The tenant may be relieved to get it.</div><div class=""><br class=""></div><div class=""><div class="">
<meta charset="UTF-8" class=""><div dir="auto" style="caret-color: rgb(0, 0, 0); color: rgb(0, 0, 0); letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><div dir="auto" style="caret-color: rgb(0, 0, 0); color: rgb(0, 0, 0); letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><div dir="auto" style="text-align: start; text-indent: 0px; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><div dir="auto" style="text-align: start; text-indent: 0px; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><div dir="auto" style="text-align: start; text-indent: 0px; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><div dir="auto" style="text-align: start; text-indent: 0px; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><div dir="auto" style="text-align: start; text-indent: 0px; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><div dir="auto" style="text-align: start; text-indent: 0px; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><div dir="auto" style="caret-color: rgb(0, 0, 0); color: rgb(0, 0, 0); letter-spacing: normal; text-transform: none; white-space: normal; word-spacing: 0px; text-decoration: none; -webkit-text-stroke-width: 0px; text-align: start; text-indent: 0px; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><font color="#5b5b5b" class="">Roger A. Moss </font></div><div dir="auto" style="caret-color: rgb(0, 0, 0); color: rgb(0, 0, 0); letter-spacing: normal; text-transform: none; white-space: normal; word-spacing: 0px; text-decoration: none; -webkit-text-stroke-width: 0px; text-align: start; text-indent: 0px; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><font color="#5b5b5b" class="">Managing Director<br class=""><i class=""><b class="">Rincon Resolutions LLC</b></i><br class="">206.790.1971 Seattle</font></div><div dir="auto" style="caret-color: rgb(0, 0, 0); color: rgb(0, 0, 0); letter-spacing: normal; text-transform: none; white-space: normal; word-spacing: 0px; text-decoration: none; -webkit-text-stroke-width: 0px; text-align: start; text-indent: 0px; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><font color="#5b5b5b" class="">415.371.9724 San </font><span style="color: rgb(91, 91, 91);" class="">Francisco</span></div><div dir="auto" style="caret-color: rgb(0, 0, 0); color: rgb(0, 0, 0); letter-spacing: normal; text-transform: none; white-space: normal; word-spacing: 0px; text-decoration: none; -webkit-text-stroke-width: 0px; text-align: start; text-indent: 0px; word-wrap: break-word; -webkit-nbsp-mode: space; line-break: after-white-space;" class=""><font color="#9d703d" style="color: rgb(0, 0, 0);" class=""><a href="http://RinconRes.org" class="">RinconRes.org</a><br class=""></font><br class=""><font color="#0120a9" size="1" class=""><b class=""><font class="">Confidential Correspondence</font></b><br class=""><font class="">The information in this e-mail (including attachments, if any) is considered privileged and/or confidential and is intended only for the recipient(s) listed above. Any review, use, disclosure, distribution or copying of this e-mail is prohibited except by or on behalf of the intended recipient. If you have received this email in error, please notify me immediately by reply email, delete this email, and do not disclose its contents to anyone.<br class=""></font></font><br class=""></div></div></div></div></div></div></div></div></div>
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<div><br class=""><blockquote type="cite" class=""><div class="">On Feb 12, 2021, at 9:59 AM, Jeff Davis <<a href="mailto:jeff@bellanddavispllc.com" class="">jeff@bellanddavispllc.com</a>> wrote:</div><br class="Apple-interchange-newline"><div class=""><meta charset="UTF-8" class=""><div class="WordSection1" style="page: WordSection1; caret-color: rgb(0, 0, 0); font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none;"><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class="">Listmates:<o:p class=""></o:p></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class="">Commercial Lease. It contains a remedies provision when Tenant defaults that allows for a non-judicial termination of the lease on ten days’ notice. The clause specifically states “No judicial action is required to terminate the lease pursuant to this paragraph.” <span class="Apple-converted-space"> </span><o:p class=""></o:p></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class="">The lease, by its terms, ends June 30, 2021. The tenant closed its business over a year ago yet still stores things in the unit; rent has been paid, sporadically, but usually only after a letter from me. Client wants to invoke the 10 day termination clause. To what extent are parties to a commercial lease allowed to contract around the landlord tenant law? Here Landlord would be using the 10 termination clause to shorten the contract term and forego any unlawful detainer action to judicially terminate the lease.<o:p class=""></o:p></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class="">Your thoughts!<o:p class=""></o:p></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class="">Jeff Davis<o:p class=""></o:p></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><span style="font-size: 10pt; font-family: Tahoma, sans-serif;" class="">W. Jeff Davis, Esq.<o:p class=""></o:p></span></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><span style="font-size: 10pt; font-family: Tahoma, sans-serif;" class="">BELL & DAVIS PLLC<br class="">P.O. Box 510<br class="">Sequim WA 98382<br class="">Phone No.:(360) 683.1129<span class="Apple-converted-space"> </span><br class="">Fax No.: (360) 683.1258<span class="Apple-converted-space"> </span><br class="">email:<span class="Apple-converted-space"> </span><a href="mailto:info@bellanddavispllc.com" class=""><span style="color: blue;" class="">info@bellanddavispllc.com</span></a><br class=""><a href="http://www.bellanddavispllc.com/" target="_blank" class=""><span style="color: blue;" class="">www.bellanddavispllc.com</span></a><br class=""> <br class="">The information contained in this e-mail message may be privileged, confidential, and protected from disclosure. If you are not the intended recipient, any dissemination, distribution, or copying is strictly prohibited. If you think that you have received this e-mail message in error, please e-mail the sender at<span class="Apple-converted-space"> </span><a href="mailto:info@bellanddavispllc.com" class=""><span style="color: blue;" class="">info@bellanddavispllc.com</span></a> or call 360.683.1129</span><span style="font-size: 10pt; font-family: Tahoma, sans-serif;" class=""><o:p class=""></o:p></span></div><div style="margin: 0in; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div></div><span style="caret-color: rgb(0, 0, 0); font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none; float: none; display: inline !important;" class="">***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.***</span><br style="caret-color: rgb(0, 0, 0); font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none;" class=""><br style="caret-color: rgb(0, 0, 0); font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none;" class=""><span style="caret-color: rgb(0, 0, 0); font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none; float: none; display: inline !important;" class="">_______________________________________________</span><br style="caret-color: rgb(0, 0, 0); font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none;" class=""><span style="caret-color: rgb(0, 0, 0); font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none; float: none; display: inline !important;" class="">WSBARP mailing list</span><br style="caret-color: rgb(0, 0, 0); font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none;" class=""><a href="mailto:WSBARP@lists.wsbarppt.com" style="font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-size-adjust: auto; -webkit-text-stroke-width: 0px;" class="">WSBARP@lists.wsbarppt.com</a><br style="caret-color: rgb(0, 0, 0); font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration: none;" class=""><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" style="font-family: Verdana; font-size: 13px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-size-adjust: auto; -webkit-text-stroke-width: 0px;" class="">http://mailman.fsr.com/mailman/listinfo/wsbarp</a></div></blockquote></div><br class=""></div></div></body></html>