<div dir="ltr"><font face="tahoma, sans-serif">Timothy -</font><div><font face="tahoma, sans-serif"><br></font></div><div><font face="tahoma, sans-serif"><i>Dzaman vs. Gowman</i> (attached). Christopher Cutting analyzed it when it came down so I'm "borrowing" some of his analysis in the name of efficiency here. <u>NJP has been arguing that 1236 is retroactive. </u></font></div><div><font face="tahoma, sans-serif"><br></font></div><div><p class="MsoNormal" style="margin:0in;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif">In Dzaman, the timeline was: <br></font></p>

<p class="MsoNormal" style="margin:0in 0in 8pt 47.25pt;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif">·<span style="font-variant-numeric:normal;font-variant-east-asian:normal;font-stretch:normal;line-height:normal"> </span>6/29/2020 landlord issues 60 day notice
without an affidavit;</font></p>

<p class="MsoNormal" style="margin:0in 0in 8pt 47.25pt;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif">·<span style="font-variant-numeric:normal;font-variant-east-asian:normal;font-stretch:normal;line-height:normal"> </span>10/1/2020 case proceeds to trial and landlord
wins (presumably an oral decision);</font></p>

<p class="MsoNormal" style="margin:0in 0in 8pt 47.25pt;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif">·<span style="font-variant-numeric:normal;font-variant-east-asian:normal;font-stretch:normal;line-height:normal"> </span>10/14/2020 the Governor changes the rules
(20-19.4) to create the affidavit requirement;</font></p>

<p class="MsoNormal" style="margin:0in 0in 8pt 47.25pt;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif">·<span style="font-variant-numeric:normal;font-variant-east-asian:normal;font-stretch:normal;line-height:normal"> </span>10/16/2020 the court enters findings,
conclusions, and a judgment based on compliance with 20-19.3</font></p>

<p class="MsoNormal" style="margin:0in 0in 8pt 47.25pt;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif">·<span style="font-variant-numeric:normal;font-variant-east-asian:normal;font-stretch:normal;line-height:normal"> </span>10/29/2020 the court issues a writ of
restitution</font></p>

<p class="MsoNormal" style="margin:0in;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif">The court's ruling that the writ could not be
enforced was based on the portion of 20-19.4 which prohibited landlords from
"enforcing... judicial eviction orders" unless the affidavit existed.
Separately, the court held that "applying Proclamation 20-19.4 here <u>does
not affect the trial court’s decision finding Gowman guilty of unlawful
detainer or the validity of the trial court’s October 16 judgment</u>."  </font></p>

<p class="MsoNormal" style="margin:0in;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif"> </font></p>

<p class="MsoNormal" style="margin:0in;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif" style="">NJP has been arguing that if the law changes
before the judgment is entered, the case stops being valid at that point. This
court specifically addressed that issue and said "applying Proclamation
20-19.4 here <u style=""><i>does not affect the trial court’s decision finding Gowman guilty
of unlawful detainer</i> </u>or the validity of the trial court’s October 16 judgment.
Proclamation 20-19.4 simply prevents Dzaman from enforcing that judgment by
obtaining a writ of restitution for a certain period of time." That
judgment was issued <i style="">after </i>Proclamation 20-19.4 was issued,
meaning this case is directly contrary to NJP's position.</font></p><p class="MsoNormal" style="margin:0in;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif" style=""><br></font></p><p class="MsoNormal" style="margin:0in;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif" style="">HOWEVER, I know that some commissioners have been either ignoring this law and agreeing with HJP or choosing not to interpret the holding the same way. It's a crap shoot. In your case, I would assume that you have a very tough case ahead of you if the defendant was not at least granted an additional 30 days before the complaint was started because you would lose the "tenant hasn't been prejudiced" argument. </font></p><p class="MsoNormal" style="margin:0in;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif" style=""><br></font></p><p class="MsoNormal" style="margin:0in;line-height:normal;background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><font face="tahoma, sans-serif" style="">Kaitlyn</font></p></div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Thu, Aug 12, 2021 at 2:26 PM Timothy Lehr <<a href="mailto:timothy@stileslaw.com">timothy@stileslaw.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">





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<p class="MsoNormal">All,<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">I have an upcoming hearing where the issue is one that I’ve been interested to see how courts are deciding it. That is, if we don’t reach an agreement first.
<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">LL served a 60 day notice of intent to sell on T before HB 1236 was signed into law. Normally I would have advised LL to supplement the notice to comply with the new 90 day requirement, but LL didn’t come to see me until the 11^th
 hour and a sale is set to close. Anyway, a complaint was filed based on T not vacating by the 60 days. The obvious question is whether HB 1236 retroactively applies to notices served under good law before it was enacted. HB 1236 does not expressly say it applies
 retroactively, as the legislature has does in the past with other statutes (RCW 49.62). I’ve also found a line of cases discussing when a statute or amendment to a statute applies retroactively.
<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">I’ve seen letters sent out from the NW Justice Project on behalf of tenants plainly stating that 60 day notices are ineffective due to the new law, but I’ve never seen an actual argument based in law.
<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">I’m wondering if anyone has litigated this issue yet and how it turned out or heard about how courts are approaching it? I imagine there are numerous situations similar to this that have occurred recently.
<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Thanks,<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><b>Timothy C. Lehr<u></u><u></u></b></p>
<p class="MsoNormal">Attorney at Law<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><img width="191" height="69" style="width: 1.9895in; height: 0.7187in;" id="gmail-m_-3746736765334630701Picture_x0020_1" src="cid:17b3de947705b006a1"><u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">p:   360.855.0131<u></u><u></u></p>
<p class="MsoNormal">e:   <a href="mailto:timothy@stileslaw.com" target="_blank">timothy@stileslaw.com</a><u></u><u></u></p>
<p class="MsoNormal">w:  <a href="http://www.stileslaw.com/" target="_blank">www.stileslaw.com</a><u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
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<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
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