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<p class="MsoNormal">Provocative thought<span style="font-family:"Segoe UI Emoji",sans-serif">😊</span><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal">Roger Hawkes, WSBA # 5173
<o:p></o:p></p>
<p class="MsoNormal"><i><span style="font-size:14.0pt"><o:p> </o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:14.0pt">Sultan</span></i> Office: 423 Main (physical office)<o:p></o:p></p>
<p class="MsoNormal"> Box 351, Sultan, WA 98294 (incoming mail)<o:p></o:p></p>
<p class="MsoNormal"> Sultan, WA 98294<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Shoreline Office: 19944 Ballinger Way NE<o:p></o:p></p>
<p class="MsoNormal"> Shoreline, WA 98155<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Phone: 206 367 5000; fax: 206 367 4005<o:p></o:p></p>
<p class="MsoNormal">Email: <a href="mailto:roger@law-hawks.com"><span style="color:#0563C1">roger@law-hawks.com</span></a>
<o:p></o:p></p>
<p class="MsoNormal">Web site: <a href="http://www.hawkeslawfirm.com/"><span style="color:#0563C1">www.hawkeslawfirm.com</span></a><o:p></o:p></p>
<p class="MsoNormal"><img border="0" width="112" height="160" style="width:1.1666in;height:1.6666in" id="Picture_x0020_1" src="cid:image001.jpg@01D79284.800BBBF0"><o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Kathleen Hopkins<br>
<b>Sent:</b> Monday, August 16, 2021 9:26 AM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] City of Seattle v Long - No Longer Able to Tow Vehicles Occupied by Homeless?<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Following this discussion, what about seizing a live aboard boat for nonpayment of moorage fees? Should we just be cutting the lines and setting them adrift?
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><b><i>Kathleen J. Hopkins <o:p></o:p></i></b></p>
<p class="MsoNormal">Real Property Law Group, PLLC <o:p></o:p></p>
<p class="MsoNormal">1326 Fifth Avenue, Suite 654 <o:p></o:p></p>
<p class="MsoNormal">Seattle, WA 98101 <o:p></o:p></p>
<p class="MsoNormal">Phone & Fax: (206) 625-0404 <o:p></o:p></p>
<p class="MsoNormal">Home <b>(please use during pandemic)</b>: 425-844-2749<o:p></o:p></p>
<p class="MsoNormal">email: <a href="mailto:khopkins@rp-lawgroup.com">khopkins@rp-lawgroup.com</a>
<o:p></o:p></p>
<p class="MsoNormal"><a href="http://www.rp-lawgroup.com/"><span style="color:#0563C1">www.rp-lawgroup.com</span></a>
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b>*Licensed in Washington State.<o:p></o:p></b></p>
<p class="MsoNormal"><b><o:p> </o:p></b></p>
<p class="MsoNormal"><b><span style="color:red"><o:p> </o:p></span></b></p>
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<p class="MsoNormal"><b>This message is protected by the attorney-client privilege and the work-product doctrine; if you are not the intended recipient of this message please let the sender know you received it in error and please delete this message. Thank
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Scott Osborne<br>
<b>Sent:</b> Friday, August 13, 2021 6:14 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] City of Seattle v Long - No Longer Able to Tow Vehicles Occupied by Homeless?<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt">I don’t think this is going to be that far reaching, but clearly the business model of towing will have to be reconsidered, since the ability to recoup costs has been impaired. You would have to ask the City
how much money is involved. The Court was a lot more circumspect on the subject of the reasonableness of towing fees than the superior court, but the message is if you tow, you better be prepared to eat the cost. Not good for property owners trying to get
the city to enforce its parking ordinance. <o:p></o:p></p>
<div>
<p class="MsoNormal">Scott Osborne<o:p></o:p></p>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
</div>
<div>
<p class="MsoNormal"><a href="mailto:scott.osborne2@gmail.com">scott.osborne2@gmail.com</a><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><a href="mailto:scott.osborne@foster.com">scott.osborne@foster.com</a><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal">206 447-6293 - Direct Line<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal">206 359-5454 Cell<o:p></o:p></p>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
</div>
<div>
<p class="MsoNormal">Sent from my iPhone<o:p></o:p></p>
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<div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><o:p> </o:p></p>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<p class="MsoNormal" style="margin-bottom:12.0pt">On Aug 13, 2021, at 4:46 PM, Eric Nelsen <<a href="mailto:Eric@sayrelawoffices.com">Eric@sayrelawoffices.com</a>> wrote:<o:p></o:p></p>
</blockquote>
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<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
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<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">The court interpreted the statute to mean that a written declaration of homestead is required only for property that is
<i>not</i> presently occupied by the homesteader. If the vehicle is <i>actually being occupied</i> as the owner’s home, then it’s automatically a homestead.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">I wonder what the implication is for someone living in a tent on the street. The tent would be homestead property, I think.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">HOWEVER the majority opinion was at pains to state that the homestead exemption only protects
<i>against seizure of the property in payment of a debt</i>. See page 20. Clearing tents from a park is not seizing the property in order to pay a debt. Towing and impounding a vehicle is not seizing property in order to pay a debt.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Homestead personal property remains subject to laws that authorize removal of property from an improper place. A landowner who arranges for a tow of a vehicle from their property therefore is not affected by homestead rights in the vehicle.
The landowner also still has the right to sue the vehicle owner for the cost of towing and obtain a judgment, and try to collect. The homestead exemption means only that the judgment can’t be paid by attaching and selling the homestead vehicle itself.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">The court’s decision might be the biggest headache for towing companies and junkyards or impound lots who try to pay their costs by auctioning vehicles. If the vehicle was being actively occupied by someone at the time it was impounded,
it’s a homestead, and trying to pay the costs of impoundment by selling it is going to be tricky. Unless they are proceeding pursuant to a type of lien listed in RCW 6.13.080?<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Rob Rowley’s original quote from the opinion is actually from the final paragraph of the 3-justice concurrence and is not binding authority. The majority opinion makes clear that towing/impoundment is still allowed.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">As Stephen Whitehouse mentioned, the main thrust of the majority opinion is that the impoundment and penalty payment imposed was an excessive fine in violation of Wash. Const. Art. I, Sec. 14, and U.S. Const. amend. VIII. In order to avoid
imposing an excessive fine, there must be an ability-to-pay inquiry, which the court suggests should be addressed by a municipal court hearing. See page 42. I’m sure that will thrill the municipal bench—they are just twiddling their thumbs all day anyway,
right?<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">One other thing—the amount of the homestead has changed under the new law,
<a href="http://lawfilesext.leg.wa.gov/biennium/2021-22/Pdf/Bills/Session%20Laws/Senate/5408-S.SL.pdf">
5408-S.SL</a>. I think I have this right—under the old law, the homestead amount was bifurcated, and was $125,000 for real property but only $15,000 for personal property. That’s the law this opinion applied. But under the new law effective as of May of this
year, it doesn’t matter any more whether the homestead is real or personal property; the amount of the exemption is the greater of $125,000 or the “county median sale price of a single-family home in the preceding calendar year.”<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<div>
<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"><span style="color:#0563C1">eric@sayrelawoffices.com</span></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>
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<p class="MsoNormal"> <o:p></o:p></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b><a href="mailto:deborah@neillaw.com">deborah@neillaw.com</a><br>
<b>Sent:</b> Thursday, August 12, 2021 1:42 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] City of Seattle v Long - No Longer Able to Tow Vehicles Occupied by Homeless?<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
<div>
<p class="MsoNormal">I am not sure I understand the Court’s interpretation of 6.13. I read RCW 6.13.010 to say that a homestead can be real or personal property the owner uses as a residence. An owner is not required to claim the homestead exemption if the
real or personal property is a house or mobile home (not a truck). For personal property that qualifies as a homestead (like a truck), the owner needs to make the declaration. <o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"> <o:p></o:p></p>
</div>
<div>
<p class="MsoNormal">The Court seems to be saying that any real or personal property used as a residence is automatically a homestead, not just houses and mobile homes. Doesn’t that make the declaration requirement superfluous?<o:p></o:p></p>
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<div>
<div>
<p class="MsoNormal"><span style="color:black"><br>
Deborah Jameson</span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><i><span style="color:black">(Pronouns: she/her/hers)</span></i><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><i><span style="color:black"><br>
</span></i><span style="color:black">Neil & Neil, P.S.<br>
5302 Pacific Avenue<br>
Tacoma, WA 98408<br>
253-475-8600<br>
253-473-5746 FAX<br>
<br>
If your matter is urgent, please call my office. Also, this message is not encrypted and it may not be secure or protected by attorney-client privilege.</span><o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
<div>
<p class="MsoNormal">On Aug 12, 2021, at 10:11 AM, Kaitlyn Jackson <<a href="mailto:kaitlyn@dimensionlaw.com">kaitlyn@dimensionlaw.com</a>> wrote:<o:p></o:p></p>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.5pt;font-family:ArialMT">This is unbelievable. The implications go far beyond just a vehicle, right?<br>
<br>
</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:10.5pt;font-family:ArialMT">Sent from my iPhone</span><o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.5pt;font-family:ArialMT"><br>
<br>
</span><o:p></o:p></p>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.5pt;font-family:ArialMT">On Aug 12, 2021, at 8:48 AM, Rob Rowley <<a href="mailto:rob@rowleylegal.com"><span style="color:#0563C1">rob@rowleylegal.com</span></a>> wrote:</span><o:p></o:p></p>
</blockquote>
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<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt;font-variant-caps: normal;orphans: auto;text-align:start;widows: auto;-webkit-text-size-adjust: auto;-webkit-text-stroke-width: 0px;word-spacing:0px">
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<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Tahoma",sans-serif"></span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">It strikes me that this ruling will prevent municipalities from towing any abandoned vehicle for fear of someone claiming it was their homestead? Am I reading too much
into this?</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">How about private owners being able to exercise right of private tow on their own properties for fear of a claim of a homestead exemption?</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">New Supreme Court Opinions as of Thursday, August 12<span class="apple-converted-space"> </span></span><o:p></o:p></p>
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<p class="MsoPlainText" style="margin:0in"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Aug. 12, 2021 - 98824-2 - City of Seattle v. Long <span class="apple-converted-space"> </span></span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><a href="https://www.courts.wa.gov/opinions/?fa=opinions.disp&filename=988242MAJ"><span style="color:#0563C1">https://www.courts.wa.gov/opinions/?fa=opinions.disp&filename=988242MAJ</span></a></span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">“Simply put, the homestead act was intended to provide shelter for families. Macumber v. Shafer, 96 Wn.2d 568, 570, 637 P.2d 645 (1981) (citing Clark v.
Davis, 37 Wn.2d 850, 226 P.2d 904 (1951)). The act bars the city from towing a vehicle that is occupied as a primary residence and from forcing an individual to agree to a payment plan to prevent that vehicle from being sold at a public
auction. With these observations, I respectfully concur.”</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:11.5pt;font-family:"Arial",sans-serif">Robert R Rowley</span></b><span style="font-family:"Arial",sans-serif"><br>
</span><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#0E1735">Attorney & Counselor at Law</span><o:p></o:p></p>
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<p class="MsoNormal"><image002.png><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif"> <a href="tel:(509)%20252-5074" target="new"><span style="font-size:9.0pt;color:#7E8183">(509) 252-5074</span></a> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif"> <a href="tel:(509)%20994-1143" target="new"><span style="font-size:9.0pt;color:#7E8183">(509) 994-1143</span></a></span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:blue"><image004.png></span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif"> <a href="fax:(509)%20928-3084" target="new"><span style="font-size:9.0pt;color:#7E8183">(509) 928-3084</span></a> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif"> <a href="http://www.rowleylegal.com/" target="new"><span style="font-size:9.0pt;color:#7E8183">rowleylegal.com</span></a></span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif"> <a href="mailto:rob@rowleylegal.com" target="new"><span style="font-size:9.0pt;color:#7E8183">rob@rowleylegal.com</span></a><br>
</span><span style="font-size:8.5pt;font-family:"Arial",sans-serif;color:#0E1735">Helping You Protect What Matters Most</span><o:p></o:p></p>
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<p class="MsoNormal"><i><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:white">Practice concentrated on business, real estate and general legal matters in Washington and Idaho.</span></i><i><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span></i><o:p></o:p></p>
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settlement offer contained herein is made pursuant to Washington ER 408, and without admitting fault or liability on the part of this firm’s client(s) or its agents.</span><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#222222;background:white"> </span><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:#4F81BD;background:white">IRS CIRCULAR 230
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