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<p class="MsoNormal">I hope this is an easy question dovetailing on this theme. This is the provision in question:<o:p></o:p></p>
<p class="MsoNormal">“Lease Term: The rental lease term for ____ will begin on _____ and will AUTOMATICALLY RENEWS EACH YEAR unless terminated in advance of renewal date.”
<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">If my memory serves me correctly, this does not create a year to year and turns into a month to month after the first year? Bonus question, could it be interpreted to be a month to month right from the start because it does not specify
an end date? <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">TIA,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-family:"Script MT Bold"">Jennifer L. White, Esq.</span>
<span style="font-family:"Script MT Bold""><o:p></o:p></span></p>
<p class="MsoNormal"><img width="105" height="105" style="width:1.0958in;height:1.0958in" id="Picture_x0020_1" src="cid:image001.jpg@01D7D162.A907A650"><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><a href="mailto:jen@appletreelaw.com"><span style="font-family:"Arial Rounded MT Bold",sans-serif;color:#0563C1">jen@appletreelaw.com</span></a><i><span style="font-family:"Arial Rounded MT Bold",sans-serif"><o:p></o:p></span></i></p>
<p class="MsoNormal"><span style="font-family:"Arial Rounded MT Bold",sans-serif">PO Box 11037<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial Rounded MT Bold",sans-serif">Yakima, WA 98909<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial Rounded MT Bold",sans-serif">509.225.9813<o:p></o:p></span></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>Rod Harmon<br>
<b>Sent:</b> Wednesday, November 3, 2021 9:12 PM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] 36 month lease - no notary<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I have this issue in a current case. My research concludes as follows:<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="text-indent:.5in;background:white"><span style="color:black;background:white">Under the statute of frauds, RCW 64.04.020, “an unacknowledged lease for more than one year is void so far as the duration of the lease is concerned, and
shall be construed only as a tenancy from month to month or from period to period on which rent is payable.</span><span style="color:black">”
<i>National Laundry Co. v. Mayer</i>, 79 Wn. 212, 214-15 (1914);<i> Omak Realty Investment Co. v. Dewey</i>, 129 Wn. 385, 388-89 (1924);
</span><i><span style="color:#252525;background:white">Richards v. Redelsheimer</span></i><span style="color:#252525;background:white">, 36 Wn. 325 (1904). RCW 64.04.020</span><span style="color:black;background:white"> requires leases to be in deed form,
i.e. they must include an acknowledgement. Another statute, RCW 59.04.020, creates an exception to this rule, but only for leases of a year or less.
</span><span style="font-size:12.0pt;color:black;background:white"><o:p></o:p></span></p>
<p class="MsoNormal" style="text-indent:.5in"><span style="color:#252525;background:white">Nevertheless, courts have the power to enforce a lease that does not satisfy the statute of frauds if equity and justice so require.
<i>Miller v. McCamish</i>, 78 Wn.2d 821 (1971). The doctrine by which an unacknowledged lease is taken out of the statute of frauds is a form of equitable estoppel.
<i>Tiegs v. Watts</i>, 135 Wn.2d 1, 15-16 (1998). “</span><span style="color:black;background:white">We have recognized as enforceable leases ones that do not fully comply with statutory requisites when under the facts it would be inequitable for the challenging
parties to assert invalidity of their own agreements.<sup>”</sup></span><span style="color:black">
<i>Tiegs v. Watts</i>, 135 Wash. 2d 1, 15 (1998). </span><span style="color:#252525;background:white">“This doctrine prevents a party from asserting the invalidity of a contract where the other party has acted in conformity with the contract and thus placed
himself in a position where it would be intolerable in equity to deny its enforcement.”
<i>Stevenson v. Parker</i>, 25 Wn.App. 639, 643-44 (1980); <i>Miller v. McCamish</i>, 78 Wn.2d 821, 827 (1971). The party asserting equitable estoppel must prove it by “‘very clear and cogent evidence.’“
<i>Proctor v. Huntington</i>, 146 Wn.App. 836, 845 (2008) (quoting <i>Sorenson v. Pyeatt</i>, 158 Wn. 2d 523, 539 (2006)), review granted, 165 Wn.2d 1041 (2009); The burden is on the lessee to prove the material terms of an unacknowledged lease by clear and
unequivocal evidence. </span><i><span style="color:black">Ben Holt Indus., Inc. v. Milne</span></i><span style="color:black">, 36 Wn. App. 468, 475 (1984).
</span><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:13.0pt;font-family:"Arial",sans-serif;color:#1F497D">Rod Harmon</span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:13.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:13.0pt;font-family:"Arial",sans-serif;color:#1F497D">RODNEY T. HARMON</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D"> Attorney at Law</span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> P.O. Box 1066</span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> Bothell, WA 98041</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> Tel: (425) 402-7800</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> Fax: (425) 458-9096</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.rodharmon.com&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=kDcM-fraYQNOZ1rCslLoMSSRXJQXmQVvRJbE6ymQGho&m=gdFpLsqbuyHLlw5UJheQhFfh82D5Rpe4Qg4gz9bfZT0&s=UOYKe8OpnRfqeYs3YTRZuNhF3q-6v8SzP7ZMBzQrcAM&e="><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#0563C1">www.rodharmon.com</span></a><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><a href="mailto:rodharmon@msn.com"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#0563C1">rodharmon@msn.com</span></a><o:p></o:p></p>
<p class="MsoNormal" style="margin-top:6.0pt"><o:p> </o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <b>On Behalf Of </b>Bryce Dille<br>
<b>Sent:</b> Wednesday, November 3, 2021 4:46 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] 36 month lease - no notary<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt">It’s true at least for more than one year of real property must have the landlord signature notarized otherwise it is a month-to-month tenancy unless you can establish some sort of part performance by the tenant
or a longer term lease in which the tenant has paid rent for a period of time or made improvements to the property and reliance on the lease but in your case if no rent has been paid and no improvements have been made then I believe the court would holdThat
all there is is a month-to-month tenancy<o:p></o:p></p>
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<p class="MsoNormal">Bryce H. Dille <o:p></o:p></p>
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<p class="MsoNormal">Dille Law, PLLC<o:p></o:p></p>
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<p class="MsoNormal">Office: 360-350-0270<o:p></o:p></p>
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<p class="MsoNormal">Cell: 253-579-5561<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">** Please note that I use the dictation feature of my iPhone and that sometimes everything I say does not get properly translated**<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><o:p> </o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">On Nov 3, 2021, at 2:48 PM, Kaitlyn Jackson <<a href="mailto:kaitlyn@dimensionlaw.com">kaitlyn@dimensionlaw.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
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<p class="MsoNormal">No rent paid = no 'partial performance' argument by the tenant. However, I think the argument is that it is for up to 1 year without notarization - so that might need to be honored. <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">On Wed, Nov 3, 2021 at 1:52 PM Josh Grant <<a href="mailto:jgrant@accima.com">jgrant@accima.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;color:black">There was a recent chain on this put I can’t find it. I have a client who is a landlord on a 36 month residential lease. I was just told by another attorney that because of the lack of notary
it is a month to month. It has been 7 or 8 months since the tenant took possession. No rent has been paid to date.</span><span style="font-size:14.0pt;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;color:black">thanks</span><span style="font-size:14.0pt;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><strong><span style="font-size:18.0pt;font-family:"Calibri",sans-serif;color:#004080">Joshua F. Grant</span></strong><span style="font-size:14.0pt;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;color:black"><advocates[1].png><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;color:black"><br>
</span><span style="color:#004080">P. O. Box 619<br>
Wilbur, WA 99185<br>
509 647 5578</span><span style="font-size:14.0pt;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal">***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.***<br>
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<p class="MsoNormal">-- <o:p></o:p></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#666666">Thank you,</span><span style="font-size:9.5pt;font-family:"Arial",sans-serif;color:#222222"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white"><br>
</span><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">K</span><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">aitlyn</span><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">
</span><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">R. J</span><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">ackson</span><span style="font-size:13.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white">
|</span><span style="font-size:13.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#888888;background:white">
</span><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">A</span><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">ttorney</span><span style="font-size:13.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white">| </span><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">D</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white">IMENSION</span><span style="font-size:13.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white"> </span><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">L</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#888888;background:white">AW</span><span style="font-size:13.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white"> </span><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">G</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#888888;background:white">ROUP</span><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white"> </span><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#888888;background:white">P</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white">LLC </span><span style="font-size:9.5pt;font-family:"Arial",sans-serif;color:#222222"><br>
</span><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#666666;background:white">130 Andover Park East, Suite 300 | Tukwila, WA 98188</span>
<o:p></o:p></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#3D85C6">t: <u>206.973.3500 </u>| f: <u>206.577.5090</u>| e:
</span><span style="color:black"><a href="mailto:kaitlyn@dimensionlaw.com|"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;font-variant:small-caps">kaitlyn@dimensionlaw.com|</span></a></span><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#888888"> </span><span style="color:black"><a href="https://urldefense.proofpoint.com/v2/url?u=https-3A__na01.safelinks.protection.outlook.com_-3Furl-3Dhttp-253A-252F-252Fwww.dimensionlaw.com-252F-26data-3D04-257C01-257C-257C71e19d4f3bb7490f3f3308d99f250922-257C84df9e7fe9f640afb435aaaaaaaaaaaa-257C1-257C0-257C637715803735053457-257CUnknown-257CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0-253D-257C1000-26sdata-3DONxo6JLj3SQXBYVfZCzyJhYioGg932qBsEchYa-252F6IWw-253D-26reserved-3D0&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=kDcM-fraYQNOZ1rCslLoMSSRXJQXmQVvRJbE6ymQGho&m=gdFpLsqbuyHLlw5UJheQhFfh82D5Rpe4Qg4gz9bfZT0&s=lWwZr0BNNRbF7sfXe_MTXM-2034IVnLEutOnRZYqKAs&e=" target="_blank"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;font-variant:small-caps">www.dimensionlaw.com</span></a></span><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#888888"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><b><u><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#990000">Please note that I will be going on leave starting November 15, 2021, and will not have access to phone or email. I expect to return
to the office April 1, 2022. My associate, Thomas Morningstar, will be managing my cases during that time. </span></u></b><o:p></o:p></p>
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<p class="MsoNormal" style="background:white"><b><i><u><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#990000;letter-spacing:.3pt">Please note our office is closed November 24th through November 26th and December 24th through January 2nd.</span></u></i></b><b><i><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#990000;letter-spacing:.3pt"> </span></i></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#888888"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:12.0pt;font-family:"Tahoma",sans-serif;color:#222222;background:#FFF2CC">Covid-19 Update - Dimension Law Group remains available to serve our clients and
the public during this time, subject to the orders and recommendations of government authority. </span><span style="font-size:12.0pt;color:#222222"><o:p></o:p></span></p>
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<span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:#3D85C6;background:white">PRIVILEGED AND CONFIDENTIAL:</span><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:#0B5394;background:white"> </span><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:gray;background:white">This
e-mail (including any attachments) is intended only for the use of the individual or entity named above and may contain privileged or confidential information. If you are not the intended recipient, or the employee or agent responsible to deliver it to the
intended recipient, you are notified that any review, dissemination, distribution or copying of this e-mail is prohibited. Attempts to intercept this message are in violation of 18 USC 2511(1) of the Electronic Communications Privacy Act, which subjects the
interceptor to fines, imprisonment and/or civil damages. If you have received this e-mail in error, please immediately notify us by e-mail, facsimile, or telephone; return the e-mail to us at the e-mail address below; and destroy all paper and electronic copies. Any
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
DISCLAIMER:</span><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:blue;background:white"> </span><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:navy;background:white"> </span><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:gray;background:white">To
ensure compliance with requirements imposed by the IRS, I inform you that any U.S. tax advice contained in this communication (including any attachments) is not intended or written to be used, and cannot be used, for the purpose of (i) avoiding penalties under
the Internal Revenue Code; or (ii) promoting, marketing or recommending to another party any transaction or tax-related matter addressed herein.
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