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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">I have this issue in a current case. My research concludes as follows:<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><o:p> </o:p></span></font></p>
<p class="MsoNormal" style="text-indent:.5in;background:white"><font size="2" color="black" face="Calibri"><span style="font-size:11.0pt;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></font><font color="black"><span style="color:black">”
<i><span style="font-style:italic">National Laundry Co. v. Mayer</span></i>, 79 Wn. 212, 214-15 (1914);<i><span style="font-style:italic"> Omak Realty Investment Co. v. Dewey</span></i>, 129 Wn. 385, 388-89 (1924);
</span></font><i><font color="#252525"><span style="color:#252525;background:white;font-style:italic">Richards v. Redelsheimer</span></font></i><font color="#252525"><span style="color:#252525;background:white">, 36 Wn. 325 (1904). RCW 64.04.020</span></font><font color="black"><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></font><font size="3" color="black"><span style="font-size:12.0pt;color:black;background:white"><o:p></o:p></span></font></p>
<p class="MsoNormal" style="text-indent:.5in"><font size="2" color="#252525" face="Calibri"><span style="font-size:11.0pt;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><span style="font-style:italic">Miller v. McCamish</span></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><span style="font-style:italic">Tiegs v. Watts</span></i>, 135 Wn.2d 1, 15-16 (1998). “</span></font><font color="black"><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></font><font color="black"><span style="color:black">
<i><span style="font-style:italic">Tiegs v. Watts</span></i>, 135 Wash. 2d 1, 15 (1998).
</span></font><font color="#252525"><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><span style="font-style:italic">Stevenson v. Parker</span></i>, 25 Wn.App. 639, 643-44 (1980);
<i><span style="font-style:italic">Miller v. McCamish</span></i>, 78 Wn.2d 821, 827 (1971). The party asserting equitable estoppel must prove it by “‘very clear and cogent evidence.’“
<i><span style="font-style:italic">Proctor v. Huntington</span></i>, 146 Wn.App. 836, 845 (2008) (quoting
<i><span style="font-style:italic">Sorenson v. Pyeatt</span></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></font><i><font color="black"><span style="color:black;font-style:italic">Ben Holt Indus., Inc. v. Milne</span></font></i><font color="black"><span style="color:black">, 36 Wn. App. 468, 475 (1984).
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<p class="MsoNormal"><font size="4" color="#1f497d" face="Arial"><span style="font-size:13.0pt;font-family:"Arial",sans-serif;color:#1F497D">Rod Harmon</span></font><o:p></o:p></p>
<p class="MsoNormal"><b><font size="4" color="#1f497d" face="Arial"><span style="font-size:13.0pt;font-family:"Arial",sans-serif;color:#1F497D;font-weight:bold"> </span></font></b><o:p></o:p></p>
<p class="MsoNormal"><b><font size="4" color="#1f497d" face="Arial"><span style="font-size:13.0pt;font-family:"Arial",sans-serif;color:#1F497D;font-weight:bold">RODNEY T. HARMON</span></font></b><o:p></o:p></p>
<p class="MsoNormal"><b><font size="2" color="#1f497d" face="Arial"><span style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D;font-weight:bold"> Attorney at Law</span></font></b><o:p></o:p></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Arial"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> P.O. Box 1066</span></font><o:p></o:p></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Arial"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> Bothell, WA 98041</span></font><o:p></o:p></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Arial"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> Tel: (425) 402-7800</span></font><o:p></o:p></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Arial"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> Fax: (425) 458-9096</span></font><o:p></o:p></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Arial"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> <a href="http://www.rodharmon.com"><font color="#0563c1"><span style="color:#0563C1">www.rodharmon.com</span></font></a></span></font><o:p></o:p></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Arial"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> <a href="mailto:rodharmon@msn.com"><font color="#0563c1"><span style="color:#0563C1">rodharmon@msn.com</span></font></a></span></font><o:p></o:p></p>
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<p class="MsoNormal"><b><font size="2" face="Calibri"><span style="font-size:11.0pt;font-weight:bold">From:</span></font></b> wsbarp-bounces@lists.wsbarppt.com
<b><span style="font-weight:bold">On Behalf Of </span></b>Bryce Dille<br>
<b><span style="font-weight:bold">Sent:</span></b> Wednesday, November 3, 2021 4:46 PM<br>
<b><span style="font-weight:bold">To:</span></b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b><span style="font-weight:bold">Subject:</span></b> Re: [WSBARP] 36 month lease - no notary<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><font size="2" face="Calibri"><span style="font-size:11.0pt">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></span></font></p>
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">Bryce H. Dille
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">Dille Law, PLLC<o:p></o:p></span></font></p>
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">Office: 360-350-0270<o:p></o:p></span></font></p>
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">Cell: 253-579-5561<o:p></o:p></span></font></p>
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">** 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></span></font></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><font size="2" face="Calibri"><span style="font-size:11.0pt">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></span></font></p>
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">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></span></font></p>
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">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></span></font></p>
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<p class="MsoNormal"><font size="4" color="black" face="Calibri"><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></font><font size="4" color="black"><span style="font-size:14.0pt;color:black"><o:p></o:p></span></font></p>
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<p class="MsoNormal"><font size="4" color="black" face="Calibri"><span style="font-size:13.5pt;color:black">thanks</span></font><font size="4" color="black"><span style="font-size:14.0pt;color:black"><o:p></o:p></span></font></p>
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<p class="MsoNormal"><strong><b><font size="5" color="#004080" face="Calibri"><span style="font-size:18.0pt;font-family:"Calibri",sans-serif;color:#004080">Joshua F. Grant</span></font></b></strong><font size="4" color="black"><span style="font-size:14.0pt;color:black"><o:p></o:p></span></font></p>
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</span></font><font color="#004080"><span style="color:#004080">P. O. Box 619<br>
Wilbur, WA 99185<br>
509 647 5578</span></font><font size="4" color="black"><span style="font-size:14.0pt;color:black"><o:p></o:p></span></font></p>
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working
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<p class="MsoNormal" style="background:white"><font size="2" color="#666666" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#666666">Thank you,</span></font><font size="2" color="#222222" face="Arial"><span style="font-size:9.5pt;font-family:"Arial",sans-serif;color:#222222"><o:p></o:p></span></font></p>
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</span></font><font size="4" color="#666666" face="Tahoma"><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">K</span></font><font size="2" color="#666666" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">aitlyn</span></font><font size="1" color="#666666" face="Tahoma"><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">
</span></font><font size="4" color="#666666" face="Tahoma"><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">R. J</span></font><font size="2" color="#666666" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">ackson</span></font><font size="4" color="#666666" face="Arial"><span style="font-size:13.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white">
|</span></font><font size="4" color="#888888" face="Arial"><span style="font-size:13.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#888888;background:white">
</span></font><font size="4" color="#666666" face="Tahoma"><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">A</span></font><font size="2" color="#666666" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">ttorney</span></font><font size="4" color="#666666" face="Arial"><span style="font-size:13.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white">| </span></font><font size="4" color="#666666" face="Tahoma"><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">D</span></font><font size="1" color="#666666" face="Arial"><span style="font-size:7.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white">IMENSION</span></font><font size="4" color="#666666" face="Arial"><span style="font-size:13.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white"> </span></font><font size="4" color="#666666" face="Tahoma"><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">L</span></font><font size="1" color="#888888" face="Arial"><span style="font-size:7.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#888888;background:white">AW</span></font><font size="4" color="#666666" face="Arial"><span style="font-size:13.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white"> </span></font><font size="4" color="#666666" face="Tahoma"><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white">G</span></font><font size="1" color="#888888" face="Arial"><span style="font-size:7.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#888888;background:white">ROUP</span></font><font size="4" color="#666666" face="Tahoma"><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#666666;background:white"> </span></font><font size="4" color="#888888" face="Tahoma"><span style="font-size:13.5pt;font-family:"Tahoma",sans-serif;font-variant:small-caps;color:#888888;background:white">P</span></font><font size="1" color="#666666" face="Arial"><span style="font-size:7.5pt;font-family:"Arial",sans-serif;font-variant:small-caps;color:#666666;background:white">LLC </span></font><font size="2" color="#222222" face="Arial"><span style="font-size:9.5pt;font-family:"Arial",sans-serif;color:#222222"><br>
</span></font><font size="2" color="#666666" face="Tahoma"><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></font>
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<p class="MsoNormal" style="background:white"><font size="2" color="#3d85c6" face="Tahoma"><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:
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<p class="MsoNormal" style="background:white"><b><u><font size="2" color="#990000" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#990000;font-weight:bold">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></font></u></b><o:p></o:p></p>
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<p class="MsoNormal" style="background:white"><font size="2" color="#888888" face="Arial"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#888888"><o:p> </o:p></span></font></p>
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<p class="MsoNormal" style="background:white"><b><i><u><font size="2" color="#990000" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#990000;letter-spacing:.3pt;font-weight:bold;font-style:italic">Please note our office is
closed November 24th through November 26th and December 24th through January 2nd.</span></font></u></i></b><b><i><font size="2" color="#990000" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#990000;letter-spacing:.3pt;font-weight:bold;font-style:italic"> </span></font></i></b><font size="2" color="#888888" face="Arial"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#888888"><o:p></o:p></span></font></p>
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<p class="MsoNormal" style="background:white"><font size="2" color="#888888" face="Arial"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#888888"><o:p> </o:p></span></font></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><font size="3" color="#222222" face="Tahoma"><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></font><font size="3" color="#222222"><span style="font-size:12.0pt;color:#222222"><o:p></o:p></span></font></p>
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<font size="3" color="#222222" face="Calibri"><span style="font-size:12.0pt;color:#222222"><o:p> </o:p></span></font></p>
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><br>
</span></font><font size="1" color="#3d85c6" face="Tahoma"><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:#3D85C6;background:white">PRIVILEGED AND CONFIDENTIAL:</span></font><font size="1" color="#0b5394" face="Tahoma"><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:#0B5394;background:white"> </span></font><font size="1" color="gray" face="Tahoma"><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></font><font size="3" color="#222222" face="Arial"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#222222;background:white"> </span></font><font size="1" color="#4f81bd" face="Tahoma"><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:#4F81BD;background:white">IRS CIRCULAR 230
DISCLAIMER:</span></font><font size="1" color="blue" face="Tahoma"><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:blue;background:white"> </span></font><font size="1" color="navy" face="Tahoma"><span style="font-size:7.5pt;font-family:"Tahoma",sans-serif;color:navy;background:white"> </span></font><font size="1" color="gray" face="Tahoma"><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.
<br>
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