<div dir="ltr">As I understand it, here, the client wants the RV and occupant gone in the most expeditious manner. While there is no "park" present, I had to litigate a case where NJP/volunteer attorneys jumped in to claim that because the "tenant" was living in an RV on client's land, it was their primary residence and, thus, case law applies that the MHLTA must be applied (including all notices issued that may be the basis for the unlawful detainer). <div><br></div><div>Like many landlord attorneys, the lens through which we view problems like this is, "how do we get the tenant out in the most expeditious and cost-effective manner?" Here, in the fact pattern presented, I would use a 90-day under RCW 59.18.650(2)(e); or, in the alternative, a 90 day that also cites RCW 59.18.650(2)(m)*, for other good cause and provide 90-days pursuant to the letter of the law in (2)(e). <b>Nothing is guaranteed in landlord-tenant law anymore</b>. If you are in a county outside of Seattle, however, usually the courts there are quite receptive to practical landlord tenant arguments on the landlord's behalf, even if it takes two or three hearings (because the courts will give the tenants every possible opportunity before granting the writ). </div><div><br></div><div>Assuming the property is not in King, which I doubt, it is a reasonable interpretation of the statute to issue a 90-day notice to vacate when the owner is selling the land a tenant is residing on, even if it is not a dwelling unit, but a recreational vehicle. I have done that in a similar instance as this. In another instance with similar facts as this, where the occupant was extremely hostile, I used an ejectment to ensure the occupant was removed. Unless you get them to agree in a binding settlement agreement to vacate, you have to pick a course of action with the client's understanding that there is a certain degree of risk, thanks to political decisions made in the Legislature concerning our landlord-tenant laws. </div><div><br></div><div><span style="color:rgb(0,0,0);font-family:"Open Sans",Helvetica,Arial,sans-serif;text-indent:48px">(*m) The tenant continues in possession after having received at least 60 days' advance written notice to vacate for other good cause prior to the end of the period or rental agreement and such cause constitutes a legitimate economic or business reason not covered or related to a basis for ending the lease as enumerated under this subsection (2). When the landlord relies on this basis for ending the tenancy, the court may stay any writ of restitution for up to 60 additional days for good cause shown, including difficulty procuring alternative housing. The court must condition such a stay upon the tenant's continued payment of rent during the stay period. Upon granting such a stay, the court must award court costs and fees as allowed under this chapter;</span></div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Tue, Nov 15, 2022 at 12:29 PM Eric Lanza <<a href="mailto:eric@buzzardlaw.com">eric@buzzardlaw.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left-width:1px;border-left-style:solid;border-left-color:rgb(204,204,204);padding-left:1ex"><div class="msg-1008076353606058945">
<div lang="EN-US" style="word-wrap:break-word">
<div class="m_-1008076353606058945WordSection1">
<p class="MsoNormal">Perhaps this situation does not fit the original fact pattern that started this discussion, but I had a similar case in which the RV was parked on bare vacant land. Client wanted to sell the land, but I was hesitant to use a 90 day notice
intent to sell based on the statute’s language. <u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">RCW 59.18.650(2)(e): The tenant continues in possession after the owner elects to sell
<b>a single-family residence</b> and the landlord has provided at least 90 days' advance written notice of the date the tenant's possession is to end. For the purposes of this subsection (2)(e), an owner "elects to sell" when the owner makes reasonable attempts
to <b>sell the dwelling</b> within 30 days after the tenant has vacated…”<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">RCW 59.18.030(32) A "single-family residence" is a <b><u>structure</u></b> maintained and used as a single dwelling unit.<br>
RCW 59.18.030(10) "Dwelling unit" is a <b><u>structure or that part of a structure</u></b> which is used as a home, residence, or sleeping place by one person or by two or more persons maintaining a common household.<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">In my case, the client was electing to sell raw land that had no structures on it.
<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Furthermore, the RV is not a structure, it is a vehicle. Finally, even if the RV could be construed as a dwelling unit, the client usually isn’t selling the RV itself, so they are not selling the “dwelling unit.”
<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">I ended up finding a different direction to go in my case, as I had trepidation that the NWJP attorneys were going to make some semantics argument that selling a piece of vacant land does not fall within the exception created by RCW 59.18.650(2)(e)
because it does not involve the sale of a “structure.” <u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">I think if the land has a single family residence on it, and the RV is parked on the same lot as a single family residence, my concerns would be quelled.
<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Has anyone encountered that argument? Am I being a little to paranoid with this narrow reading of the statute?<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">Eric J. Lanza, J.D.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif"><img width="492" height="223" style="width: 5.125in; height: 2.3229in;" id="m_-1008076353606058945Picture_x0020_1" src="cid:1847cfeb3cb4cff311"><u></u><u></u></span></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<div style="border-style:solid none none;border-top-width:1pt;border-top-color:rgb(225,225,225);padding:3pt 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Tom Lee<br>
<b>Sent:</b> Tuesday, November 15, 2022 12:12 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] RCW 59.18 or RCW 59.20<u></u><u></u></p>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<div>
<p class="MsoNormal">I would do a 90-day; while drafting, I would cite RCW 59.18.650(2)(e), and refresh yourself on 2(e): <u></u><u></u></p>
<div>
<p class="MsoNormal"><u></u> <u></u></p>
</div>
<div>
<div>
<p class="MsoNormal" style="text-indent:0.5in"><span style="font-size:12pt;font-family:"Open Sans",sans-serif;color:black">(e) The tenant continues in possession after the owner elects to sell a single-family residence and the landlord has provided at least
90 days' advance written notice of the date the tenant's possession is to end. For the purposes of this subsection (2)(e), an owner "elects to sell" when the owner makes reasonable attempts to sell the dwelling within 30 days after the tenant has vacated,
including, at a minimum, listing it for sale at a reasonable price with a realty agency or advertising it for sale at a reasonable price by listing it on the real estate multiple listing service. There shall be a rebuttable presumption that the owner did not
intend to sell the unit if:<u></u><u></u></span></p>
</div>
<div>
<p class="MsoNormal" style="text-indent:0.5in"><span style="font-size:12pt;font-family:"Open Sans",sans-serif;color:black">(i) Within 30 days after the tenant has vacated, the owner does not list the single-family dwelling unit for sale at a reasonable price
with a realty agency or advertise it for sale at a reasonable price by listing it on the real estate multiple listing service; or<u></u><u></u></span></p>
</div>
<div>
<p class="MsoNormal" style="text-indent:0.5in"><span style="font-size:12pt;font-family:"Open Sans",sans-serif;color:black">(ii) Within 90 days after the date the tenant vacated or the date the property was listed for sale, whichever is later, the owner withdraws
the rental unit from the market, the landlord rents the unit to someone other than the former tenant, or the landlord otherwise indicates that the owner does not intend to sell the unit;<u></u><u></u></span></p>
</div>
</div>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<div>
<div>
<p class="MsoNormal">On Tue, Nov 15, 2022 at 10:59 AM <<a href="mailto:Jeff@bellanddavispllc.com" target="_blank">Jeff@bellanddavispllc.com</a>> wrote:<u></u><u></u></p>
</div>
<blockquote style="border-style:none none none solid;border-left-width:1pt;border-left-color:rgb(204,204,204);padding:0in 0in 0in 6pt;margin-left:4.8pt;margin-right:0in">
<div>
<div>
<div>
<p class="MsoNormal">Listmates:<u></u><u></u></p>
<p class="MsoNormal"> <u></u><u></u></p>
<p class="MsoNormal">Person leases a vacant lot on which they have their RV. There is no power, septic or known water source. Property is for sale and owner wants RV gone. 90 day notice to vacate
(intent to sell) under RCW 59.18? There is only one RV space so technically its not a manufactured home park. But I have seen stranger things.<u></u><u></u></p>
<p class="MsoNormal"> <u></u><u></u></p>
<p class="MsoNormal">Jeff Davis<u></u><u></u></p>
<p class="MsoNormal"> <u></u><u></u></p>
<p class="MsoNormal"><b><span style="font-family:Tahoma,sans-serif">W. Jeff Davis</span></b><u></u><u></u></p>
<p class="MsoNormal"><b><span style="font-size:10pt;font-family:Tahoma,sans-serif;color:black">BELL & DAVIS PLLC</span></b><u></u><u></u></p>
<p class="MsoNormal"><b><span style="font-size:10pt;font-family:Tahoma,sans-serif;color:black">Attorneys at Law</span></b><span style="font-size:10pt;font-family:Tahoma,sans-serif;color:black"><br>
P.O. Box 510</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:Tahoma,sans-serif;color:black">720 E. Washington Street, Suite 105<br>
Sequim WA 98382<br>
Phone: (360) 683.1129 <br>
Fax: (360) 683.1258 <br>
email: </span><span style="font-size:10pt;font-family:Tahoma,sans-serif"><a href="mailto:jeff@bellanddavispllc.com" target="_blank"><span style="color:rgb(5,99,193)">jeff@bellanddavispllc.com</span></a><span style="color:black"><br>
</span></span><a href="http://www.bellanddavispllc.com/" target="_blank"><span style="font-size:10pt;font-family:Tahoma,sans-serif">www.bellanddavispllc.com</span></a><span style="font-size:10pt;font-family:Tahoma,sans-serif;color:black"><br>
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<p class="MsoNormal"><b> </b><u></u><u></u></p>
<p class="MsoNormal"> <u></u><u></u></p>
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<p class="MsoNormal"><br clear="all">
<u></u><u></u></p>
<div>
<p class="MsoNormal"><u></u> <u></u></p>
</div>
<p class="MsoNormal">-- <u></u><u></u></p>
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<div>
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