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--></style></head><body lang="EN-US" link="blue" vlink="purple" style="word-wrap:break-word"><div class="WordSection1"><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">I think it could, but mostly I don’t want to have to be on the ULD calendar if I can just do an ejectment and most likely end up with a default judgment and writ on ex parte. We keep finding the ULD calendar to be a total crap shoot. I’m all ears however.</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">Sincerely,</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">Tom</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">Thomas J. Westbrook</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">Attorney at Law</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="color:#1f497d"><img width="152" height="62" style="width:1.5833in;height:.6416in" id="_x0000_i1028" src="cid:image002.jpg@01D8FB43.DF596CF0"></span></p><p class="MsoNormal"><span style="font-family:"Book Antiqua",serif;color:#1f497d">324 West Bay Drive NW, Suite 201</span></p><p class="MsoNormal"><span style="font-family:"Book Antiqua",serif;color:#1f497d">Olympia, WA 98502</span></p><p class="MsoNormal"><span style="font-family:"Book Antiqua",serif;color:#1f497d">(360) 866-4000 phone</span></p><p class="MsoNormal"><span style="font-family:"Book Antiqua",serif;color:#1f497d">(360) 866--3832 fax</span></p><p class="MsoNormal"><span style="font-family:"Book Antiqua",serif;color:#1f497d"><a href="http://www.buddbaylaw.com/">www.buddbaylaw.com</a></span></p><p class="MsoNormal"><span style="color:#1f497d"> </span></p><p class="MsoNormal"><span style="color:red">COVID POLICY:</span></p><p class="MsoNormal"><i><span style="color:#1f497d">Our firm continues to follow guidance from the CDC and Governor Inslee’s office regarding social distancing and the wearing of face coverings, and we encourage the public and our clients to do the same. Our staff is still working remotely much of the time so electronic communication by phone and email continues to be encouraged. We appreciate your patience and understanding.</span></i><span style="color:#1f497d"></span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><div><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>Bryce Dille<br><b>Sent:</b> Friday, November 18, 2022 11:32 AM<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] RCW 59.18 or RCW 59.20</p></div></div><p class="MsoNormal"> </p><p class="MsoNormal">Why wouldn’t it come under RCW 59.12 since RVs aren’t covered under RCW 59.18</p><p class="MsoNormal"> </p><div><p class="MsoNormal">Bryce H. Dille</p><p class="MsoNormal">Dille Law, PLLC</p><p class="MsoNormal">2010 Caton Way SW Ste. 101</p><p class="MsoNormal">Olympia, WA 98502</p><p class="MsoNormal">Office: 360-350-0270</p><p class="MsoNormal">Cell: 253-579-5561</p><p class="MsoNormal"> </p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:black"><img border="0" width="147" height="39" style="width:1.5333in;height:.4083in" id="yiv4204109992_x005f_x0000_i1027" src="cid:image004.png@01D8FB43.DF596CF0" alt="R_Alan_Swanson-WH-200"></span></p><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**</p><p class="MsoNormal"> </p><p class="MsoNormal">This transmission contains confidential attorney-client communications and may not be disclosed to any person but the intended recipient(s). If this matter is transmitted to you in error, please notify the sender immediately. </p><p class="MsoNormal"> </p><p class="MsoNormal">Business Entity Creation and Management, Business, Government and Tax Law, Real Estate and Land Use, Residential, Commercial and Condominium Development Real Estate and Commercial Transactions & Closings, Including Performing Services as IRS Section 1031 Exchange Facilitator Estate Planning, including Wills and Trusts, and Probate Administration Representation Homeowners/Condominium Association Real Estate Developments Real Property Foreclosures and Forfeitures.</p></div><p class="MsoNormal"> </p><div><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>Tom Westbrook<br><b>Sent:</b> Friday, November 18, 2022 11:14 AM<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] RCW 59.18 or RCW 59.20</p></div></div><p class="MsoNormal"> </p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">Hey Eric,</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">Just took on a new client with almost exactly what you were talking about below. Client is PR for landowner that owned and lived in the only structure on the property, but he had multiple RV lots that he rented out while he was alive. Two of the RV owners that were renting lots are behind in rent and PR wants them out. And, they want to sell the property. Is this an ejectment or LLT relationship under 59.18? This is in Thurston County so subject to vagaries of Commissioner Zinn and a very active NWJP as you know.</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">Sincerely,</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">Tom</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">Thomas J. Westbrook</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d">Attorney at Law</span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="color:#1f497d"><img border="0" width="152" height="62" style="width:1.5833in;height:.6416in" id="Picture_x0020_2" src="cid:image002.jpg@01D8FB43.DF596CF0"></span></p><p class="MsoNormal"><span style="font-family:"Book Antiqua",serif;color:#1f497d">324 West Bay Drive NW, Suite 201</span><span style="color:#1f497d"></span></p><p class="MsoNormal"><span style="font-family:"Book Antiqua",serif;color:#1f497d">Olympia, WA 98502</span></p><p class="MsoNormal"><span style="font-family:"Book Antiqua",serif;color:#1f497d">(360) 866-4000 phone</span></p><p class="MsoNormal"><span style="font-family:"Book Antiqua",serif;color:#1f497d">(360) 866--3832 fax</span></p><p class="MsoNormal"><span style="font-family:"Book Antiqua",serif;color:#1f497d"><a href="http://www.buddbaylaw.com/">www.buddbaylaw.com</a></span></p><p class="MsoNormal"><span style="color:#1f497d"> </span></p><p class="MsoNormal"><span style="color:red">COVID POLICY:</span></p><p class="MsoNormal"><i><span style="color:#1f497d">Our firm continues to follow guidance from the CDC and Governor Inslee’s office regarding social distancing and the wearing of face coverings, and we encourage the public and our clients to do the same. Our staff is still working remotely much of the time so electronic communication by phone and email continues to be encouraged. We appreciate your patience and understanding.</span></i></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1f497d"> </span></p><div><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>Eric Lanza<br><b>Sent:</b> Tuesday, November 15, 2022 12:29 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] RCW 59.18 or RCW 59.20</p></div></div><p class="MsoNormal"> </p><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. </p><p class="MsoNormal"> </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…”</p><p class="MsoNormal"> </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.</p><p class="MsoNormal"> </p><p class="MsoNormal">In my case, the client was electing to sell raw land that had no structures on it. </p><p class="MsoNormal"> </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.” </p><p class="MsoNormal"> </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.” </p><p class="MsoNormal"> </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. </p><p class="MsoNormal"> </p><p class="MsoNormal">Has anyone encountered that argument? Am I being a little to paranoid with this narrow reading of the statute?</p><p class="MsoNormal"> </p><p class="MsoNormal"> </p><p class="MsoNormal"><span style="font-family:"Times New Roman",serif">Eric J. Lanza, J.D.</span></p><p class="MsoNormal"><span style="font-family:"Times New Roman",serif"> </span></p><p class="MsoNormal"><span style="font-family:"Times New Roman",serif"><img border="0" width="492" height="223" style="width:5.125in;height:2.325in" id="Picture_x0020_1" src="cid:image005.png@01D8FB43.DF596CF0"></span></p><p class="MsoNormal"> </p><p class="MsoNormal"> </p><p class="MsoNormal"> </p><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>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">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] RCW 59.18 or RCW 59.20</p></div><p class="MsoNormal"> </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): </p><div><p class="MsoNormal"> </p></div><div><div><p class="MsoNormal" style="text-indent:.5in"><span style="font-size:12.0pt;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:</span></p></div><div><p class="MsoNormal" style="text-indent:.5in"><span style="font-size:12.0pt;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</span></p></div><div><p class="MsoNormal" style="text-indent:.5in"><span style="font-size:12.0pt;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;</span></p></div></div></div><p class="MsoNormal"> </p><div><div><p class="MsoNormal">On Tue, Nov 15, 2022 at 10:59 AM <<a href="mailto:Jeff@bellanddavispllc.com">Jeff@bellanddavispllc.com</a>> wrote:</p></div><blockquote style="border:none;border-left:solid #cccccc 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-top:5.0pt;margin-right:0in;margin-bottom:5.0pt"><div><div><div><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Listmates:</p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> </p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">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.</p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> </p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Jeff Davis</p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> </p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-family:"Tahoma",sans-serif">W. Jeff Davis</span></b></p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black">BELL & DAVIS PLLC</span></b></p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black">Attorneys at Law</span></b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"><br>P.O. Box 510</span></p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;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:10.0pt;font-family:"Tahoma",sans-serif"><a href="mailto:jeff@bellanddavispllc.com" target="_blank"><span style="color:#0563c1">jeff@bellanddavispllc.com</span></a><span style="color:black"><br></span></span><a href="http://www.bellanddavispllc.com/" target="_blank"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">www.bellanddavispllc.com</span></a><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"><br> <br>The information contained in this e-mail message may be privileged, confidential, and protected from disclosure. If you are not the intended recipient, any dissemination, distribution, or copying is strictly prohibited. If you think that you have received this e-mail message in error, please e-mail the sender at </span><a href="mailto:info@bellanddavispllc.com" target="_blank"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">info@bellanddavispllc.com</span></a><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black"> or call 360.683.1129.</span></p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b> </b></p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> </p></div></div><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><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a></p></div></blockquote></div><p class="MsoNormal"><br clear="all"></p><div><p class="MsoNormal"> </p></div><p class="MsoNormal">-- </p><div><div><div><div><p style="margin:0in"><b><span style="font-size:7.5pt;font-family:"Verdana",sans-serif;color:#17365d;border:none windowtext 1.0pt;padding:0in">TOM LEE</span></b></p><p style="margin:0in"><span style="font-size:7.5pt;font-family:"Verdana",sans-serif;color:#17365d;border:none windowtext 1.0pt;padding:0in">Attorney</span></p><p style="margin:0in"><b><span style="font-size:7.5pt;font-family:"Verdana",sans-serif;color:#365f91;border:none windowtext 1.0pt;padding:0in">R. 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