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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif">Agree with Jeanne, and with Geoff—detailed trust provisions are better than a traditional life estate. I’ve posted this before, but here’s my laundry list of issues to think
about that I have seen cause disputes from a traditional life estate (in the context of a gift in a will, but issues are mostly applicable here too I think):<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> gift is only a right to occupy and is conditioned on fulfilment of all conditions herein. right to occupy is not assignable and may not be shared except for casual
overnight visiting guests.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> gift includes right to occupy without payment of rent during pendency of probate, but during pendency of probate the beneficiary must cooperate in allowing access
to the property to the full extent the PR finds it necessary or convenient, at any time, upon 12 hours' oral or written notice or no notice in case of emergency.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> gift is not a life estate. the gift is intended solely as an accommodation to my partner to allow her/him to continue to live at the property where we lived together.
my intent is for all value of the real property to pass to my residue heir subject only to this limited right to occupy which has no market value, for the full value of the property to be preserved for the residue heir, at occupant's expense during occupancy,
and without any financial burden on my estate or residue heir during occupancy.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> right to occupy is not exclusive as against the estate (not residue heir) retains rights to enter and inspect to the same extent as a tenant-in-common, and estate
may store tangible personal property that belonged to decedent at time of death until probate is closed.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> right to occupy belongs to partner only and may not be extended to any overnight guests for longer than seven (7) days out of any six (6) week period; provided,
partner may have a paid in-home licensed and certified caregiver<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> occupancy defined as: actually occupying the home on an overnight basis for at least five weeks out of every ten weeks [except winter snowbird? except up to 90
days if hospitalized or in convalescent care?].<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> estate has a right to maintain exterior surveillance cameras and other equipment to keep house secure and monitored.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> must pay for reasonable maintenance and repair. scope of reasonable maintenance and repair includes without limitation maintaining roof secure from leaks; maintenance
of exterior envelope against water leaks; repair or replacement of refrigerator, oven/range, washer/dryer, microwave; regular mowing and trimming of yard and curtilage; [etc.]<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> must pay all property taxes when due.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> must pay all utilities when due.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> must pay for and maintain homeowner insurance for full replacement value of the house, naming residue heir as insured; shall cover for fire, and flooding if necessary,
but not responsible for earthquake coverage; shall include inflation rider to maintain full coverage; occupant to select the company with residue heir's approval, which approval shall not be unreasonably withheld.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> residue heir has right to direct access to and communication with insurer<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> must pay mortgage?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> if estate has insufficient other assets to pay all costs of administration and lawful claims against the estate, then estate may sell the house and substitute
a gift to occupant calculated as $X per year by actuarial table of occupant's life.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> residue heir to have right to routinely inspect the property no more often than semi-annually upon 48' hrs notice to occupant, and additional right to enter at
any time without notice in emergency to preserve property value<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> residue heir right to receive annual accounting relating to payments, maintenance and repair<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> notice of default and opportunity to cure, residue heir to have right to issue<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> residue heir to have right to use unlawful detainer procedure for failure to meet requirements, award of atty fees to prevailing party<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> Must maintain the home in a clean and orderly condition and not allow the cleanliness of the home to deteriorate to the point of unsanitary conditions or unsafe
conditions because of accumulation of personal property (hoarding).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"> Must have estate's permission to have [or continue to have or add to number of] pet(s) on the property and must prevent damage to the interior or exterior yard of
the home caused by the pet(s).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif">Sayre Law Offices, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif">Seattle WA 98144-3909<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif">206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"><a href="mailto:eric@sayrelawoffices.com"><span style="color:#467886">eric@sayrelawoffices.com</span></a><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Jeanne Dawes<br>
<b>Sent:</b> Tuesday, April 30, 2024 1:45 PM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Dissolution/Property Question<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:blue">If the recipient of a life estate needs to apply for Medicaid the value of the life estate is determined by DSHS’s (and SSA’s) Table-Unisex Life Estate or Remainder Table, and I
believe it is a countable asset.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:blue"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:blue">Another alternative is to put it into an irrevocable trust for benefit of resident spouse, with the nonresident spouse (Trustor) being the reminder beneficiary when resident spouse
dies or permanently vacates the home. I know it’s more complicated, but you can also provide for the expenses that beneficiary must pay, and if breached, the trust can be terminated.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:blue"><o:p> </o:p></span></p>
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<p class="MsoNormal"><i><span style="font-size:18.0pt;font-family:"TypoUpright BT";color:blue">Jeanne</span></i><span style="color:blue">
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:blue"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><i><span style="font-size:18.0pt;font-family:"TypoUpright BT";color:blue">Jeanne J.</span><span style="color:blue">
</span></i></b><b><i><span style="font-size:18.0pt;font-family:"TypoUpright BT";color:blue">Dawes</span></i></b><b><i><span style="font-size:18.0pt;font-family:"Bella Donna";color:blue"><o:p></o:p></span></i></b></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Attorney at Law</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Gore & Grewe, P.S.</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">103 E. Indiana Avenue, Suite A</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Spokane, WA 99207-2317</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Voice: 509-326-7500</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Fax: 509-326-7503</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"><a href="mailto:jjdawes@goregrewe.com">jjdawes@goregrewe.com</a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:blue"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Aptos",sans-serif;color:blue"><img border="0" width="172" height="111" style="width:1.7916in;height:1.1562in" id="Picture_x0020_3" src="cid:image001.png@01DA9B08.7B405BF0"><img border="0" width="123" height="127" style="width:1.2812in;height:1.3229in" id="Picture_x0020_2" src="cid:image002.png@01DA9B08.7B405BF0"></span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">INFORMATION CONTAINED IN THIS E-MAIL TRANSMISSION IS PRIVILEGED AND CONFIDENTIAL. </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:blue">
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:blue"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<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>Mark McClure<br>
<b>Sent:</b> Tuesday, April 30, 2024 1:13 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] Dissolution/Property Question<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Life estate while reserving remainderman interest?</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><b><span style="font-size:10.0pt;font-family:"Helvetica",sans-serif;color:#4C76A2"> </span></b><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><b><span style="font-family:"Helvetica",sans-serif;color:#4C76A2">Mark C. McClure</span></b><b><span style="font-size:24.0pt;font-family:"Helvetica",sans-serif;color:#4C76A2">
</span></b><b><span style="font-family:"Helvetica",sans-serif;color:#4C76A2">| </span>
</b><i><span style="font-size:10.0pt;font-family:"Helvetica",sans-serif;color:#4C76A2">Managing Attorney <br>
</span></i><span style="font-size:10.0pt;font-family:"Helvetica",sans-serif;color:navy">Law Office of Mark McClure, PS<b> <br>
</b><i>"Why Retire With Debt?"<br>
</i>1103 West Meeker Street, #101<br>
Kent, WA 98032</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Helvetica",sans-serif;color:navy">Office: 253.631.6484 (Leave Msg - Will be returned within 24 hours)<br>
</span><span style="font-size:11.0pt;font-family:"Helvetica",sans-serif;color:#003399">Email: <a href="mailto:Mark@McClureLawGroup.com" target="_blank"><span style="color:purple">Mark@McClureLawGroup.com</span></a><br>
Web: <a href="http://www.mcclurelawgroup.com/">www.McClureLawGroup.com</a> </span>
<o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Lynn Clare<br>
<b>Sent:</b> Tuesday, April 30, 2024 1:08 PM<br>
<b>To:</b> WSBA Real Property listserve<br>
<b>Subject:</b> [WSBARP] Dissolution/Property Question</span><o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Georgia",serif">What would be the best way for divorcing spouses to transfer ownership of real property to one spouse while allowing the other spouse to live in the property until their death? Has to be irrevocable.</span><o:p></o:p></p>
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<p class="MsoNormal"><span class="gmailsignatureprefix">-- </span><o:p></o:p></p>
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<p class="MsoNormal"><i>Lynn Clare</i><o:p></o:p></p>
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<p class="MsoNormal">Clare Law Firm, PLLC<o:p></o:p></p>
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