<div dir="ltr"><div><div class="gmail_default" style="font-family:arial,sans-serif">Reformed coverage counsel, if you please. I have been buying my soul back one estate planning client at a time since July 1, 2015. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">I discovered that being good and being legally right was not how I wanted my life story to be told when I died.....so I left and started over. </div><br clear="all"></div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div dir="ltr"><p><b><span style="font-family:"Times New Roman",serif">Brent
Williams-Ruth</span></b><span style="font-family:"Times New Roman",serif"> (pronouns: he/him)<br>
<i>Attorney-At-Law</i></span></p><p><b><span style="font-family:"Times New Roman",serif">Law
Offices of Brent Williams-Ruth, </span></b><b><span style="font-family:"Times New Roman",serif"><font size="1">a division of BWR Consulting, PLLC</font></span></b><b><span style="font-family:"Times New Roman",serif"></span></b></p><p><b><span style="font-family:"Times New Roman",serif">Physical Address: 500 S 336th Street, Suite 214; Federal
Way, WA 98003</span></b><span style="font-family:"Times New Roman",serif"></span></p><p><b><span style="font-family:"Times New Roman",serif"><font color="#ff0000">Mailing Address:</font> </span></b><b><span style="font-family:"Times New Roman",serif">PO BOX 3319; Federal Way, WA 98063 </span></b></p><p><span style="font-family:"Times New Roman",serif">Office/Scheduling
Phone:<span style="color:#004080"> </span><font color="#ff0000">(253) 285-7751</font></span></p><p><font color="#ff0000" face="Times New Roman, serif">For All Meetings & Scheduling: <a href="mailto:info@williams-ruthlaw.com" target="_blank">info@williams-ruthlaw.com</a></font></p><p>
</p><p><span style="font-family:"Times New Roman",serif"><a href="mailto:Brent@Williams-RuthLaw.com" target="_blank">e-mail</a> / <a href="http://www.williams-ruthlaw.com/" target="_blank">website</a> /</span><span style="font-size:9.5pt;font-family:"Times New Roman",serif"> </span><span style="font-family:"Times New Roman",serif"><a href="http://www.facebook.com/bwrlaw" target="_blank"><span style="font-size:9.5pt">facebook</span></a></span><span style="font-size:9.5pt;font-family:"Times New Roman",serif"> / </span><span style="font-size:12.0pt;font-family:"Times New Roman",serif"></span></p></div></div></div></div><br></div><br><div class="gmail_quote gmail_quote_container"><div dir="ltr" class="gmail_attr">On Wed, Sep 30, 2026 at 1:05 PM Mike Zeno <<a href="mailto:mikez@zenolawfirm.com">mikez@zenolawfirm.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex"><div class="msg-7760237210104772486">
<div lang="EN-US" style="overflow-wrap: break-word;">
<div class="m_-7760237210104772486WordSection1"><a href="https://www.google.com/maps/search/135+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,+WA+98033?entry=gmail&source=g">
</a><p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)">Thanks, Brent. I was hoping to hear from a coverage counsel.
</span><span style="font-family:"Segoe UI Emoji",sans-serif;color:rgb(0,32,96)">😊</span><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)"><u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)"><u></u> <u></u></span></p>
<div id="m_-7760237210104772486divtagdefaultwrapper">
<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(31,73,125)">The Law Office of G. Michael Zeno, Jr., P.S.</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:black"><u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(31,73,125)">T: <a href="tel:(425)%20947-8050" value="+14259478050" target="_blank">(425) 947-8050</a> F: <a href="tel:(425)%20947-8052" value="+14259478052" target="_blank">(425) 947-8052</a></span><span style="font-size:11pt;font-family:Calibri,sans-serif;color:black"><u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(31,73,125)"><a href="https://www.google.com/maps/search/135+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,+WA+98033?entry=gmail&source=g">135 Lake Street S., Suite 257</a></span><span style="font-size:11pt;font-family:Calibri,sans-serif;color:black"><u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(31,73,125)"><a href="https://www.google.com/maps/search/135+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,+WA+98033?entry=gmail&source=g">Kirkland, WA 98033</a></span><span style="font-size:11pt;font-family:Calibri,sans-serif;color:black"><u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(31,73,125)"> </span><span style="font-size:11pt;font-family:Calibri,sans-serif;color:black"><u></u><u></u></span></p>
<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(192,0,0)">Confidential/Privileged Communication:</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:gray"> This email and any attachments
are confidential, privileged and intended only for the intended recipient(s). Unauthorized disclosure, copying, distribution or use of this email is prohibited. If you received this email in error, please notify me immediately so we can arrange for the message
and documents to be returned and deleted. Thank you.</span><span style="font-size:11pt;font-family:Calibri,sans-serif;color:black"><u></u><u></u></span></p>
<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(192,0,0)">IRS Circular 230 Disclaimer:</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:gray"> Any tax advice provided in this communication
(including attachments) is not intended or written to be used, and it cannot be used, by the recipient or any other taxpayer (i) for the purpose of avoiding penalties that may be imposed on the recipient or any other taxpayer, or (ii) in promoting, marketing
or recommending to another party a partnership or other entity, investment plan, arrangement or other transaction. You should seek advice based on your particular circumstances from an independent tax advisor.</span><span style="font-size:11pt;font-family:Calibri,sans-serif;color:black"><u></u><u></u></span></p>
</div>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)"><u></u> <u></u></span></p>
<div style="border-width:1pt medium medium;border-style:solid none none;border-color:rgb(225,225,225) currentcolor currentcolor;padding:3pt 0in 0in">
<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Calibri,sans-serif">From:</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif"> <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>Brent Williams-Ruth<br>
<b>Sent:</b> Wednesday, September 30, 2026 12:58 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] Coverage for LLC<u></u><u></u></span></p>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif">Mike - <u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif">As a 15 year former insurance coverage attorney, I will advise that it truly does depend on the policy. Are you talking about a homeowner's policy? A commercial general liability policy? An auto
policy? Umbrella? Professional Malpractice? Is this for a carrier that is an "admitted" carrier to Washington or an excess or surplus lines carrier that is not admitted in Washington?<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif">Though, like most of our estate documents, the majority of a policy is boilerplate and is pulled together through uniform provisions.....it is a wild west of how terms and conditions are pulled
together. <u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif">Again, as a former industry representative, I am extremely cautious and always conservative with - when in down, contact your carrier/agent and make sure that you have coverage. It was my job
to be the one who would write the "I'm sorry, this is not a covered claim" letter - and we never lost. Not to say we weren't sued, but I had a 100% perfect trial or Summary Judgment record because the penalties for improper denial are so terrible in Washington
that we would only ever recommend denial if we were certain we could win in court. <u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif">Good luck!<u></u><u></u></span></p>
<p class="MsoNormal"><br clear="all">
<u></u><u></u></p>
<div>
<p><b><span style="font-family:"Times New Roman",serif">Brent Williams-Ruth</span></b><span style="font-family:"Times New Roman",serif"> (pronouns: he/him)<br>
<i>Attorney-At-Law</i></span><u></u><u></u></p>
<p><b><span style="font-family:"Times New Roman",serif">Law Offices of Brent Williams-Ruth, </span></b><b><span style="font-size:7.5pt;font-family:"Times New Roman",serif">a division of BWR Consulting, PLLC</span></b><u></u><u></u></p>
<p><b><span style="font-family:"Times New Roman",serif">Physical Address: <a href="https://www.google.com/maps/search/500+S+336th+Street,+Suite+214;+Federal+Way,+WA+98003?entry=gmail&source=g">500 S 336th Street, Suite 214; Federal Way, WA 98003</a></span></b><u></u><u></u></p>
<p><b><span style="font-family:"Times New Roman",serif;color:red">Mailing Address:</span></b><b><span style="font-family:"Times New Roman",serif"> PO BOX 3319; Federal Way, WA 98063 </span></b><u></u><u></u></p>
<p><span style="font-family:"Times New Roman",serif">Office/Scheduling Phone:<span style="color:rgb(0,64,128)"> </span><span style="color:red"><a href="tel:(253)%20285-7751" value="+12532857751" target="_blank">(253) 285-7751</a></span></span><u></u><u></u></p>
<p><span style="font-family:"Times New Roman",serif;color:red">For All Meetings & Scheduling:
<a href="mailto:info@williams-ruthlaw.com" target="_blank">info@williams-ruthlaw.com</a></span><u></u><u></u></p>
<p><span style="font-family:"Times New Roman",serif"><a href="mailto:Brent@Williams-RuthLaw.com" target="_blank">e-mail</a> / <a href="http://www.williams-ruthlaw.com/" target="_blank">website</a> /</span><span style="font-size:9.5pt;font-family:"Times New Roman",serif"> </span><span style="font-family:"Times New Roman",serif"><a href="http://www.facebook.com/bwrlaw" target="_blank"><span style="font-size:9.5pt">facebook</span></a></span><span style="font-size:9.5pt;font-family:"Times New Roman",serif"> / </span><u></u><u></u></p>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">On Wed, Sep 30, 2026 at 12:37<span style="font-family:Arial,sans-serif"> </span>PM Mike Zeno <<a href="mailto:mikez@zenolawfirm.com" target="_blank">mikez@zenolawfirm.com</a>> wrote:<u></u><u></u></p>
<blockquote style="border-width:medium medium medium 1pt;border-style:none none none solid;border-color:currentcolor currentcolor currentcolor rgb(204,204,204);padding:0in 0in 0in 6pt;margin-left:4.8pt;margin-right:0in">
<div>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)">I’ve heard from time to time that if an insured natural person transfers to an LLC, the LLC will be an insured under
the policy. Can anyone explain why this is so?</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)">I realize it depends on the policy. But under the ALTA Homeowners Policy (2021), I’m having a hard time finding
anything that provides that sort of coverage, at least explicitly. I’ve looked at “Continuation of Coverage,” which extends coverage to breach of warranty claims against the insured. But often the transfer into the LLC is by quit claim deed, which creates
an obstacle to the warranty claim (though there are arguments to the contrary that might work). In any case I’m looking for another basis for LLC coverage. The definition of the insured (“You”) doesn’t seem to help.</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)">Any thoughts?
</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)">Mike</span><u></u><u></u></p><a href="https://www.google.com/maps/search/135%0D%0A+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,%0D%0A+WA+98033?entry=gmail&source=g">
</a><p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:rgb(0,32,96)"> </span><u></u><u></u></p>
<div id="m_-7760237210104772486m_-3257556505481158060divtagdefaultwrapper">
<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(31,73,125)">The Law Office of G. Michael Zeno, Jr., P.S.</span></b><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(31,73,125)">T: <a href="tel:(425)%20947-8050" target="_blank">(425) 947-8050</a> F: <a href="tel:(425)%20947-8052" target="_blank">(425)
947-8052</a></span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(31,73,125)"><a href="https://www.google.com/maps/search/135+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,+WA+98033?entry=gmail&source=g" target="_blank">135
Lake Street S., Suite 257</a></span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(31,73,125)"><a href="https://www.google.com/maps/search/135+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,+WA+98033?entry=gmail&source=g" target="_blank">Kirkland,
WA 98033</a></span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(31,73,125)"> </span><u></u><u></u></p>
<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(192,0,0)">Confidential/Privileged Communication:</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:gray"> This
email and any attachments are confidential, privileged and intended only for the intended recipient(s). Unauthorized disclosure, copying, distribution or use of this email is prohibited. If you received this email in error, please notify me immediately so
we can arrange for the message and documents to be returned and deleted. Thank you.</span><u></u><u></u></p>
<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:rgb(192,0,0)">IRS Circular 230 Disclaimer:</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:gray"> Any
tax advice provided in this communication (including attachments) is not intended or written to be used, and it cannot be used, by the recipient or any other taxpayer (i) for the purpose of avoiding penalties that may be imposed on the recipient or any other
taxpayer, or (ii) in promoting, marketing or recommending to another party a partnership or other entity, investment plan, arrangement or other transaction. You should seek advice based on your particular circumstances from an independent tax advisor.</span><u></u><u></u></p>
</div>
<p class="MsoNormal"> <u></u><u></u></p>
</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>
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</blockquote>
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