<div dir="ltr"><div><div class="gmail_default" style="font-size:large">Thank you so much for this. This week alone, three people talked to me about setting up trusts "to protect their assets". I have to explain to them that what they hear at some free dinner or on some show isn't applicable in WA. I can't speak for other jurisdictions known for their approach to trusts but I am amazed at how far people are willing to go. I then discuss the homestead exemption (which is typically the address they are asking about. </div><br clear="all"></div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div><br></div><div><span style="color:rgb(56,118,29);font-family:georgia,serif;font-size:large"><br></span></div><div><span style="color:rgb(56,118,29);font-family:georgia,serif;font-size:large">Thank you.</span></div><div><span style="color:rgb(56,118,29);font-family:georgia,serif;font-size:large">Diane Kiepe, J.D., LL.M. Taxation</span></div><div><font color="#38761d" face="georgia, serif" size="4">Kiepe Estate and Probate, PLLC<br></font><div><font size="4" face="georgia, serif" color="#38761d"><a href="mailto:diane@kiepelaw.com" target="_blank">diane@kiepelaw.com</a></font></div><div><font size="4" face="georgia, serif" color="#38761d">200 N. Mullan Rd., Suite 203</font></div><div><font size="4" face="georgia, serif" color="#38761d">Spokane Valley, WA 99206</font></div></div><div><span style="color:rgb(56,118,29);font-family:georgia,serif;font-size:large">509-808-2087</span></div><div><div><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px">Confidentiality</span><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px"> Notice: This page and any accompanying documents contain information that is </span><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px">confidential</span><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px">, privileged, or exempt from disclosure under applicable law and is intended for the exclusive use of the addressee. This information is private and protected by law. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or use of the contents of this information in any manner is strictly prohibited.</span></div></div></div></div></div><br></div><br><div class="gmail_quote gmail_quote_container"><div dir="ltr" class="gmail_attr">On Fri, Oct 30, 2026 at 9:23 AM Mark McClure, J.D. - McClure Law Group <<a href="mailto:mark@mcclurelawgroup.com">mark@mcclurelawgroup.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-6211096386766977360"><div lang="EN-US" style="overflow-wrap: break-word;"><div class="m_-6211096386766977360WordSection1"><p class="MsoNormal" style="margin-bottom:6pt"><b>Bankruptcy perspective:</b> Revocable Living Trusts are great; but the homestead in this state only applies to property owned by the debtor that the debtor lives in, intends to live in, or has dependents living in. And, assets in a revocable trust are accessible by trustor’s creditors. </p><p class="MsoNormal" style="margin-bottom:6pt">While a good argument can be made that the beneficiary of a trust living in a property that is in the trust, should be able to claim that homestead, it is not explicit in the code nor is there any good case law that I am aware of in this state.</p><p class="MsoNormal" style="margin-bottom:6pt">Reminder, in King County, the homestead exemption this year is $940,000. </p><p class="MsoNormal" style="margin-bottom:6pt">I recommend to my clients that they move the homestead out of the trust before filing. There is another gotchya though. The 1,215-day rule, which is a federal statutory cap under 11 U.S.C. § 522(p) of the U.S. Bankruptcy Code. This is how long if a client wanted to be uber safe would wait after that transfer to file the bankruptcy.</p><p class="MsoNormal" style="margin-bottom:6pt">Again, there are good equitable beneficial title arguments to be made, but what one bankruptcy judge may buy, another may not.</p><div><p class="MsoNormal" style="background:white"><b><span style="font-family:Helvetica,sans-serif;color:rgb(76,118,162)">Mark C. McClure</span></b><b><span style="font-size:24pt;font-family:Helvetica,sans-serif;color:rgb(76,118,162)"> </span></b><b><span style="font-family:Helvetica,sans-serif;color:rgb(76,118,162)">| </span></b><i><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:rgb(76,118,162)">Managing Attorney <br></span></i><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:navy">Law Office of Mark McClure, PS<b> <br></b><i>"Why Retire With Debt?"<br></i><a href="https://www.google.com/maps/search/1103+West+Meeker+Street,+%23101+Kent,+WA+98032+Office:%C2%A0+253?entry=gmail&source=g">1103 West Meeker Street, #101</a><br><a href="https://www.google.com/maps/search/1103+West+Meeker+Street,+%23101+Kent,+WA+98032+Office:%C2%A0+253?entry=gmail&source=g">Kent, WA 98032</a></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:navy">Office: <a href="tel:(253)%20631-6484" value="+12536316484" target="_blank">253.631.6484</a> (Leave Msg - Will be returned within 24 hours)<br></span><span style="font-size:11pt;font-family:Helvetica,sans-serif;color:rgb(0,51,153)">Email: </span><span style="color:black"><a href="mailto:Mark@McClureLawGroup.com" target="_blank"><span style="font-size:11pt;font-family:Helvetica,sans-serif;color:purple">Mark@McClureLawGroup.com</span></a></span><span style="font-size:11pt;font-family:Helvetica,sans-serif;color:rgb(0,51,153)"><br>Web: </span><span style="color:black"><a href="http://www.mcclurelawgroup.com/" target="_blank"><span style="font-size:11pt;font-family:Helvetica,sans-serif;color:blue">www.McClureLawGroup.com</span></a></span><span style="font-size:11pt;font-family:Helvetica,sans-serif;color:rgb(0,51,153)"> </span></p><p class="MsoNormal" style="background:white"><b><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:rgb(31,73,125)">Notice of Unavailability:</span></b><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:rgb(31,73,125)"> </span><b><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:red"> </span></b></p><p class="MsoNormal" style="background:white"><b><span style="font-size:11pt;font-family:Helvetica,sans-serif;color:red">TBD</span></b></p><p class="MsoNormal" style="background:white"><b><span style="font-size:9pt;font-family:Helvetica,sans-serif;color:rgb(192,80,77)">**NOTE** All visits must be scheduled in advance for access to the building. Call </span></b><span style="font-size:9pt;font-family:Helvetica,sans-serif;color:rgb(192,80,77)"><a href="tel:(253)%20631-6484" value="+12536316484" target="_blank">253-631-6484</a> <b> to schedule.</b></span></p><p class="MsoNormal" style="background:white"><b><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:navy">CONFIDENTIALITY NOTICE:</span></b><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:navy"> </span><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:rgb(28,30,33);background:rgb(242,243,245)">This email contains legal stuff. If you are not the intended recipient you could get into a lot of trouble if you read it, and even more trouble if you tell someone else about it. So, the best thing to do is ignore it and forget you ever saw it. Thank you.</span><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:navy"> </span></p></div><p class="MsoNormal"> </p><div><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">From:</span></b><span style="font-size:11pt"> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Eric Nelsen<br><b>Sent:</b> Friday, October 30, 2026 9:12 AM<br><b>To:</b> WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com" target="_blank">wsbapt@lists.wsbarppt.com</a>>; 'WSBA Real Property Listserv' <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBAPT] In active LLC - transfer of real property to living trust</span></p></div></div><p class="MsoNormal"> </p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif">The transfer should be done by the persons authorized to dissolve and wind up the LLC. If it’s member-managed, then a deed from all members would probably do it—but need to read the LLC’s Operating Agreement and the statutes. See RCW 25.15.297.</span></p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif"> </span></p><div><p class="MsoNormal"><span style="font-family:Aptos,sans-serif">Sincerely,</span></p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif"> </span></p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif">Eric</span></p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif"> </span></p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif">Eric C. Nelsen</span></p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif">Sayre Law Offices, PLLC</span></p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif"><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g">1417 31st Ave South</a></span></p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif"><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g">Seattle WA 98144-3909</a></span></p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif"><a href="tel:(206)%20625-0092" value="+12066250092" target="_blank">206-625-0092</a></span></p><p class="MsoNormal"><span style="font-family:Aptos,sans-serif"><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style="color:rgb(70,120,134)">eric@sayrelawoffices.com</span></a></span></p></div><p class="MsoNormal"><span style="font-family:Aptos,sans-serif"> </span></p><div><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">From:</span></b><span style="font-size:11pt"> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b><a href="mailto:Jeff@bellanddavispllc.com" target="_blank">Jeff@bellanddavispllc.com</a><br><b>Sent:</b> Friday, October 30, 2026 9:04 AM<br><b>To:</b> 'WSBA Real Property Listserv' <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>>; 'WSBA Probate & Trust Listserv' <<a href="mailto:wsbapt@lists.wsbarppt.com" target="_blank">wsbapt@lists.wsbarppt.com</a>><br><b>Subject:</b> [WSBAPT] In active LLC - transfer of real property to living trust</span></p></div></div><p class="MsoNormal"> </p><p class="MsoNormal"><span style="font-size:11pt">Listmates:</span></p><p class="MsoNormal"><span style="font-size:11pt"> </span></p><p class="MsoNormal"><span style="font-size:11pt">For estate planning purposes, PC and siblings transferred rental real property into an LLC. After covid and the new landlord-tenant act, the property was taken out of the rental pool and one sibling bought out. The other siblings let the LLC license lapse. Now the remaining members want to transfer the property to a Trust. Can the remaining members sign a deed on behalf of the LLC and transfer insurable title to a newly formed trust?</span></p><p class="MsoNormal"><span style="font-size:11pt"> </span></p><p class="MsoNormal"><span style="font-size:11pt">Jeff Davis</span></p><p class="MsoNormal"><span style="font-size:11pt"> </span></p><p class="MsoNormal"><b><span style="font-size:11pt;font-family:Tahoma,sans-serif">W. Jeff Davis</span></b></p><p class="MsoNormal"><b><span style="font-size:10pt;font-family:Tahoma,sans-serif;color:black">BELL & DAVIS PLLC</span></b></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></p><p class="MsoNormal"><span style="font-size:10pt;font-family:Tahoma,sans-serif;color:black"><a href="https://www.google.com/maps/search/720+E.+Washington+Street,+Suite+105+Sequim+WA+98382?entry=gmail&source=g">720 E. Washington Street, Suite 105</a><br><a href="https://www.google.com/maps/search/720+E.+Washington+Street,+Suite+105+Sequim+WA+98382?entry=gmail&source=g">Sequim WA 98382</a><br>Phone: <a href="tel:(360)%20683-1129" value="+13606831129" target="_blank">(360) 683.1129</a> <br>Fax: <a href="tel:(360)%20683-1258" value="+13606831258" target="_blank">(360) 683.1258</a> <br>email: </span><span style="font-size:10pt;font-family:Tahoma,sans-serif"><a href="mailto:jeff@bellanddavispllc.com" target="_blank">jeff@bellanddavispllc.com</a><span style="color:black"><br></span></span><span style="font-size:11pt"><a href="http://www.bellanddavispllc.com/" target="_blank"><span style="font-size:10pt;font-family:Tahoma,sans-serif;color:blue">www.bellanddavispllc.com</span></a></span><span style="font-size:10pt;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><span style="font-size:11pt"><a href="mailto:info@bellanddavispllc.com" target="_blank"><span style="font-size:10pt;font-family:Tahoma,sans-serif;color:blue">info@bellanddavispllc.com</span></a></span><span style="font-size:10pt;font-family:Tahoma,sans-serif;color:black"> or call <a href="tel:(360)%20683-1129" value="+13606831129" target="_blank">360.683.1129</a>.</span><span style="font-size:10pt;font-family:Tahoma,sans-serif"></span></p><p class="MsoNormal"><b><span style="font-size:11pt"> </span></b></p><p class="MsoNormal"> </p></div></div>
***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" rel="noreferrer" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a></div></blockquote></div>