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I am in Washington state, and my son, who has never paid rent, moved out three weeks ago. He agreed to move his furniture and boxes when I am home, but recently, he brought people into my home to assist him while I was not there, without my permission. We had an understanding that he would only... View More 
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answered on Jun 13, 2025
In Washington state, even though your son lived in your home and didn’t pay rent, he still needed to follow the rules you both agreed to when he moved out. If you had a clear understanding that he was only to enter the home when you were present and not bring others, then entering without your... View More
I have a stipulated injunction against me regarding a tenant issue. My previous attorney signed the injunction with the tenant's lawyer without my seeing or approving it, and the judge ruled based on this stipulation. I'm now looking to appeal the judgment because the tenant, who has... View More
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answered on Jun 12, 2025
If you didn’t approve or authorize your previous attorney to sign the stipulated injunction, you may have grounds to challenge its validity. Courts take stipulations seriously, but if you can prove you never gave consent, your current attorney can consider filing a motion to vacate the judgment... View More
My neighbor has built a shop on my property and continues to place equipment and personal property there despite my requests to stop. I have spoken to him, but he refuses to remove the building and his belongings. I have a survey that clearly defines my property boundaries, and I have notified the... View More
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answered on Jun 6, 2025
Hire a W?A attorney to search both titles and sue for a boundary line dispute. If you do nothing, after so long he owns some of your property inside the new boundary line .
I am a landlord in Seattle, and I am facing an issue regarding holding deposits for a lease renewal. My tenants are the first ones, and this is my first renewal with them. The original lease required a holding deposit at signature, which converted to a security deposit upon move-in. As I am... View More
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answered on Jun 12, 2025
You're right to want protection in this kind of situation—it can feel risky when tenants commit to renew, only to back out before the new term begins. Since your current lease doesn’t spell out terms for holding deposits or penalties specifically tied to lease renewals, that creates a gray... View More
My adult daughter and I have been living in a guest house on friends' property for 2.5 years without a written lease. We've been paying rent between $100-$200 monthly for about a year. Recently, the owners verbally told us to move out due to construction starting in July and suggested we... View More
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answered on Jun 12, 2025
You and your daughter do have tenant rights in Washington, even without a written lease. Once someone pays rent and occupies a space consistently, they are considered a month-to-month tenant under state law. That means the property owner must give proper written notice—usually 60 days—to end... View More
I previously filed a transfer on death deed for my house in Island County, Washington. We are now changing our will and were advised to revoke the transfer on death deed because it may complicate matters for the beneficiaries who will inherit the house. I'm looking for an online resource where... View More
answered on May 31, 2025
Hello - I'm puzzled why anyone would advise you to revoke a transfer upon death deed as normally it helps beneficiaries avoid probate. You may want to obtain a second opinion on whether you should keep the Transfer Upon Death Deed in place or revoke it. Everyone's circumstances are... View More
Over the last ten years, the county failed to install drainage according to code on an adjacent lot, which has saturated my property and caused damage to my garage's foundation, landscape, and compromised my septic tank's function. Despite reporting the issue, the county has been slow to... View More
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answered on Jun 12, 2025
You're dealing with a frustrating situation, especially after years of trying to get a resolution. When a government entity like a county fails to follow proper drainage codes and that failure directly causes damage to private property, they can be held liable under certain conditions. If the... View More
I live next to a house in Washington state where the fence, installed by the original builder about 40 years ago, is located on the property line between the two houses. Over time, the house has had several owners, and the fence has deteriorated. Although I never installed the fence, I have painted... View More
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answered on Jun 12, 2025
Under Washington state law, your obligations regarding a shared property line fence depend on several factors, including how the fence has been used and maintained over the years. Washington follows the doctrine of "common ownership" for boundary fences that have been used and maintained... View More
The apartment complex where I live is basically forcing me to move on very short notice to another unit in a different complex due to issues with moisture and rats. They are not covering moving expenses, and my current apartment will be under renovation for a month. Is this legal?
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answered on Jun 12, 2025
Unfortunately, class action settlements have strict deadlines, and after five years, you've almost certainly missed the window to join the original settlement you heard about on the news. These settlements typically require potential class members to file claims within a specific period... View More
I signed a lease for my apartment on September 17, 2024, which included a provision for receiving a patio set (2 chairs and a table). The apartment manager later refused to provide it and attempted to change the lease agreement, which I never signed or received. There are also damages to the... View More
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answered on Jun 7, 2025
It sounds like you're dealing with a frustrating situation, and your concerns are valid. If your lease included specific items—like the patio set—and the landlord failed to provide them, that could be considered a breach of contract. Additionally, ignoring needed repairs that affect your... View More
In 2011, our custom-built home was completed, but we recently discovered drawings on the glass of two windows. One marking is on a small second-story window, and we noticed it in January 2023. We recently found similar markings on a large main-level window, which appear identical and possibly... View More
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answered on May 14, 2025
It’s deeply upsetting to discover possible damage years after your home was built, especially when the builder is no longer able to respond. The fact that the markings appear to be between the panes suggests this may have occurred during the manufacturing or installation process. While you... View More
I have a month-to-month lease agreement in Washington state with a provision stating either party must give 45 days notice for termination. The landlord intends to occupy the premises and has sent a 45-day termination notice. However, I recently learned state law might require a minimum 60-day... View More
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answered on May 15, 2025
In Washington state, when a landlord wishes to terminate a month-to-month tenancy so they or an immediate family member can move into the rental, state law requires **at least 90 days' written notice**, not 60 or 45. This applies regardless of what the lease says—state law overrides lease... View More
My grandparents had full custody of my sister and me. They bought a home together in 1990. My grandmother passed away 11 years ago, and my grandfather remarried her sister. He recently passed away without a will or trust, leaving the house in his and my grandmother's names. His second wife... View More
answered on May 9, 2025
The answer to your question depends on the size of the estate and the value of the house. Your grandfather's estate can (and should) be probated even though he didn't have a will. This would be an 'intestate' probate, and anyone can open the probate after more than 40 days have... View More
I am on the board of directors for a condominium with a roof installed in 2017. Since then, we have had ongoing issues, including multiple remediations in the attic spaces above units, costing us $4,000, without admitting responsibility from the roofing company. We discovered emails indicating... View More
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answered on May 15, 2025
Even though the labor warranty has expired, you may still have legal options, especially if you can prove the damage was due to negligence or faulty installation rather than normal wear and tear. The discovery of emails about rain exposure during the work and the absence of a permit could point to... View More
I received my deposit and move-out charges in the mail on May 5th, sent by my landlord on April 30th. They charged me for paint scratches, thumbtack holes, lightbulb replacement, and a cleaning fee, even though I followed the move-out checklist. No receipts were included, just general charges and... View More
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answered on May 15, 2025
You’re not wrong to question these charges—many tenants run into this kind of situation. In most states, landlords are not allowed to deduct for normal wear and tear, and things like minor wall scuffs, small nail or thumbtack holes, and burnt-out lightbulbs usually fall under that category. If... View More
I was wrongfully terminated by my employer after a K9 did not pass an audit. The lead person took the dog from me, told me I was fired, blocked me out of the computer system, and refused to pay hours owed. Additionally, my unemployment claim has been denied. I did not receive any formal... View More
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answered on May 7, 2025
Your situation involves two distinct legal issues: wrongful termination and unemployment benefits denial. I'll address both and provide guidance on steps you can take.
Washington is an at-will employment state, which means employers can generally terminate employment for any reason,... View More
My boyfriend's sister bought him a house in 2019, and we have been covering the mortgage, repairs, and all bills associated with owning the home. We have a valid lease agreement. Recently, she had her attorney send us a typewritten notice saying we have until June 21st to vacate, although we... View More
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answered on May 14, 2025
You have legal rights as tenants in Washington, especially if you have a valid lease agreement and have been consistently paying the mortgage and maintaining the property. A typewritten letter from an attorney is not the same as an official eviction notice. In Washington, landlords must follow a... View More
I applied for an apartment in Renton, WA on April 16, 2025. During the visit, I was shown a different unit and promised verbally that the unit I would receive was exactly like the one shown, although it was not available to view then. I was offered a $1000 discount if I applied that day, which is... View More
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answered on May 15, 2025
It’s completely reasonable to feel misled and frustrated, especially when what you were promised doesn’t match what you walked into. In Washington State, landlords are expected to act in good faith, and that includes accurately representing the condition of the rental unit. If you were shown a... View More
I'm in Washington State, and my dad recently passed away. He had a truck titled in both his and his girlfriend's names, and the truck is paid off. They were not married, and his girlfriend wants to sell it to me. My sister argues that the truck is part of the estate, but since my dad has... View More
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answered on May 15, 2025
In Washington State, whether the truck is part of the estate depends on how the names are listed on the vehicle title. If the truck title shows both your dad and his girlfriend with the word "or" between their names, or if it was listed as joint tenants with right of survivorship, then... View More
I am a real estate agent in Washington state. My client entered into a Lease Agreement and a 12-month Option to Buy Agreement, neither of which were notarized. The tenant/buyer and landlord/owner later signed an Amendment (electronically signed one month ago) stating that instead of the... View More
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answered on May 15, 2025
In Washington state, a signed amendment to a lease agreement does not necessarily require notarization to be valid, as long as both parties have agreed to the terms. Since both the tenant/buyer and the landlord/owner signed the amendment, even electronically, it is likely enforceable unless there... View More
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