Source: https://app.leg.wa.gov/rcw/default.aspx?cite=7.28&full=true
Timestamp: 2019-05-24 19:31:44
Document Index: 318566561

Matched Legal Cases: ['§ 170', '§ 1', '§ 1', '§ 536', '§ 1', '§ 540', '§ 488', '§ 398', '§ 785', '§ 1', '§ 786', '§ 2', '§ 787', '§ 3', '§ 788', '§ 4', '§ 789', '§ 7', '§ 7', '§ 5', '§ 790', '§ 6', '§ 791', '§ 171', '§ 537', '§ 541', '§ 489', '§ 792', '§ 172', '§ 538', '§ 2', '§ 542', '§ 490', '§ 793', '§ 173', '§ 539', '§ 543', '§ 491', '§ 794', '§ 174', '§ 540', '§ 544', '§ 492', '§ 795', '§ 175', '§ 541', '§ 545', '§ 493', '§ 796', '§ 176', '§ 1', '§ 797', '§ 2', '§ 798', '§ 177', '§ 3', '§ 799', '§ 178', '§ 544', '§ 548', '§ 496', '§ 802', '§ 545', '§ 549', '§ 497', '§ 803', '§ 180', '§ 547', '§ 551', '§ 499', '§ 805', '§ 181', '§ 548', '§ 552', '§ 500', '§ 182', '§ 1', '§ 549', '§ 553', '§ 501', '§ 806', '§ 183', '§ 550', '§ 554', '§ 502', '§ 807', '§ 184', '§ 551', '§ 556', '§ 504', '§ 808', '§ 17', '§ 1', '§ 785', '§ 1', '§ 809', '§ 2', '§ 809']

Chapter 7.28 RCW: EJECTMENT, QUIETING TITLE
RCWs > Title 7 > Chapter 7.28
Chapter 7.28 RCW
EJECTMENT, QUIETING TITLE
7.28.010 Who may maintain actions—Service on nonresident defendant.
7.28.050 Limitation of actions for recovery of real property—Adverse possession under title deducible of record.
7.28.060 Rights inhere to heirs, devisees and assigns.
7.28.070 Adverse possession under claim and color of title—Payment of taxes.
7.28.080 Color of title to vacant and unoccupied land.
7.28.083 Adverse possession—Reimbursement of taxes or assessments—Payment of unpaid taxes or assessments—Awarding of costs and attorneys' fees.
7.28.085 Adverse possession—Forestland—Additional requirements—Exceptions.
7.28.090 Adverse possession—Public lands—Adverse title in infants, etc.
7.28.100 Construction.
7.28.110 Substitution of landlord in action against tenant.
7.28.120 Pleadings—Superior title prevails.
7.28.130 Defendant must plead nature of his or her estate or right to possession.
7.28.140 Verdict of jury.
7.28.150 Damages—Limitation—Permanent improvements.
7.28.160 Defendant's counterclaim for permanent improvements and taxes paid.
7.28.170 Defendant's counterclaim for permanent improvements and taxes paid—Pleadings, issues and trial on counterclaim.
7.28.180 Defendant's counterclaim for permanent improvements and taxes paid—Judgment on counterclaim—Payment.
7.28.190 Verdict where plaintiff's right to possession expires before trial.
7.28.200 Order for survey of property.
7.28.210 Order for survey of property—Contents of order—Service.
7.28.220 Alienation by defendant, effect of.
7.28.230 Mortgagee cannot maintain action for possession—Possession to collect mortgaged, pledged, or assigned rents and profits—Perfection of security interest.
7.28.240 Action between cotenants.
7.28.250 Action against tenant on failure to pay rent.
7.28.260 Effect of judgment—Lis pendens—Vacation.
7.28.270 Effect of vacation of judgment.
7.28.280 Conflicting claims, donation law, generally—Joinder of parties.
7.28.300 Quieting title against outlawed mortgage or deed of trust.
7.28.310 Quieting title to personal property.
7.28.320 Possession no defense.
Forcible and unlawful entry, detainer: Chapters 59.12, 59.16 RCW.
Liens: Title 60 RCW.
Real property: Title 64 RCW.
RCW 7.28.010
Who may maintain actions—Service on nonresident defendant.
Any person having a valid subsisting interest in real property, and a right to the possession thereof, may recover the same by action in the superior court of the proper county, to be brought against the tenant in possession; if there is no such tenant, then against the person claiming the title or some interest therein, and may have judgment in such action quieting or removing a cloud from plaintiff's title; an action to quiet title may be brought by the known heirs of any deceased person, or of any person presumed in law to be deceased, or by the successors in interest of such known heirs against the unknown heirs of such deceased person or against such person presumed to be deceased and his or her unknown heirs, and if it shall be made to appear in such action that the plaintiffs are heirs of the deceased person, or the person presumed in law to be deceased, or the successors in interest of such heirs, and have been in possession of the real property involved in such action for ten years preceding the time of the commencement of such action, and that during said time no person other than the plaintiff in the action or his or her grantors has claimed or asserted any right or title or interest in said property, the court may adjudge and decree the plaintiff or plaintiffs in such action to be the owners of such real property, free from all claims of any unknown heirs of such deceased person, or person presumed in law to be deceased; and an action to quiet title may be maintained by any person in the actual possession of real property against the unknown heirs of a person known to be dead, or against any person where it is not known whether such person is dead or not, and against the unknown heirs of such person, and if it shall thereafter transpire that such person was at the time of commencing such action dead the judgment or decree in such action shall be as binding and conclusive on the heirs of such person as though they had been known and named; and in all actions, under this section, to quiet or remove a cloud from the title to real property, if the defendant be absent or a nonresident of this state, or cannot, after due diligence, be found within the state, or conceals himself or herself to avoid the service of summons, service may be made upon such defendant by publication of summons as provided by law; and the court may appoint a trustee for such absent or nonresident defendant, to make or cancel any deed or conveyance of whatsoever nature, or do any other act to carry into effect the judgment or the decree of the court.
[ 2011 c 336 § 170; 1911 c 83 § 1; 1890 c 72 § 1; Code 1881 § 536; 1879 p 134 § 1; 1877 p 112 § 540; 1869 p 128 § 488; 1854 p 205 § 398; RRS § 785. Formerly RCW 7.28.010, 7.28.020, 7.28.030, and 7.28.040.]
Process, publication, etc.: Chapter 4.28 RCW.
RCW 7.28.050
Limitation of actions for recovery of real property—Adverse possession under title deducible of record.
[ 1893 c 11 § 1; RRS § 786.]
RCW 7.28.060
Rights inhere to heirs, devisees and assigns.
[ 1893 c 11 § 2; RRS § 787.]
RCW 7.28.070
Adverse possession under claim and color of title—Payment of taxes.
[ 1893 c 11 § 3; RRS § 788.]
RCW 7.28.080
Color of title to vacant and unoccupied land.
Every person having color of title made in good faith to vacant and unoccupied land, who shall pay all taxes legally assessed thereon for seven successive years, he or she shall be deemed and adjudged to be the legal owner of said vacant and unoccupied land to the extent and according to the purport of his or her paper title. All persons holding under such taxpayer, by purchase, devise or descent, before said seven years shall have expired, and who shall continue to pay the taxes as aforesaid, so as to complete the payment of said taxes for the term aforesaid, shall be entitled to the benefit of this section: PROVIDED, HOWEVER, If any person having a better paper title to said vacant and unoccupied land shall, during the said term of seven years, pay the taxes as assessed on said land for any one or more years of said term of seven years, then and in that case such taxpayer, his heirs or assigns, shall not be entitled to the benefit of this section.
[ 1893 c 11 § 4; RRS § 789.]
RCW 7.28.090
Adverse possession—Public lands—Adverse title in infants, etc.
RCW 7.28.070 and 7.28.080 shall not extend to lands or tenements owned by the United States or this state, nor to school lands, nor to lands held for any public purpose. Nor shall they extend to lands or tenements when there shall be an adverse title to such lands or tenements, and the holder of such adverse title is a person under eighteen years of age, or incompetent within the meaning of RCW 11.88.010: PROVIDED, Such persons as aforesaid shall commence an action to recover such lands or tenements so possessed as aforesaid, within three years after the several disabilities herein enumerated shall cease to exist, and shall prosecute such action to judgment, or in case of vacant and unoccupied land shall, within the time last aforesaid, pay to the person or persons who have paid the same for his or her betterments, and the taxes, with interest on said taxes at the legal rate per annum that have been paid on said vacant and unimproved land.
[ 1977 ex.s. c 80 § 7; 1971 ex.s. c 292 § 7; 1893 c 11 § 5; RRS § 790.]
RCW 7.28.100
[ 1893 c 11 § 6; RRS § 791.]
RCW 7.28.110
Substitution of landlord in action against tenant.
A defendant who is in actual possession may, for answer, plead that he or she is in possession only as a tenant of another, naming him or her and his or her place of residence, and thereupon the landlord, if he or she applies therefor, shall be made defendant in place of the tenant, and the action shall proceed in all respects as if originally commenced against him or her. If the landlord does not apply to be made defendant within the time the tenant is allowed to answer, thereafter he or she shall not be allowed to, but he or she shall be made defendant if the plaintiff require it. If the landlord be made defendant on motion of the plaintiff he or she shall be required to appear and answer within ten days from notice of the pendency of the action and the order making him or her defendant, or such further notice as the court or judge thereof may prescribe.
[ 2011 c 336 § 171; Code 1881 § 537; 1877 p 112 § 541; 1869 p 128 § 489; RRS § 792.]
RCW 7.28.120
Pleadings—Superior title prevails.
The plaintiff in such action shall set forth in his or her complaint the nature of his or her estate, claim, or title to the property, and the defendant may set up a legal or equitable defense to plaintiff's claims; and the superior title, whether legal or equitable, shall prevail. The property shall be described with such certainty as to enable the possession thereof to be delivered if a recovery be had.
[ 2011 c 336 § 172; Code 1881 § 538; 1879 p 134 § 2; 1877 p 113 § 542; 1869 p 128 § 490; RRS § 793.]
RCW 7.28.130
Defendant must plead nature of his or her estate or right to possession.
The defendant shall not be allowed to give in evidence any estate in himself, herself, or another in the property, or any license or right to the possession thereof unless the same be pleaded in his or her answer. If so pleaded, the nature and duration of such estate, or license or right to the possession, shall be set forth with the certainty and particularity required in a complaint. If the defendant does not defend for the whole of the property, he or she shall specify for what particular part he or she does defend. In an action against a tenant, the judgment shall be conclusive against a landlord who has been made defendant in place of the tenant, to the same extent as if the action had been originally commenced against him or her.
[ 2011 c 336 § 173; Code 1881 § 539; 1877 p 113 § 543; 1869 p 129 § 491; RRS § 794.]
RCW 7.28.140
(1) If the verdict be for the plaintiff, that he or she is entitled to the possession of the property described in the complaint, or some part thereof, or some undivided share or interest in either, and the nature and duration of his or her estate in such property, part thereof, or undivided share or interest, in either, as the case may be.
(2) If the verdict be for the defendant, that the plaintiff is not entitled to the possession of the property described in the complaint, or to such part thereof as the defendant defends for, and the estate in such property or part thereof, or license, or right to the possession of either established on the trial by the defendant, if any, in effect as the same is required to be pleaded.
[ 2011 c 336 § 174; Code 1881 § 540; 1877 p 113 § 544; 1869 p 129 § 492; RRS § 795.]
Rules of court: CR 49.
General, special verdicts: RCW 4.44.410 through 4.44.440.
RCW 7.28.150
Damages—Limitation—Permanent improvements.
The plaintiff shall only be entitled to recover damages for withholding the property for the term of six years next preceding the commencement of the action, and for any period that may elapse from such commencement, to the time of giving a verdict therein, exclusive of the use of permanent improvements made by the defendant. When permanent improvements have been made upon the property by the defendant, or those under whom he or she claims holding under color of title adversely to the claim of the plaintiff, in good faith, the value thereof at the time of trial shall be allowed as a setoff against such damages.
[ 2011 c 336 § 175; Code 1881 § 541; 1877 p 113 § 545; 1869 p 129 § 493; RRS § 796.]
Reviser's note: Compare the last sentence of this section with RCW 7.28.160 through 7.28.180.
RCW 7.28.160
Defendant's counterclaim for permanent improvements and taxes paid.
In an action for the recovery of real property upon which permanent improvements have been made or general or special taxes or local assessments have been paid by a defendant, or those under whom he or she claims, holding in good faith under color or claim of title adversely to the claim of plaintiff, the value of such improvements and the amount of such taxes or assessments with interest thereon from date of payment must be allowed as a counterclaim to the defendant.
[ 2011 c 336 § 176; 1903 c 137 § 1; RRS § 797.]
RCW 7.28.170
Defendant's counterclaim for permanent improvements and taxes paid—Pleadings, issues and trial on counterclaim.
The counterclaim shall set forth the value of the land apart from the improvements, and the nature and value of the improvements apart from the land and the amount of said taxes and assessments so paid, and the date of payment. Issues shall be joined and tried as in other actions, and the value of the land and the amount of said taxes and assessments apart from the improvements, and the value of the improvements apart from the land must be specifically found by the verdict of the jury, report of the referee, or findings of the court as the case may be.
[ 1903 c 137 § 2; RRS § 798.]
RCW 7.28.180
Defendant's counterclaim for permanent improvements and taxes paid—Judgment on counterclaim—Payment.
[ 2011 c 336 § 177; 1903 c 137 § 3; RRS § 799.]
RCW 7.28.190
Verdict where plaintiff's right to possession expires before trial.
RCW 7.28.200
Order for survey of property.
RCW 7.28.210
Order for survey of property—Contents of order—Service.
The order shall describe the property, and a copy thereof shall be served upon the defendant, and thereupon the party may enter upon the property and make such survey and admeasurement; but if any unnecessary injury be done to the premises, he or she shall be liable therefor.
[ 2011 c 336 § 178; Code 1881 § 544; 1877 p 114 § 548; 1869 p 130 § 496; RRS § 802.]
RCW 7.28.220
Alienation by defendant, effect of.
An action for the recovery of the possession of real property against a person in possession, cannot be prejudiced by any alienation made by such person either before or after the commencement of the action; but if such alienation be made after the commencement of the action, and the defendant do not satisfy the judgment recovered for damages for withholding the possession, such damages may be recovered by action against the purchaser.
[Code 1881 § 545; 1877 p 114 § 549; 1869 p 130 § 497; RRS § 803.]
RCW 7.28.240
Action between cotenants.
In an action by a tenant in common, or a joint tenant of real property against his or her cotenant, the plaintiff must show, in addition to his or her evidence of right, that the defendant either denied the plaintiff's right or did some act amounting to such denial.
[ 2011 c 336 § 180; Code 1881 § 547; 1877 p 114 § 551; 1869 p 130 § 499; RRS § 805.]
RCW 7.28.250
Action against tenant on failure to pay rent.
When in the case of a lease of real property and the failure of tenant to pay rent, the landlord has a subsisting right to reenter for such failure; he or she may bring an action to recover the possession of such property, and such action is equivalent to a demand of the rent and a reentry upon the property. But if at any time before the judgment in such action, the lessee or his or her successor in interest as to the whole or a part of the property, pay to the plaintiff, or bring into court the amount of rent then in arrear, with interest and cost of action, and perform the other covenants or agreements on the part of the lessee, he or she shall be entitled to continue in the possession according to the terms of the lease.
[ 2011 c 336 § 181; Code 1881 § 548; 1877 p 114 § 552; 1869 p 131 § 500; No RRS.]
RCW 7.28.260
Effect of judgment—Lis pendens—Vacation.
In an action to recover possession of real property, the judgment rendered therein shall be conclusive as to the estate in such property and the right of possession thereof, so far as the same is thereby determined, upon all persons claiming by, through, or under the party against whom the judgment is rendered, by title or interest passing after the commencement of the action, if the party in whose favor the judgment is rendered shall have filed a notice of the pendency of the action as required by RCW 4.28.320. When service of the notice is made by publication, and judgment is given for failure to answer, at any time within two years from the entry thereof, the defendant or his or her successor in interest as to the whole or any part of the property, shall, upon application to the court or judge thereof, be entitled to an order, vacating the judgment and granting him or her a new trial, upon the payment of the costs of the action.
[ 2011 c 336 § 182; 1909 c 35 § 1; Code 1881 § 549; 1877 p 114 § 553; 1869 p 131 § 501; RRS § 806.]
RCW 7.28.270
Effect of vacation of judgment.
If the plaintiff has taken possession of the property before the judgment is set aside and a new trial granted, as provided in RCW 7.28.260, such possession shall not be thereby affected in any way; and if judgment be given for defendant in the new trial, he or she shall be entitled to restitution by execution in the same manner as if he or she were plaintiff.
[ 2011 c 336 § 183; Code 1881 § 550; 1877 p 115 § 554; 1869 p 131 § 502; RRS § 807.]
RCW 7.28.280
Conflicting claims, donation law, generally—Joinder of parties.
In an action at law, for the recovery of the possession of real property, if either party claims the property as a donee of the United States, and under the act of congress approved September 27th, 1850, commonly called the "Donation law," or the acts amendatory thereof, such party, from the date of his or her settlement thereon, as provided in said act, shall be deemed to have a legal estate in fee, in such property, to continue upon condition that he or she perform the conditions required by such acts, which estate is unconditional and indefeasible after the performance of such conditions. In such action, if both plaintiff and defendant claim title to the same real property, by virtue of settlement, under such acts, such settlement and performance of the subsequent condition shall be prima facie presumed in favor of the party having or claiming under the elder certificate, or patent, as the case may be, unless it appears upon the face of such certificate or patent that the same is absolutely void. Any person in possession, by himself or herself or his or her tenant, of real property, and any private or municipal corporation in possession by itself or its tenant of any real property, or when such real property is not in the actual possession of anyone, any person or private or municipal corporation claiming title to any real property under a patent from the United States, or during his, her, or its claim of title to such real property under a patent from the United States for such real estate, may maintain a civil action against any person or persons, corporations, or associations claiming an interest in said real property or any part thereof, or any right thereto adverse to him, her, them, or it, for the purpose of determining such claim, estate, or interest; and where several persons, or private or municipal corporations are in possession of, or claim as aforesaid, separate parcels of real property, and an adverse interest is claimed or claim made in or to any such parcels, by any other person, persons, corporations, or associations, arising out of a question, conveyance, statute, grant, or other matter common to all such parcels of real estate, all or any portion of such persons or corporations so in possession, or claiming such parcel of real property may unite as plaintiffs in such suit to determine such adverse claim or interest against all persons, corporations, or associations claiming such adverse interest.
[ 2011 c 336 § 184; Code 1881 § 551; 1877 p 116 § 556; 1869 p 132 § 504; RRS §§ 808, 809. Formerly RCW 7.28.280 and 7.28.290.]
RCW 7.28.300
Quieting title against outlawed mortgage or deed of trust.
[ 1998 c 295 § 17; 1937 c 124 § 1; RRS § 785-1.]
RCW 7.28.310
Quieting title to personal property.
Any person or corporation claiming to be the owner of or interested in any tangible or intangible personal property may institute and maintain a suit against any person or corporation also claiming title to or any interest in such property for the purpose of adjudicating the title of the plaintiff to such property, or any interest therein, against any and all adverse claims; removing all such adverse claims as clouds upon the title of the plaintiff and quieting the title of the plaintiff against any and all such adverse claims.
[ 1929 c 100 § 1; RRS § 809-1.]
RCW 7.28.320
Possession no defense.
[ 1929 c 100 § 2; RRS § 809-2.]