Opinion ID: 1247375
Heading Depth: 1
Heading Rank: 3

Heading: equitable remedy

Text: The Marks argue that we should extend the period of time in which to redeem the property on equitable grounds. Traditionally, equitable principles were not utilized to relieve a party from the failure to properly exercise the privilege of redemption. In Kuper v. Stojack, 57 Wn.2d 482, 483, 358 P.2d 132 (1960) we stated: The right to redeem property sold under execution is not an equitable right created or regulated by principles of equity. It is a creature of statute and depends entirely upon the provisions of the statute creating the right. (Citations omitted.) Consistent with this view, Washington courts have declined to join the growing trend among courts to extend the statutory redemption period upon a showing of equitable grounds. See Schmidt v. Worley, 134 Wash. 582, 587-88, 236 P. 111 (1925); Majer v. Fosseen, 15 Wn. App. 687, 689, 551 P.2d 757 (1976). In both cases, the courts did not reach the question because the parties seeking equitable relief failed to make any showing that they were entitled to such relief. In recent years, the rule that redemption rights must be exercised in strict accord with the statutes creating the right has been tempered by the application of equitable principles. In GESA Fed. Credit Union v. Mutual Life Ins. Co., 105 Wn.2d 248, 254, 713 P.2d 728 (1986) we rejected the Kuper line of cases. There, we fashioned an equitable exception to the redemption statute and held that the right of redemption is not forfeited where the party redeeming substantially complies with the redemption statute. The court rejected the argument that applying equitable principles to the redemption statute would foment litigation and delay title determinations after foreclosure. We recognized that the administrative advantages of inflexibly applying the redemption statute did not outweigh the resulting injustice in a particular case. GESA Fed. Credit Union, at 254-56. [2] This case is distinguishable from GESA, however. In that case, we held: The redemption statute involves a number of provisions, some of which confer a statutory right, e.g., RCW 6.24.130, and some of which establish a procedure by which that right is perfected, e.g., RCW 6.24.145. A statute is remedial when it relates to practice, procedure, or remedies and does not affect a substantive or vested right.  Moreover, it has long been the practice in this state to liberally construe remedial legislation to accomplish legislative purpose. (Citations omitted. Some italics ours.) GESA Fed. Credit Union, 105 Wn.2d at 254-55. In GESA, our resort to equity was proper because the statute at issue was remedial. Here, however, the statute at issue creates a substantive right. Consequently, we may not alter the scheme the Legislature has established. It may seem harsh to deny equity to the Marks. After the sheriff had deposited their tendered funds in court, it was probably impossible to raise sufficient funds in time to attempt a proper redemption. However, to balance the equities in every unsuccessful case of redemption would create confusion in a highly complex area of law. The rights established by the Legislature must remain exclusive if they are to remain reliable.