WILLIAMS v. ATHLETIC FIELD, INC.

Nos. 84555-7, 84764-9.

261 P.3d 109 (2011)

172 Wn.2d 683

Terry L. WILLIAMS and Janis E. Williams, husband and wife, Respondents, v. ATHLETIC FIELD, INC., a Washington corporation, Petitioner. Hos Bros. Construction, Inc., Appellant, v. C19-1 Shotwell, LLC; Sequoyah Electric, LLC, a Washington limited liability company; SS Landscaping Services, Inc., a Washington corporation; Pacland—Bellevue, Inc., a Washington corporation; BF-Thar, LLC, a Minnesota limited liability company and successor-in-interest of Bankfirst, a South Dakota state bank; Centurion Financial Group, LLC, a Washington limited liability company; WF Capital, Inc., a Washington limited liability company; Bingo Investments, LLC, a Washington limited liability company; and Richard Burrell, an individual, Respondents.

Supreme Court of Washington, En Banc.

Decided September 15, 2011.


Attorney(s) appearing for the Case

John L. O'Brien , O'Brien Law Firm PLLP, Issaquah, WA, Kirk Richard Wines , Jeffrey Guy Frank , Neil Armstrong Dial , Colm Nelson , Foster Pepper PLLC, Todd Christopher Hayes , Harper Hayes PLLC, Seattle, WA, for Appellant.

Klaus Otto Snyder , Kelly J. Faust Sovar , Snyder Law Firm LLC, Sumner, WA, Richard E. Spoonemore , Sirianni Youtz Meier & Spoonemore, Joseph Emil Shickich, Jr. , George Ernest Frasier , Riddell Williams PS , Seattle, WA, for Respondents.

Michael Porter Grace , Daniel Connolly Carmalt , Groff Murphy PLLC, Seattle, WA, amicus counsel for Associated General Contractors of Washington.

Robert Walton Sargeant , Marshall L. Ferguson , Daniel W. Ferm , Williams Kastner & Gibbs PLLC, Seattle, WA, amicus counsel for Washington Land Title Association.


FAIRHURST, J.

¶ 1 RCW 60.04.091(2) requires mechanics' liens to be "acknowledged pursuant to chapter 64.08 RCW"—that is, an authorized person must certify in writing that the signor executed the lien freely and voluntarily. RCW 64.08.050. RCW 60.04.091(2) also includes a sample claim of lien that the statute states "shall be sufficient" but that does not include language satisfying the acknowledgment requirement. Contractors Athletic Fields Inc. (AFI)...

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