Lake lost on summary judgment before the trial court, but the Court of Appeals reversed and held that the expansion of Clausing's unit encroached a common area (the air above his original unit) and thus required the unanimous consent of the condo owners. Today, the Supreme Court reverses the Court of Appeals and awards attorney fees to Clausing (the Association did not request attorney fees). The Court holds first that the HPRA does not require unanimous consent of the owners to allow part of a common area to be incorporated into a unit. It further holds that the HPRA does not require that the value of each unit stated in the declaration reflect fair market value, thus it was not necessary to amend the declaration when the size of Clausing's unit changed.

Justice Fairhurst wrote the opinion for a unanimous Court. (briefs and argument)

The Court today grants a new trial to Christopher L. Jones on a charge of second degree rape. His 17-year-old niece accused him of forcible rape. The jury failed to return a verdict in his first trial, and before his second trial Jones requested to present evidence that the act was consensual during an "alcohol- and cocaine-fueled sex party" involving several other persons. The trial court ruled that the evidence was an attack on the alleged victim's credibility and so was prohibited by Washington's rape shield statute (

). The jury convicted Jones and he appealed.

In a unanimous opinion written by Justice Owens, the Court holds that the trial court violated Jones's right to present his defense.

This is not marginally relevant evidence that a court should balance against the State's interest in excluding the evidence. Instead, it is evidence of extremely high probative value; it is Jones's entire defense. Jones's evidence, if believed, would prove consent and would provide a defense to the charge of second degree rape. Since no State interest can possibly be compelling enough to preclude the introduction of evidence of high probative value, the trial court violated the Sixth Amendment when it barred such evidence.

The Court further holds that the rape shield statute applies only to past, not contemporary, acts and so does not apply here (though if it did, it still would not overcome Jones's Sixth Amendment rights). Because the error was not harmless, Jones must have a new trial. The Court also identifies two statements in the prosecutor's closing argument that violated Jones's Fifth Amendment rights. (briefs and argument)

Lake v. Woodcreek Homeowners Association, No. 81873-8 (briefs and argument). Sandra Lake and Glen Clausing are neighbors at Woodcreek Condominiums. Clausing, with Woodcreek’s approval, built a “bonus room” over his garage. This converted common area (the airspace over the garage) into apartment area. It also interfered with Lake’s view. Lake sued Clausing and Woodcreek, claiming that the law requires unanimous consent by the condominium owners to convert common area to apartment. Woodcreek and Clausing argue that unanimous consent is only required if the condominium declaration is amended, which did not happen here.

Lawson v. City of Pasco, No. 81636-1 (briefs and argument). The question before the Court is whether the Manufactured/Mobile Home Landlord-Tenant Act preempts a city’s ordinance banning the use of recreational vehicles as permanent homes in mobile home parks. Lawson owns a mobile home park in Pasco, and has at least one tenant who uses a fifth-wheel as a permanent home. Pasco has an ordinance preventing this use of a recreational vehicle, and ordered Lawson to evict all such tenants. Lawson defends on the basis that the Landlord-Tenant Act allows the use, and that the Act preempts the City’s ordinance.

Salas v. Hi-Tech Erectors, No. 81590-9 (briefs and argument). Alex Salas, a construction worker, fell off a scaffolding ladder and sued the company that set up the scaffold. At trial, the court allowed evidence that Salas is an undocumented alien. The jury did not find Hi-Tech Erectors liable for the injury. On appeal Salas argues the trial court abused its discretion. The Court of Appeals held that the evidence about Salas’ immigration status was irrelevant and prejudicial, but affirmed the lower court.

State v. Jones, No. 82613-7 (briefs and argument). Whether the rape shield statute bars testimony about contemporaneous sexual behavior for the purpose of proving consent. Kashauna Dixon claimed that she was raped by her uncle, Christopher Jones. Jones admitted to having sex with her, but claimed that she consented. According to Jones, they were having a party with several others that included alcohol, sex, and drugs.

Based on Washington’s rape shield statute, the trial court barred Jones from testifying about the party. Jones appealed, arguing that the statute only prohibits testimony about “past sexual behavior,” and that he wanted to testify about sexual behavior contemporaneous with the alleged rape. The Court of Appeals held that past behavior can refer even to the very recent past, and that even if the rape shield statute didn’t apply the evidence would have been inadmissible because it would have unduly prejudiced the jury against Dixon.