Disclaimer
This article is for general informational purposes only. It is not legal advice. If you have a partition dispute, consult a Washington attorney about your specific situation.
Detailed Answer
In a Washington partition action, you will need clear, verifiable documentation to support any claim that you paid expenses for the property and are entitled to reimbursement, a credit, or an accounting. Washington’s partition statute and case law treat partition as an equitable remedy, so courts will admit and weigh whatever reliable evidence you produce when deciding who paid what and who owes what share. See the Washington partition statutes: RCW Chapter 7.60 (Partition).
Core types of paperwork to collect and submit
- Original or certified receipts and invoices from contractors, suppliers, or service providers showing date, amount, payee, and description of work or goods (e.g., roof repair invoice, plumbing invoice).
- Cancelled checks (front and back images) showing payee, date, and endorsement. These are strong proof of payment.
- Bank statements showing the debit or ACH transfer that matches the invoice or check. Include the page showing account holder name and the transaction line that matches the payment.
- Credit card statements with the posted charge and, if possible, the merchant receipt or invoice matching that charge.
- Copies of contracts or written work agreements that describe the scope of work and price.
- Escrow, closing, or settlement statements (e.g., HUD-1, closing disclosures) for major repairs or purchases tied to acquisition/ disposition of the property.
- Property tax bills, insurance bills, mortgage statements showing payments you made that relate to the property (taxes, hazards/HOI payments, mortgage payments).
- Permits and inspection reports for renovations or repairs that required local permits (municipal permit numbers, final inspection sign-offs).
- Receipts for materials and supplies (home improvement stores) showing date, item description, and payment method.
- Photos or videos (time-stamped if possible) showing the condition before and after repairs or improvements.
- Proof of distribution of proceeds or payments between co-owners (checks, transfers to co-owners, receipts) if you already attempted to reconcile expenses.
- Affidavits or declarations from vendors, the payor (you), or an accounting professional confirming the payments and business records.
How to organize and authenticate the evidence
Courts prefer organized, easy-to-follow submissions. Create a concise exhibit notebook or electronic exhibit that includes:
- An index or table of contents that ties each numbered exhibit to a line item in a simple ledger (date, payee, amount, purpose, exhibit number).
- A one-page summary (ledger) that totals categories (repairs, improvements, taxes, mortgage) and shows which entries you seek to recover or have already been credited.
- Original documents or certified copies when possible. If you only have copies, be ready to explain why originals are unavailable and authenticate copies with a witness or business-records affidavit.
- Supporting testimony: a short declaration from the person who paid the expense explaining substitution (why paid), benefit to the property, and cross-reference to supporting exhibits.
Hearsay and business records
Many payment documents (bank and credit card statements, vendor invoices, payroll or bookkeeping entries) can be admitted under the business-records exception to the hearsay rules. Washington’s court rules provide the framework for admitting business records; discuss authentication and business-record affidavits with counsel. See Washington Court Rules for evidence: Washington Rules of Evidence (look to the business-records exception).
What the court will look for
- Proof that the expense was actually paid by you (cancelled check, bank or credit card statement).
- Proof the expense related to the property (invoice showing address or description, permit, photos).
- Proof the expense was reasonable and necessary (detailed invoice, multiple bids, expert testimony for large projects).
- Evidence of how the payment benefitted the co-owners (increased marketability, avoided waste, preserved asset value).
Specific examples (hypothetical)
Example A — Roof repair: include the contractor’s signed invoice describing the work and cost, the paid check image or bank transfer confirmation, permit and final inspection report (if required), and before/after photos. Example B — Ongoing utilities/taxes: include monthly statements showing account and payments, plus bank records showing who paid and when.
Common pitfalls to avoid
- Relying on informal notes or memory alone—unsupported testimony is weaker than documents.
- Submitting undated or unsigned receipts without corroboration.
- Failing to connect a payment to a specific property expense (e.g., a bank transfer labeled vaguely “house” without an invoice).
Helpful Hints
- Start preserving and organizing documents now—evidence is easier to collect early.
- Make a single PDF exhibit file with bookmarks for the court and one with redactions for personal account numbers if you must share confidential bank statements.
- Use a clear ledger that matches each ledger line to an exhibit number; judges and mediators rely on clear summaries.
- If a vendor is unavailable, obtain an affidavit from the payor plus corroborating bank/credit-card records tying the payment to the invoice.
- For major improvements, keep contracts that state whether the work was intended to be an “improvement” (long-term value) or a “repair” (maintenance). That classification can affect how courts treat reimbursement or credits.
- Consider hiring an appraiser or accountant for complex disputes to quantify value added by improvements versus costs of repairs.
- Talk to a Washington attorney early — they can advise on pleadings, timing, and whether to seek immediate relief (e.g., temporary accounting, injunctions).
For statutory background on partition actions in Washington, see RCW Chapter 7.60: https://app.leg.wa.gov/rcw/default.aspx?cite=7.60.
If you want a checklist you can print, or a sample ledger template and exhibit cover sheet, tell me how you prefer to receive it (PDF or plain text) and I can provide a downloadable example.
Remember: This is general information, not legal advice. Consult a licensed Washington attorney about your specific case and documents.