Nw Cascade Inc., V William And Suzanne Rehe ( 2015 )


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  •                                                                                                                    FILED
    COURT OF APPEALS
    DIVISION r1
    2D 15 NNA Y 19
    MI     014
    STA
    IN THE COURT OF APPEALS OF THE STATE OF WASHI                                                                     SH1NG10N
    BY
    DIVISION II
    NORTHWEST CASCADE, INC., a                                                            No. 45312 -6 -II
    Washington corporation,
    Respondents /Cross -Appellants,
    v.
    UNIQUE CONSTRUCTION, INC., a
    Washington corporation; TEMPORAL
    FUNDING, LLC, a Washington Limited
    Liability Company; the WILLIAM K. and
    MARION L. LLLP; and SAHARA
    ENTERPRISES, LLC,
    Defendants,
    WILLIAM REHE and SUZANNE REHE,                                                 PUBLISHED OPINION
    Appellants /Cross -Respondents.
    WoRSwIcK, J. — Northwest Cascade, Inc. (NWC) secured a judgment against Unique
    Construction, Inc. ( Unique),           a corporation owned by William and Suzanne Rehe. In an earlier
    appeal, Division One of this court held that Unique' s corporate veil could be pierced, paving the
    way for NWC to collect its judgment against the Rehes. The Rehes filed a homestead
    declaration    on   Unique'     s"   89th Street   Property,"   which the trial court quashed.
    The Rehes now appeal the trial court' s order quashing the homestead declaration, arguing
    that ( 1) the trial   court   lacked    personal   jurisdiction   over   them, ( 2)   the trial court violated RAP 7. 2
    by considering NWC' s motion to quash while the appeal was pending in Division One of this
    court, ( 3)   a claimant   is   an owner of a      property   under   the homestead      statutes   if they   possess and
    No. 45312 -6 -II
    use that property, even if they have no legal or equitable interest in it, and (4) they have a legal or
    equitable interest in the 89th Street Property because either their contributions and residence at
    the property give them a legal or equitable interest or piercing the corporate veil gave them
    Unique' s interest in the property.
    NWC cross -appeals the trial court' s denial of its request for attorney fees and costs
    incurred to litigate its motion to quash, arguing that it is entitled to attorney fees and costs as the
    prevailing party because litigating its motion to quash was a " collection proceeding" that fell
    within the attorney fees and costs provision of NWC' s contract with Unique.
    We affirm the trial court' s order quashing the homestead declaration, holding that ( 1) the
    Rehes   waived personal        jurisdiction   by failing to timely raise     it, (2)   the trial court had authority
    under   RAP 7. 2 to   consider     NWC'   s motion   to   quash, ( 3)   a claimant must have either a legal or an
    equitable   interest in   a   property to be   an owner of    it   under   the homestead     statutes, (   4) Unique held
    all legal and equitable interest in the 89th Street Property, and ( 5) piercing of the corporate veil
    does not allow the Rehes to claim a homestead exemption in Unique' s property. However, we
    reverse the trial court' s denial of NWC' s attorney fees and costs by holding that litigating
    NWC' s motion to quash falls within the contract' s attorney fees and costs provision. We remand
    for a determination of NWC' s reasonable attorney fees consistent with this opinion.
    FACTS
    A.       Background
    The Rehes are Unique' s sole shareholders. William Rehe is Unique' s president. In 2004
    and 2005, Unique began acquiring lots for the development of a 34 -lot residential real estate
    2
    No. 45312 -6 -II
    project   in Tacoma.'     On March 27, 2006, Unique entered into a contract with NWC to build the
    plat' s infrastructure. The contract contained an attorney fees and costs provision that stated:
    If the contract price is not paid as agreed and if collection proceedings or a suit is
    started,   then [ Unique]   agree[ s]   to pay   all costs   incurred
    by [ NWC], including all
    costs of suit and a reasonable attorneys' fee as determined by the court.
    Clerk' s Papers ( CP) at 302.
    In 2006, the Rehes moved into Unique' s 89th Street Property, which was a lot with a
    house built by Unique. Without paying Unique rent, the Rehes continued to reside at the 89th
    Street Property through this litigation except for an 18 -month period when they temporarily
    moved out.
    B.        Unique 's Breach of Contract, NWC' s Suit, and Unique 's Transfer ofthe 89th Street
    Property
    Unique stopped paying NWC on the contract. On July 7, 2008, NWC sued Unique for
    breach of contract.
    On July 29, 2009, Unique recorded a quitclaim deed transferring the 89th Street Property
    to a Nevada limited liability company ( LLC) named Black Point Management. On December
    16, 2010, Black Point transferred the 89th Street Property by quitclaim deed to an LLC
    controlled by a limited liability limited partnership that was formed at the Rehes' direction. The
    transfers of the 89th Street Property were identified as tax exempt and no consideration was paid
    for them. The transfers of the 89th Street Property left Unique insolvent.
    In 2005, Unique transferred the lots to a single purpose limited liability company wholly owned
    by the Rehes.
    3
    No. 45312 -6 -II
    On October 30, 2009, NWC amended its complaint to add the Rehes as defendants and to
    add two additional claims: a claim seeking to pierce Unique' s corporate veil to hold the Rehes
    personally liable and a claim under the Uniform Fraudulent Transfer Act2 ( UFTA) for fraudulent
    conveyance of the 89th Street Property.
    C.       Bifurcated Trial
    The breach of contract and UFTA claims were tried to a jury. The jury returned a verdict
    in favor of NWC on both claims, and made a special finding that Unique transferred the 89th
    Street Property with the actual intent to hinder, delay, or defraud creditors. The veil piercing
    claim then went to a bench trial after which the trial court ruled that Unique' s corporate veil
    could not be pierced.
    The trial court entered a judgment against Unique for $216, 505. 46. The trial court also
    voided the transfer of the 89th Street Property and quieted title to Unique. The trial court
    awarded attorney fees and costs to NWC for the breach of contract and UFTA claims, and
    awarded attorney fees to the Rehes for the veil piercing claim. The trial court dismissed the
    Rehes with prejudice.
    D.       First Appeal
    NWC appealed the trial court' s denial of the veil piercing claim and its award of attorney
    fees to the Rehes. Unique cross -appealed the attorney fees and costs award. This appeal was
    heard by Division One of this court. See Nw. Cascade, Inc. v. Unique Const., Inc., noted at 
    180 Wash. App. 1017
    , 
    2014 WL 1289586
    , review denied, 
    181 Wash. 2d 1009
    , 
    335 P.3d 941
    ( 2014).
    2
    Chapter 19. 40 RCW.
    No. 45312 -6 -I1
    E         Writ ofExecution on the 89th Street Property and NWC' s Motion To Quash
    While the appeal was pending, the trial court entered a writ of execution against the 89th
    Street Property. Prior to the 89th Street Property' s sale, the Rehes filed a homestead declaration,
    claiming to have lived at the property since 2002.
    NWC filed a motion to quash the Rehes' homestead declaration. The Rehes filed a
    memorandum opposing NWC' s motion. After a hearing on NWC' s motion to quash, where the
    Rehes presented argument, the trial court entered an order quashing the Rehes' homestead
    declaration. The trial court ruled that the Rehes could not claim a homestead exemption in the
    89th Street Property because they lacked a sufficient interest in that property to be owners of it
    under the homestead statutes and because NWC executed against the 89th Street Property to
    recover   Unique'   s   debt ( rather than the Rehes' debt). The trial court denied NWC' s request for
    attorney fees and costs for litigating its motion to quash.
    The Rehes filed a motion for reconsideration, arguing for the first time that the trial court
    lacked personal jurisdiction over them. The trial court denied the motion for reconsideration.
    The trial court also denied NWC' s request for attorney fees and costs to defend against the
    Rehes' motion for reconsideration.
    F.        Division One' s Reversal ofthe Trial Court' s Veil Piercing Ruling
    On March 31, 2014, Division One reversed the trial court' s veil piercing ruling and held
    that Unique' s corporate veil could be pierced. Nw. Cascade, Inc., 
    2014 WL 1289586
    , at * 6.
    Division One remanded the issues of attorney fees and costs for the trial court' s determination
    consistent with the reversal. 
    2014 WL 1289586
    , at * 6.
    5
    No. 45312 -6 -II
    The Rehes appeal the order quashing the Rehes' homestead declaration. NWC cross -
    appeals the trial court' s, denial of attorney fees and costs for litigating its motion to quash.
    ANALYSIS
    I. PERSONAL JURISDICTION
    The Rehes argue the trial court lacked personal jurisdiction over them because the trial .
    court had previously dismissed them with prejudice when it entered its judgment. NWC argues
    the Rehes waived their personal jurisdiction defense by failing to timely raise it. We agree with
    NWC.
    A party who fails to raise the personal jurisdiction defense in any entry of appearance,
    pleadings, or answers waives that defense and " submits himself or herself to the jurisdiction of
    the    court."   In   re   Marriage of Steele, 90 Wn.       App.      992, 997, 
    957 P.2d 247
    ( 1998); see State ex
    rel.   Coughlin       v.   Jenkins, 102 Wn.   App. 60, 63,       
    7 P.3d 818
    ( 2000). " Even informal acts, such as
    written or oral statements         to the   plaintiff   in the   action can constitute an appearance."    
    Coughlin, 102 Wash. App. at 63
    .
    Here, NWC filed a motion to quash. The Rehes filed a memorandum in opposition to
    NWC' s motion to quash and appeared at the hearing, but did not raise a personal jurisdiction
    defense until its motion for reconsideration of the trial court' s order quashing the Rehes'
    homestead declaration. Thus, by failing to raise the personal jurisdiction defense in their answer
    and in their appearance at the hearing, the Rehes waived that defense and submitted themselves
    to the trial court' s jurisdiction.
    6
    No. 45312 -6 -II
    II. VIOLATION OF RAP 7. 2
    The Rehes argue the trial court violated RAP 7. 2 by ruling on NWC' s motion to quash
    while the Division One appeal was pending. We disagree.
    After review is accepted, the trial court has authority to act in a case only to the extent
    provided by RAP 7. 2. RAP 7. 2( e) states in part:
    Postjudgment Motions and Actions to Modify Decision. The trial court has
    authority to hear and determine ( 1) postjudgment motions authorized by the civil
    rules,   the   criminal rules, or statutes ....   If the trial court determination will change
    a decision then being reviewed by the appellate court, the permission of the
    appellate court must be obtained prior to the formal entry of the trial court decision.
    RCW 6. 32.270 authorizes subsequent proceedings regarding real property, and states in part:
    In any supplemental proceeding, where it appears to the court that a judgment
    debtor may have an interest in or title to any real property, and such interest or title
    is disclaimed by the judgment debtor or disputed by another person or it appears
    that the judgment debtor may own or have a right of possession to any personal
    property, and such ownership or right of possession is substantially disputed by
    another person, the court may, if the person or persons claiming adversely be a
    party to the proceeding, adjudicate the respective interests of the parties in such real
    or personal     property ....   Any person so made a party, or any party to the original
    proceeding, may have such issue determined by a jury upon demand therefor.
    A] n interested litigant    whose name appears of record ...       and over whom ...   the court has
    acquired jurisdiction" is a party to the proceedings. Junkin v. Anderson, 
    12 Wash. 2d 58
    , 72, 
    120 P.2d 548
    , 
    123 P.2d 759
    ( 1941).
    Here, the trial court quieted title to the 89th Street Property in the judgment debtor,
    Unique. By subsequently filing a homestead declaration, the Rehes disputed Unique' s interest in
    the property. NWC' s postjudgment motion to quash requested the very thing RCW 6. 32. 270
    authorized: a supplemental proceeding to adjudicate the parties' respective interests in the 89th
    Street Property. Because the Rehes are interested litigants whose names appear of record and
    7
    No. 45312 -6 -II
    over whom the trial court had acquired personal jurisdiction by waiver, they were parties to the
    proceeding. Thus, by authorizing consideration of NWC' s postjudgment motion, RCW 6. 32.270
    gave the trial court authority to hear that motion under RAP 7.2( e). 3
    Any determination the trial court made on NWC' s motion to quash the Rehes'
    declaration of homestead would not change Division One' s veil piercing ruling or the related
    attorney fee requests. Thus, the trial court did not need appellate court permission to enter its
    judgment   under   RAP 7. 2( e),   and the trial court did not err by ruling on NWC' s motion to quash
    while the Division One appeal was pending.
    III. HOMESTEAD
    The Rehes further argue they are entitled to a homestead exemption because they are
    owners of the 89th Street Property under the homestead statutes.4 Again, we disagree.
    We   review    statutory interpretation de   novo.   Dep' t   of Ecology   v.   Campbell & Gwinn,
    LLC, 
    146 Wash. 2d 1
    , 9, 
    43 P.3d 4
    ( 2002).       If a statute' s meaning is plain on its face, we must
    follow that plain 
    meaning. 146 Wash. 2d at 9
    -10. A statute' s plain meaning is discerned from the
    ordinary meaning of the language, the context of the statute, related provisions, and the statutory
    3 The Rehes argue RCW 6. 32.270 did not give the trial court authority to consider NWC' s
    motion to quash because RCW 6. 32. 270 gave the Rehes the right to demand a jury trial. But
    RCW 6. 32.270 requires a jury trial only if a party requests it. The Rehes do not assert, and the
    record does not support, that the Rehes requested a jury trial. Thus, because the Rehes did not
    request a jury trial under RCW 6. 32.270, that statute could not prevent the trial court from
    considering NWC' s motion to quash.
    4 NWC argues for the first time on appeal that res judicata precludes the Rehes' homestead
    defense. We do not consider this argument because we do not consider a res judicata claim
    raised for the first time on appeal. Jumamil v. Lakeside Casino, LLC, 
    179 Wash. App. 665
    , 680,
    
    319 P.3d 868
    ( 2014).
    8
    No. 45312 -6 -II
    scheme as a whole.         Udall    v.   T.D. Escrow Servs., Inc., 
    159 Wash. 2d 903
    , 909, 
    154 P.3d 882
    2007). If a term is defined in a statute, we use that definition. Pac. Indus. Inc. v. Singh, 120
    Wn.     App.    1, 6, 
    86 P.3d 778
    ( 2003). " Homestead and exemption laws are favored in law and are
    to be   liberally   construed."     Sweet v. O' Leary, 
    88 Wash. App. 199
    , 204, 
    944 P.2d 414
    ( 1997).
    Article 19,     section   1    of   the Washington State Constitution   states, "   The legislature shall
    protect by law from forced sale a certain portion of the homestead and other property of all heads
    of   families."     In 1895, the legislature responded to this directive by passing the homestead
    statutes, former chapter 6. 12 RCW.5
    RCW 6. 13. 010 defines " homestead" and " owner ":
    1) The homestead consists of real or personal property that the owner uses as a
    residence. In the case of a dwelling house or mobile home, the homestead consists
    of the dwelling house or the mobile home in which the owner resides or intends to
    reside, with appurtenant buildings, and the land on which the same are situated and
    by which the same are surrounded .... Property included in the homestead must
    be actually intended or used as the principal home for the owner.
    2) As used in this chapter, the term. "owner" includes but is not limited to
    a purchaser under a deed of trust, mortgage, or real estate contract.
    Emphasis       added).    RCW 6. 13. 070 states in part:
    T] he homestead is exempt from attachment and from execution or forced sale for
    the   debts of the   owner      up to [$ 125, 000].
    Emphasis       added); see    RCW 6. 13. 030. RCW 6. 13. 040( 1) states in part:
    A] homestead ...         is automatically    by the exemption ... from and after
    protected
    the time the real or personal property is occupied as a principal residence by the
    owner or, if the homestead is unimproved or unproved land that is not yet occupied
    as a homestead, from and after the declaration or declarations required by the
    following subsections are filed for record.
    5 Former chapter 6. 12 RCW was recodified as chapter 6. 13 RCW in 1981 ( LAws OF 1981, ch.
    329, § 22). Former chapter 6. 12 RCW was amended numerous times prior to its 1981
    recodification. These pre -1981 amendments do not affect our analysis.
    9
    No. 45312 -6 -II
    Under this plain language, only the owner of a property may claim a homestead exemption in
    that property.
    To claim a homestead exemption in a property, the owner must either occupy the
    property   as a principal residence or   intend to do   so.   RCW 6. 13. 040( 1).   Once the owner
    occupies the property as a principal residence, a homestead exemption is established
    automatically    without a   declaration. RCW 6. 13. 040( 1).     An owner who intends to occupy a
    property as a principal residence in the future may file a declaration of homestead to establish the
    exemption from the date the declaration is filed.6 See RCW 6. 13. 040( 1).
    A.     Meaning     of the Term " Owner" in the Homestead Statutes
    The Rehes argue that under the homestead statutes, they need to show only possession
    and use of a property to be the owner of that property. NWC argues the Rehes must show either '
    a legal or an equitable interest in a property to be the owner of that property. We agree with
    NWC.
    Prior to 1981, the homestead statutes used the term " claimant" instead of "owner."
    Former RCW 6. 12. 040 ( 1977).       Four key cases from the Supreme Court interpreted the
    homestead statutes as they existed prior to the 1981 recodification that added the term " owner."
    6 The Rehes correctly assert that the lack of a valid homestead declaration does not prevent them
    from having an automatic homestead exemption in the 89th Street Property. See RCW
    6. 13. 040( 1). But because the trial court' s order quashing the Rehes' homestead declaration
    concluded the Rehes had no homestead exemption in the 89th Street Property because they lack
    a sufficient interest in the property, we interpret the trial court' s order quashing the Rehes'
    homestead declaration as precluding the Rehes from claiming an automatic homestead
    exemption in the 89th Street Property.
    10
    No. 45312 -6 -II
    First, in    Downey     v.   Wilber,    a claimant owned a      dwelling   house   on   land he leased. 
    117 Wash. 660
    , 661, 
    202 P. 256
    ( 1921).                  The claimant claimed a homestead exemption to the land
    and   dwelling house. 117           Wash.     at   661.    The Court agreed, holding that title in fee to a property
    is not necessary for a homestead exemption because the only interest required is " a sufficient
    interest in     real   property to      entitle   him to   maintain a   home thereon."      117 Wash. at 661.
    Next, in Desmond v. Shotwell, a vendee purchased a property from a vendor pursuant to a
    conditional contract under which the vendor kept title to the property until the vendee completed
    payment.        
    142 Wash. 187
    , 188, 
    252 P. 692
    ( 1927). The Court had ruled in a previous case that
    such a contract deprived the vendee of any legal or equitable title in the property until he
    completed payment.            142 Wash. at 188. Accordingly, the judgment creditor in Desmond argued
    that because a vendee who had not completed payment had no legal or equitable title in the
    property,       such a vendee could not claim a             homestead    exemption    in that property. 142 Wash. at
    188. The court disagreed, holding that " nowhere in the statutes providing for homesteads is
    there any requirement that the person asserting the right must own either a legal or an equitable
    interest in the property          claimed."        142 Wash. at 188.
    In   Security   Savings & Loan Association v. Busch, the claimants attempted to claim a
    homestead exemption to a property they had conveyed to another by quitclaim deed. 
    84 Wash. 2d 52
    , 52 -53, 55 -56, 
    523 P.2d 1188
    ( 1974).                 The claimants argued that they did not need a legal title
    to the   residence,      citing   Downy      and   Desmond. 
    Busch, 84 Wash. 2d at 55
    . The court disagreed,
    holding that because the homestead declarants in both Downy and Desmond possessed a legal
    interest in the property at issue, the language from Desmond suggesting that a legal or equitable
    interest   was not required was            dicta. 
    Busch, 84 Wash. 2d at 55
    . The Court held that either a legal or
    11
    No. 45312 -6 -II
    equitable   interest is        required    because   absent such an         interest, " there   was nothing left to which [ a]
    homestead        could ...      
    attach." 84 Wash. 2d at 56
    .
    In Felton       v.   Citizens Federal Savings &            Loan Association ofSeattle, a claimant borrowed
    money from a loan association, secured by a deed of trust against the claimant' s property, and
    later   claimed a      homestead     exemption       in the property. 
    101 Wash. 2d 416
    , 417, 
    679 P.2d 928
    ( 1984).
    The loan association argued the claimant could not claim a homestead exemption in the property
    because he needed a legal interest in the property, rather than the equitable interest he had under
    the deed    of   
    trust. 101 Wash. 2d at 419
    . Our Supreme Court rejected the loan association' s
    argument, holding that where an equitable interest exists, such equitable interest is sufficient to
    claim a homestead exemption in a property. The court stated:
    A] s   we stated (     in dicta) in Desmond, " nowhere in the [ homestead]                    statutes ...   is
    there any requirement that the person asserting the right must own either a legal or
    an equitable interest in the property claimed."       What was required by [ the
    homestead statutes] at all times relevant to this case was that homestead claimants
    live    on   the property      as   their home,      or   intend to do     so.   Thus, possession was ( and
    is) the key to the right to 
    homestead.[7' 101 Wash. 2d at 419
    -20 ( some       alterations   in   original) ( internal citations omitted) (      quoting
    Desmond, 142 Wash. at 188).
    Interpreting the plain meaning of the word " owner" in tandem with the case law, owners
    must    have ownership           of an   interest " to   which      their homestead        could ..   attach."   Busch, 84
    7 While Felton used the word " owner" and referenced the post -1981 amendment version of the
    homestead statutes, it was actually interpreting the statute as it existed prior to 1981 because the
    homestead declaration in that                 case was   filed   prior    to 
    1981. 101 Wash. 2d at 417
    -18.
    12
    No. 45312 -6 -II
    Wn.2d at 56. Thus, to be an owner of a property one must have a legal or an equitable interest in
    8
    that property.
    Each of the four cases discussed above turned on whether the claimant had at least a legal
    or an equitable interest in the property. As explained in Busch, the claimant in Desmond and the
    claimant in Downey both had legal interests in the property allowing them to claim a homestead
    exemption. See 
    Busch, 84 Wash. 2d at 55
    -56; Downey, 117 Wash. at 661; Desmond, 142 Wash. at
    188. In Felton, the deed of trust provided the claimant with an equitable interest in the property
    that allowed him to claim a homestead 
    exemption. 101 Wash. 2d at 419
    -20. But in Busch, the
    claimants who sacrificed their legal and equitable interest in the property by quitclaiming it to
    another could not claim a homestead 
    exemption. 84 Wash. 2d at 56
    . In these prior cases, the court
    explained that the legislature intended to limit the term owner to parties that own a legal or an
    equitable   interest in the property " to       which   their homestead could ...   
    attach." 84 Wash. 2d at 56
    .
    B.       Application to the Rehes' Homestead Exemption in the 89th Street Property
    The Rehes argue they have a legal or equitable interest in the 89th Street Property
    because the Rehes' contributions and residence at the property give them a legal or equitable
    8 The Ninth Circuit Court of Appeals cited Felton to hold that under the Washington homestead
    statutes, the owner needs an equitable interest in the property only where the owner cannot show
    occupancy       and use.    In   re   Wilson, 
    341 B.R. 21
    , 25 ( B. A.P. 9th Cir. 2006). For the reasons set out
    in this opinion, we hold that this is an inaccurate interpretation of the homestead statutes. See In
    re   Salvini'   s   Estate, 
    65 Wash. 2d 442
    , 446 -47, 
    397 P.2d 811
    ( 1964) ( holding     that federal courts'
    interpretation of state statutes do not bind Washington state courts).
    13
    No. 45312 -6 -II
    interest and because piercing of the corporate veil gave them Unique' s interest in the property.
    We disagree. 9
    1.   The Rehes' Interest in the Property after Quieting Title to Unique.
    The Rehes argue they have an equitable interest in the 89th Street Property because they
    possessed and used that property and because they, without consideration, transferred to Unique
    the 89th Street land and the funds to build the house. We disagree because when the trial court
    quieted title to the 89th Street Property in Unique in a ruling that was not appealed, it placed all
    legal and equitable interest in the land in Unique.
    Our Supreme Court has held that a corporation' s shareholders have no property interest
    in that corporation' s physical assets because the corporations are separate organizations with
    different privileges and liabilities from the shareholders. Christensen v. Skagit County, 
    66 Wash. 2d 95
    , 97, 
    401 P.2d 335
    ( 1965).    Moreover, living on a property, standing alone, does not
    create a legal or equitable interest in the property sufficient to claim a homestead. See SSG
    Corp. v. Cunningham, 
    74 Wash. App. 708
    , 714, 
    875 P.2d 16
    ( 1994).
    Here, the trial court quieted title to the 89th Street Property in Unique, and the Rehes did
    not challenge this determination. The Rehes lost any interest in the land and money they
    contributed to Unique when they contributed it. See 
    Christensen, 66 Wash. 2d at 97
    . The mere fact
    9 NWC argues the Rehes' corporate veil argument violates judicial estoppel by attempting to
    pierce the corporate veil for the Rehes' benefit, when the Rehes argued at trial that NWC could
    not pierce the corporate veil for NWC' s benefit. But "judicial estoppel may be applied only in
    the event that a litigant' s prior inconsistent position benefited the litigant or was accepted by the
    court."  Taylor v. Bell, _ Wn. App. _, 
    340 P.3d 951
    , 958 ( 2014). Because Division One
    reversed the trial court and held that the veil could be pierced for NWC' s benefit, the Rehes'
    prior position that the veil could not be pierced did not benefit the Rehes and was not accepted
    by the court. Thus, judicial estoppel does not apply.
    14
    No. 45312 -6 -II
    they live on the property does not give them a legal or equitable interest in the property to claim
    a homestead exemption. See SSG 
    Corp., 74 Wash. App. at 714
    . Thus, we hold that the trial
    court' s unchallenged ruling quieting title in Unique gave all legal and equitable interest in the
    89th Street Property to Unique, and that this deprived all other parties, including the Rehes, of
    any legal or equitable interest in the 89th Street Property.
    2.    The Rehes' Interest in the 89th Street Property after Corporate Veil Piercing
    The Rehes argue that because the corporate veil was pierced, the Rehes and Unique are
    the same legal entity. Thus, the Rehes argue that because Unique is an owner of the 89th Street
    Property, the Rehes are also owners of the 89th Street Property, thus allowing the Rehes to claim
    a homestead exemption in Unique' s property. We disagree.
    Veil piercing is an equitable remedy imposed to rectify an abuse of the corporate
    privilege.      Columbia Asset Recovery Grp., LLC v. Kelly, 
    177 Wash. App. 475
    , 488, 
    312 P.3d 687
    2013).    Where the corporate veil can be pierced, it can be pierced " not for all purposes, but only
    for the purpose of adjusting the allocation of loss between the particular creditor and a person
    who   has,     under all   the   circumstances, misused'   the   corporate   form." EDWARD BRODSKY AND M.
    PATRICIA ADAMSKI, Law of Corporate Officers and Directors: Rights, Duties and Liabilities
    1414 ( 2011) (     citation omitted);    see Garvin v. Matthews, 193 Wash. 152, 155 -57, 
    74 P.2d 990
    1938); see also Rena -Ware Distrib., Inc. v. State, 
    77 Wash. 2d 514
    , 518, 
    463 P.2d 622
    ( 1970).
    Even where the veil can be pierced for one purpose, we continue to honor the corporation' s
    separate identity except where doing so would perpetuate a fraud or injustice. See Garvin, 193
    Wash. at 155 -57; Wash. Sav -Mor Oil Co. v. Tax Comm' n, 
    58 Wash. 2d 518
    , 523, 
    364 P.2d 440
    15
    No. 45312 -6 -II
    1961); Morgan     v.   Burks, 
    93 Wash. 2d 580
    , 587, 
    611 P.2d 751
    ( 1980); Rena -Ware Distributors,
    Inc., 77Wn.2dat518.
    Here, Division One held that the corporate veil could be pierced, allowing the Rehes to
    be held liable for the debts of Unique. This does not mean, however, that the corporate veil can
    be pierced for the purpose of allowing the Rehes to claim a homestead exemption in Unique' s
    property. Allowing the Rehes to claim a homestead in Unique' s property would neither serve the
    purpose of adjusting the allocation of loss between the particular creditor (NWC) and the persons
    who have misused the corporate form (the Rehes) nor rectify the Rehes' abuse of the corporate
    privilege. In fact, it would do the opposite and reward the Rehes' misuse of the corporate form
    by allowing them to use corporate veil piercing to protect the corporate assets.
    Allowing the Rehes to have a homestead exemption would neither serve the purpose of
    adjusting the allocation of loss between the creditor and the persons who misused the corporate
    form nor rectify an abuse of the corporate privilege. Thus, the corporate veil piercing does not
    allow the Rehes to claim a homestead exemption in Unique' s property.
    IV. CROSS- APPEAL: THE TRIAL COURT' S DENIAL OF ATTORNEY FEES TO NWC
    On its cross -appeal, NWC argues the trial court erred by denying it reasonable attorney
    fees and costs for litigating its motion to quash. NWC argues it is entitled to reasonable attorney
    fees and costs as the prevailing party because litigating its motion to quash was a " collection
    proceeding" that fell within the contract' s attorney fees and costs provision. We agree.
    We review de novo whether a statute authorizes attorney fees and costs. Niccum v.
    Enquist, 
    175 Wash. 2d 441
    , 446, 
    286 P.3d 966
    ( 2012). RCW 4. 84. 330 provides that where a
    contract or lease authorizes attorney fees and costs, the prevailing party is entitled to fees and
    16
    No. 45312 -6 -II
    costs. An award of attorney fees and costs under RCW 4. 84.330 is mandatory, with no
    discretion except as to the amount. Singleton v. Frost, 
    108 Wash. 2d 723
    , 729, 
    742 P.2d 1224
    1987);   Kofmehl v. Steelman, 
    80 Wash. App. 279
    , 286, 
    908 P.2d 391
    ( 1996).
    Here, the contract' s attorney fees and costs provision stated:
    If the contract price is not paid as agreed and if collection proceedings or a suit is
    started,   then [ Unique]   agree[ s]   to pay   all costs   incurred
    by [NWC], including all
    costs of suit and a reasonable attorneys' fee as determined by the court.
    CPat302.
    The contract price was not paid, and executing against the 89th Street Property to collect
    the contract price required litigating the Rehes' homestead exemption in the 89th Street Property.
    Thus, litigating NWC' s motion to quash was part of the " collection proceedings" that fell within
    the contract' s attorney fees and costs provision. Because the corporate veil has been pierced, it is
    irrelevant whether Unique or the Rehes signed the contract because Unique and the Rehes are
    treated as a single legal entity for the purpose of adjusting the allocation of loss between NWC
    and the Rehes. Thus, because NWC, is the prevailing party, it is entitled to attorney fees under
    this contractual provision. RCW 4. 84. 330. Accordingly, we reverse the trial court' s ruling on
    attorney fees and remand for a determination of attorney fees consistent with this opinion.
    ATTORNEY FEES ON APPEAL
    Both parties request reasonable attorney fees on appeal pursuant to the contract. A
    contract provision that authorizes attorney fees below authorizes attorney fees on appeal.
    Where a statute allows an award of attorney fees to the prevailing party at trial, the appellate
    court   has inherent authority to     make such an award on appeal. "'            Colwell v. Etzell, 
    119 Wash. App. 432
    , 442 -43, 
    81 P.3d 895
    ( 2003) (      quoting Standing Rock Homeowners Ass 'n v. Misich, 
    106 Wash. 17
    No. 45312 -6 -II
    App.   231, 247, 
    23 P.3d 520
    ( 2001)).   Because NWC prevails on appeal, we grant NWC attorney
    fees on appeal and deny the Rehes' attorney fees on appeal.
    We affirm the trial court' s order quashing the Rehes' homestead declaration, but reverse
    the trial court' s ruling on attorney fees and remand for a determination of NWC' s reasonable
    attorney fees consistent with this opinion. We award NWC reasonable attorney fees on appeal.
    We concur:
    A,c.   J,
    4
    B;           A. C. J.
    Sutton, J.
    18