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The note was secured by a deed of trust. The DeMonts answered and named the Mehlenbachers as third-party defendants, claiming they misrepresented the condition of the land when they sold it and withheld the geotechnical reports about the hazards of surface water runoff.

The Mehlenbachers joined other parties and counterclaimed to foreclose the deed of trust. The trial court granted summary judgment to the Mehlenbachers on the DeMonts' misrepresentation action.

A few months later, the trial court severed the Mehlenbachers' foreclosure claim from the remaining claims in the Reeder action.

The Mehlenbachers refiled their claim under a new cause number and eventually prevailed against the DeMonts' affirmative defenses. The trial court then awarded the Mehlenbachers attorney fees and costs in the foreclosure action.

This included fees for some of the work done in the Reeder action for defending. To defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee, and to pay all costs and expenses, including cost of title search and attorney's fees in a reasonable amount, in any such action or proceeding, and in any suit brought by Beneficiary to foreclose this Deed of Trust.

The DeMonts appeal the award of attorney fees and costs and the award of interest; the Mehlenbachers cross appeal on the amount of fees and costs awarded.

A trial court's decision to award fees and costs is a question of law and reviewed to determine if the relevant statute or contract provides for an award of fees.

Seattle-First Nat'1 Bank v. In an action to enforce or defend a contract that includes an attorney fee provision, the prevailing party may recover attorney fees and costs under RCW 4.

See Seattle-First Nat'1 Bank v. The DeMonts argue that the trial court erred by allowing the Mehlenbachers to recover fees and costs from the Reeder action and not just the subsequent foreclosure action.

The Mehlenbachers, according to the DeMonts, waived any right to attorney fees and costs from the Reeder action because they did not ask for them at the time of summary judgment or in a post-judgment cost bill.

Finally, the DeMonts contend that the trial court erred in not calculating the fee awards according to the lodestar formula. We first consider whether the order severing the foreclosure action bars any recovery for work done in the Reeder action.

CR 21 governs the misjoinder and nonjoinder of parties and provides:. Misjoinder of parties is not ground for dismissal of an action.

Parties may be dropped or added by order of the court on motion of any party or of its own initiative at any stage of the action and on such terms as are just.

Any claim against a party may be severed and proceeded with separately. Here, the trial court found that the Mehlenbachers' claims arose from different transactions and occurrences than the Reeders' claims, that there were no common issues of law or fact, and that the Mehlenbachers would be prejudiced unless the claims were severed.

Thus, the court ordered "[t]he claim asserted against DeMonts by the Mehlenbachers be severed from the claims asserted in the rest of the litigation and that the Mehlenbachers file a separate action to proceed with the severed claim.

And a severed action is, at least in some ways, a continuation of the original action. Thus, the statute of limitations does not bar a severed action if it was timely filed in the original action.

But the DeMonts argue that the Mehlenbachers waived any claim for fees and expenses related to the misrepresentation claim by not requesting fees in the Reeder action either at the time of the summary judgment or when a final order was entered in the Reeder action.

CR 54 b allows the trial court to enter a final appealable order when there are remaining unresolved issues, but it does not require it to do so.

No CR 54 b order was entered in the Reeder action. Hence, any fees and costs stemming from the misrepresentation claim could only be recovered once a final judgment was entered in the Reeder action.

But the Mehlenbachers were no longer parties in the Reeder action after their motion for summary judgment was granted.

And the foreclosure action was not completed until after it was severed. Thus, if the Mehlenbachers were required to seek an award of fees and costs in the Reeder action at the time of the summary judgment, the award would have been partial.

More importantly, the award would have been premature. Under the deed of trust, the Mehlenbachers are entitled to attorney fees only if successful in their foreclosure action.

When the Mehlenbachers filed the new action, the DeMonts raised a number of affirmative defenses. Until there was a final judgment in the foreclosure action, it was.

When more than one claim for relief is presented in an action, whether as a claim, counterclaim, cross claim, or third party claim, or when multiple parties are involved, the court may direct the entry of a final judgment as to one or more but fewer than all of the claims or parties only upon an express determination in the judgment, supported by written findings, that there is no just reason for delay and upon an express direction for the entry of judgment.

The findings may be made at the time of entry of judgment or thereafter on the court's own motion or on motion of any party.

In the absence of such findings, determination and direction, any order or other form of decision, however designated, which adjudicates fewer than all the claims or the rights and liabilities of fewer than all the parties shall not terminate the action as to any of the claims or parties, and the order or other form of decision is subject to revision at any time before the entry of judgment adjudicating all the claims and the rights and liabilities of all the parties.

Thus, the Mehlenbachers could only claim their entire fees, even those incurred in defense of the misrepresentation claim, in the foreclosure action.

This is also consistent with treating the severed action as a continuation of the original action. Nevertheless, the Mehlenbachers can recover only those fees and costs in the misrepresentation claim that are "inextricably intertwined" with their foreclosure claim.

In CKP, the subcontractor sued to foreclose a materialman's lien and GRS, the prime contractor, counter-claimed for damages.

All claims were tried together. The attorney fees included fees for defending the counterclaims. On appeal, the court held that "the defense of the counterclaims was inextricably intertwined with CKP's establishment of its lien rights.

Thus, CKP was properly allowed fees incurred in the defense of counterclaims. Here, the DeMonts did not seek to rescind the property purchase based upon misrepresentation.

Rather, they sought damages for misrepresentation. Thus, it is at least conceivable that both the foreclosure and misrepresentation actions could have proceeded independently with each party obtaining a judgment against the other.

If so, the actions were not inextricably intertwined so that the foreclosure action could not proceed until resolution of the misrepresentation claim.

The record is insufficient for us to make this judgment. Accordingly, we remand for the trial court to determine the extent to which the actions were intertwined.

To the extent they were, the Mehlenbachers can recover reasonable attorney fees for defending the misrepresentation claim.

Washington has adopted the lodestar method for determining the amount of an award for fees and costs. The lodestar approach involves two steps.

First, the award is determined by "multiplying a reasonable hourly rate by the number of hours reasonably expended on the matter. Second, the award is adjusted "either upward or downward to reflect factors not already taken into consideration.

Exception to Bluebook rule 8, at The Reporter's Office generally follows The Chicago Manual of Style to resolve capitalization issues although, other than capitalizing proper nouns and maintaining consistency throughout the opinion, the judicial author's preference governs.

Exception to Bluebook rule 9 a at Exception to Bluebook rule When a case has both an adversary and a nonadversary name, cite to only the first case name in the official reports caption.

Cite official reports and regional reporters for all cases for which official reports are published. Include public domain citations when available.

For Washington cases, pinpoint citations are made to Wn. For non-Washington cases, pinpoint citations are made to the official report or the unofficial report.

Maintain consistency throughout the opinion. Review denied and review granted: When subsequent history results in an opinion such as aff'd , rev'd , vacated , overruled by , and abrogated by , use a full case citation.

Do not use " superseded by statute " or " superseded by constitutional amendment " subsequent history. When citing to a current or former, official or unofficial, version of a statute that is published by a private publisher, do not add the name of the publisher and year of publication, e.

Do not add the year in parentheses after a citation to a presently effective version of a statute or code. Do not add "Wash. Do not add the year in parentheses after a citation to a presently effective version of a local code or ordinance.

Exception to Bluebook table T1. Cite United States Supreme Court cases as follows:

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