RYAN D. YAHNE
Ryan D. Yahne is a founding member of Piskel Yahne Kovarik, PLLC and focuses his practice on the areas of construction, real estate, and business litigation. In the area of construction litigation, Ryan represents owners, contractors, subcontractors, suppliers, sureties, and design professionals in all types of commercial, residential, and public works matters, with an emphasis on State and Federal construction projects. His practice also focuses on the area of Sustainable or “Green” Building law, where Ryan holds a Leadership in Energy and Environmental Design® Accredited Professional (LEED® AP) designation, one of only a few attorneys in Washington or the Eastern Washington/Northern Idaho region to hold the designation. Ryan’s experience ranges from construction contract formation and review, advising clients on development and land use issues, LEED certification issues, condominium construction and development issues, as well as all types of adversarial matters including litigation, arbitrations, Miller Act claims, bid protests, bond claims, mechanic liens, public works retainage claims and the Washington Condominium Act claims.
Ryan also devotes a substantial part of his practice to the area of real estate litigation, including representing owners, developers, property managers, and property owners in all types of disputes and negotiations. Ryan’s real estate experience includes lease drafting and reviews, development rights, evictions, easements, adverse possession, and eminent domain/condemnation litigation.
Ryan has appeared in state and federal courts in Washington, California, and Idaho, including trial work and appellate experience before the Washington State Appellate Courts and the Ninth Circuit Court of Appeals. Ryan has also advised and assisted many clients to resolve matters through alternative dispute resolution, including complex construction arbitration. He has also written articles concerning construction related legal developments and frequently presents at Construction law, Property law and Green law seminars.
Pepperdine University School of Law, J.D. cum laude, 2003 • University of Washington, B.A. in Business Administration, 2000
(LEED® AP) Leadership in Energy and Environmental Design® Accredited Professional • Recognized in Washington Super Lawyers Magazine as a “Super Lawyer” in 2015 and as a “Rising Star” in 2010 - 2014 • Recognized in Spokane Coeur d’Alene Living Magazine Best Lawyer Edition 2009-2014 • Rated “10.0” by AVVO
President of Spokane County Bar Association, former Treasurer and Trustee (2011-Present) • Former Chair of Green Building Committee at the Association of Builders and Contractors • Board Member for PRIDE Prep Charter School • Associate Member of Education Committee at the Inland Northwest Chapter of the Association of General Contractors • Member of the State Bar of Washington • Member of the State Bar of Idaho • Member of the State Bar of California • U.S. District Court for the Eastern & Western Districts of Washington • U.S. District Court for the District of Idaho • U.S. Court of Claims
Represented general contractor in multi-million dollar dispute brought by owner, involving affirmative claims of delay, cost overruns, and defective work for over $6 million, relating to the construction of condominium project in North Idaho. The general contractor brought counterclaims for withheld contract funds. After a three-week arbitration, the arbitrator rendered a decision that resulted in an over $1 million verdict in favor of contractor, including attorney fees and costs as the prevailing party.
Represented developer of a condominium complex in Spokane, Washington, who was sued for various violations of the Washington Condominium Act. Through mediation, a favorable negotiated resolution was reached with numerous parties, including the homeowners association, contractors, and insurance carriers.
Represented general contractor in complex litigation action against claim from an employee of owner (State of Idaho) for injuries sustained due to exposure to floor epoxy fumes. The parties included the Federal Government, the State of Idaho, and multiple contractors involved on the construction project. Plaintiff's claim was in excess of $1 million, and the litigation lasted over 2 years. The trial court dismissed the claims against the general contractor on summary judgment and further awarded over $20,000 in costs to the general contractor as the prevailing party.
Represented contractor in the foreclosure of mechanics’ lien suit against owner of apartment building in Cheney, Washington. Through mediation, a settlement was reached that included payment in full plus attorney fees and costs.
Represented electrical contractor in dispute with a state university involving multiple parties and approximately $600,000 in alleged damages. Successfully mediated the dispute to a negotiated settlement and a favorable result for client.
REAL ESTATE/EMINENT DOMAIN LITIGATION
Represented and advised commercial property owner in Downtown Spokane in redevelopment and refurbishment of historic building, including advising and negotiating commercial leases, construction contracts, and tenant disputes.
Represented landowners in Spokane County in successfully preventing an easement across their property from being expanded to support a 300-acre development. After obtaining a favorable result following a week-long bench trial, the trial court's verdict was upheld at the Court of Appeals, Division III.
Represented landowners in successfully litigating a claim for adverse possession. The trial court found that the landowners had acquired ownership of the property in dispute by adverse possession, and the verdict was upheld at the Court of Appeals, Division III.
Represented property owner against Idaho Transportation Department (ITD) for condemnation of his property in North Idaho relating to the expansion of State Hwy. 95. A negotiated settlement was reached through mediation, wherein ITD agreed to pay almost double the original offer to property owner.
Represented several property owners adverse to the WSDOT in the condemnation of their property for the North-South Freeway project in Spokane County. Those cases were resolved through negotiated settlements for monetary amounts exceeding original offer from WSDOT.