Ryan House



October 1, 2025 UPDATE: Seven heirs came and took the items salvaged from the house during demolition. Thank you!



After nearly two years of litigation, demolition of Sumner’s Ryan House happened July 24-26. Contractors salvaged reusable items from the house that can be safely removed. All salvaged items are safely stored and will be made available for the Ryan family to retrieve sometime in September.

“This house has served us well for 100 years, and we wish it could have been longer. At the same time, discovering its structural failures was an unexpected shock. Thank goodness we started the project when we did, ensuring no one was hurt in that building,” said Mayor Kathy Hayden.

“We had a great dream for renovating this house, but we couldn’t pursue that dream at the expense of everything else,” said Councilmember Barbara Bitetto. “We had the unenviable task of deciding when enough was enough and having to tell staff to stop. I think we did the right thing, hard as it was, to protect people’s safety and to wisely use people’s limited tax dollars. The deed asked for a park, and we’re finally going to honor Lucy Ryan’s wishes.”

Built in stages through the 1860s-1890s, the house was on land given to the City by four Ryan family members to first serve as the Sumner library and thereafter as a park to honor their mother, Lucy V. Ryan. The 1926 deed required that the house remain for at least five years; instead, it remained and served as the city’s library until the late 1970s, when the Sumner Historical Society converted the home to a museum. In 2018, the City began a project to renovate the house, successfully receiving over $1.5 million in grant funding. Contractor Wiss, Janney, Elstner Associates, Inc. began a structural assessment prior to construction, revealing a surprisingly dangerous condition, amounting to nearly complete structural failure. When structural engineers instructed City staff to open up certain walls for additional inspection, the second story floorboards fell in and nearly missed striking a worker. The City’s Building Official determined that the Ryan House was an unsafe structure and red-tagged it. With additional information about the condition of the house, and a cost estimate from the structural engineering firm exceeding the funding, in 2023 the Sumner City Council voted to change direction and develop the park without the house.

One local citizen group filed a lawsuit, which resulted in the judge determining that the demolition permit contradicted certain provisions of the City’s Comprehensive Plan. Since the City had already begun its comprehensive plan update process, the judge directed the City to first amend those provisions of the comprehensive plan before demolition would be permitted. The comprehensive plan was updated in January 2025, and all of the provisions that contradicted the demolition were removed through a public process.

In February, the City started the environmental review process for another anticipated demolition permit. On April 1, the SEPA official issued a mitigated determination of non-significance (MDNS) for demolition of the Ryan House. A group named “Save Ryan House” filed two appeals of the MDNS, one administrative and through LUPA in Superior Court, among other legal claims. Both the Superior Court judge and the hearing examiner dismissed the appeals.

Frequently Asked Questions

Did the City/staff/mayor want to tear down the house?

Not at all. The City staff led by the mayor, spent years working on the anticipated renovation project, including earning over $1.5 million in grant funding for this project. In 2023, the structural assessment indicated the project costs would exceed available funding. Staff and the mayor recommended more funding to finish the structural assessment. Instead, the City Council instructed staff to stop renovation, and denied staff’s request for additional funding. The City Council, as the city’s legislative body, makes policy decisions, including funding.

Did the structural issues come from lack of maintenance?

No. The structural issues arose from how the house was originally built and couldn’t have been changed with normal maintenance. The City’s hired structural engineer informed staff that the failing joists and stud connections were the original design and could not have been discovered without opening up the walls for observation. Although such practices were common in the 1800s, modern building codes prohibit such practices that endanger a building’s long-term structural integrity.


In 2023, studs were found to be split from the rafters on top of them.

Did the City somehow fail to keep this building in good condition?

No. The City has maintained the house for nearly 100 years. When the Ryan Family gave the house in 1926, the cabin portion was reportedly uninhabitable with ivy growing through the walls. The City has invested funding over the years for maintenance and renovation projects, including rebuilding the cabin, the porch, roofing, paint, repairs from earthquake damage, etc. We have also funded utilities, internet connection, phone service, etc. for the facility. In recent years, the increasing amount of items stored in the house hindered accessibility and made large projects and even inspections difficult. However, no amount of maintenance ever eliminates the need to address major structural failures on buildings.


The ceiling collapsing in 2023 as part of the structural assessment.


Why is it so expensive to renovate one house? It wouldn’t be that expensive to renovate my house.

This was not just a house, despite its name. It was a public facility owned and operated by the City for 100 years. As such, any construction project involving the structure must comply with all state bidding laws, public works construction laws (including paying prevailing wage for the labor) and the Americans with Disability accessibility requirements. These laws and requirements make any public project more expensive than private counterparts. Plus, because the Ryan heirs included a deed covenant that emphasizes the space must be open and usable by the public (with or without a house), the City must ensure the structure and/or grounds are safety to enter and accessible to all.

Did the City seek private donors to provide the additional funding?

Yes. The City requested private donations in its newsletter mailed to all residents, at public meetings multiple times, in media coverage, and on its website. Private groups including the Sumner Historical Society and Save Ryan House conducted very public campaigns. City staff, mayor and councilmembers met with members of both groups and responded to countless emails to provide advice and answer questions. To date, no one, not even these groups, has offered to donate funding for construction.

Did the City turn away or refuse grant funding for the project?

No, we did not. We secured approximately $1.5 million in grant funding for construction from a variety of sources. All the grants have conditions including what kind of work can be reimbursed, matching funds required and deadlines to spend the funding. When the structural assessment found larger issues than anticipated, and the City Council chose not to fund the full design, the City could not meet the grants' funding requirements or timelines.

Could the City simply delay demolition for more time to raise funds?

No. Due to the severity of its condition, the building had been red-tagged as unsafe, the same determination the City’s Building Official would be tasked to make for any other building in this condition. City code requires any property owner, public or private, to remediate an unsafe structure, and the City could not equitably permit itself to ignore a dangerous building without enforcing the same remediation or abatement requirements.

Could the City have partnered with a non-profit to fix the building or returned it to the family?

Both were considered, and in fact, the City did suggest returning it to the heirs. Neither option removes the requirement to remediate a red-tagged building. If the City had turned over the structure, the non-profit or family would have been required to fix the structure or face fines up to $500 per day.

Advocates claim the City wouldn’t allow for a structural assessment; is that true?

No. The City hired Wiss, Janney, Elstner Associates, Inc. (WJE) to conduct a structural assessment, anticipating a full renovation project. This assessment uncovered major structural failure. Local company Absher Construction asked to take a look. The City recommended Absher review the partially completed WJE assessment and then follow up to set a date. Absher never requested a date after reviewing the report. With the building red-tagged as dangerous, the City denied other requests from private individuals who wanted to walk through the house.

Are you salvaging portions of the house?

Yes. When requesting bids for demolition, the City required salvage of as much of the historic material as possible. The 1926 deed stipulates that Ryan family heirs walk through the structure and take what they would like. While that likely meant furnishings, the City will invite Ryan family heirs to walk through the material that was salvaged in a safe location. Unfortunately, due to its instability, this was not possible in the house itself prior to demolition. The contractor was able to salvage a great deal of the building, including all the doors, windows, trim work, stair treads, etc. Interested Ryan family heirs can get information on the City’s website at www.sumnerwa.gov for more details on a specific date, likely in September. The City did not ask the family what items they wanted because we told the contractor to salvage all items possible. If there are items the family does not want, they will be reused/repurposed by others.


Salvaged items include windows, trim, woodwork and more.
All salvaged items will be available to the Ryan family.


When will the park be developed?

The City will make the space useable and enjoyable by the public after the house has been removed. The Council budgeted some funding for park development and amenities in the 2025-2026 Budget, but most of those funds are going now to litigation.

Did you give people notice of the demolition?

Yes. Here’s an overview of the timeline:

September 18, 2023 – Council votes to demolish the house.

September 26, 2023—City applies for demolition permit

Fall 2023—Demolition intent is messaged in traditional media, city newsletter, social media

October 2023—Petition filed, legal proceedings begin

March 2024—Judge rules City must update its comprehensive plan and then can demolish

January 2025—Comprehensive Plan Update passed

February 15, 2025—City applies for demolition permit

March 3, 2025—Notice of Application issued/posted

April 1, 2025—Mitigated Determination of Non-Significance issued.

April-June—Two appeals filed in Superior Court and Hearing Examiner.

June 6, 2025—Judge grants City’s motion to dismiss appeal in Superior Court.

July 17, 2025—Hearing Examiner grants City’s motion to dismiss appeal.

July 24, 2025—Demolition permit issued, work begins

Were there any further legal considerations?

The Save Ryan House group filed a motion for reconsideration of the dismissal of their LUPA claims. After failing to confirm that motion, the court struck it. The Ryan House group has now attempted to re-file that motion for reconsideration, scheduled for August 22, 2025. In addition, the Save Ryan House has a pending Quiet Title claim that was bifurcated off from all the other dismissed claims. Despite the Quiet Title claim and the pending motion for reconsideration, there was no injunction or stay imposed by any court that would delay or prohibit the demolition of the house.

Did the City properly bid the demolition project?

Yes we did. Based on the dollar value of the demolition project, the project size required advertisement of the Request for Bids to be published using of the Small Works Roster, managed by MRSC and used by every public agency across the State. The City solicited bids from qualified contractors on the Small Works Roster, in accordance with RCW 39.04.155 and our standard procedures for projects of this size. The City received nine (9) bids and awarded the project to the lowest responsive and responsible bidder.

Did the City tear the house down in the middle of the night?

No. On Thursday, July 24, the City issued the demolition permit around 3:30 pm in the afternoon. The contractor started salvage work immediately and was done around 7 pm. They started again on Friday, July 25 at 7 am when the City's construction hours allow work to begin.



October 1, 2025 UPDATE: Seven heirs came and took the items salvaged from the house during demolition. Thank you!



After nearly two years of litigation, demolition of Sumner’s Ryan House happened July 24-26. Contractors salvaged reusable items from the house that can be safely removed. All salvaged items are safely stored and will be made available for the Ryan family to retrieve sometime in September.

“This house has served us well for 100 years, and we wish it could have been longer. At the same time, discovering its structural failures was an unexpected shock. Thank goodness we started the project when we did, ensuring no one was hurt in that building,” said Mayor Kathy Hayden.

“We had a great dream for renovating this house, but we couldn’t pursue that dream at the expense of everything else,” said Councilmember Barbara Bitetto. “We had the unenviable task of deciding when enough was enough and having to tell staff to stop. I think we did the right thing, hard as it was, to protect people’s safety and to wisely use people’s limited tax dollars. The deed asked for a park, and we’re finally going to honor Lucy Ryan’s wishes.”

Built in stages through the 1860s-1890s, the house was on land given to the City by four Ryan family members to first serve as the Sumner library and thereafter as a park to honor their mother, Lucy V. Ryan. The 1926 deed required that the house remain for at least five years; instead, it remained and served as the city’s library until the late 1970s, when the Sumner Historical Society converted the home to a museum. In 2018, the City began a project to renovate the house, successfully receiving over $1.5 million in grant funding. Contractor Wiss, Janney, Elstner Associates, Inc. began a structural assessment prior to construction, revealing a surprisingly dangerous condition, amounting to nearly complete structural failure. When structural engineers instructed City staff to open up certain walls for additional inspection, the second story floorboards fell in and nearly missed striking a worker. The City’s Building Official determined that the Ryan House was an unsafe structure and red-tagged it. With additional information about the condition of the house, and a cost estimate from the structural engineering firm exceeding the funding, in 2023 the Sumner City Council voted to change direction and develop the park without the house.

One local citizen group filed a lawsuit, which resulted in the judge determining that the demolition permit contradicted certain provisions of the City’s Comprehensive Plan. Since the City had already begun its comprehensive plan update process, the judge directed the City to first amend those provisions of the comprehensive plan before demolition would be permitted. The comprehensive plan was updated in January 2025, and all of the provisions that contradicted the demolition were removed through a public process.

In February, the City started the environmental review process for another anticipated demolition permit. On April 1, the SEPA official issued a mitigated determination of non-significance (MDNS) for demolition of the Ryan House. A group named “Save Ryan House” filed two appeals of the MDNS, one administrative and through LUPA in Superior Court, among other legal claims. Both the Superior Court judge and the hearing examiner dismissed the appeals.

Frequently Asked Questions

Did the City/staff/mayor want to tear down the house?

Not at all. The City staff led by the mayor, spent years working on the anticipated renovation project, including earning over $1.5 million in grant funding for this project. In 2023, the structural assessment indicated the project costs would exceed available funding. Staff and the mayor recommended more funding to finish the structural assessment. Instead, the City Council instructed staff to stop renovation, and denied staff’s request for additional funding. The City Council, as the city’s legislative body, makes policy decisions, including funding.

Did the structural issues come from lack of maintenance?

No. The structural issues arose from how the house was originally built and couldn’t have been changed with normal maintenance. The City’s hired structural engineer informed staff that the failing joists and stud connections were the original design and could not have been discovered without opening up the walls for observation. Although such practices were common in the 1800s, modern building codes prohibit such practices that endanger a building’s long-term structural integrity.


In 2023, studs were found to be split from the rafters on top of them.

Did the City somehow fail to keep this building in good condition?

No. The City has maintained the house for nearly 100 years. When the Ryan Family gave the house in 1926, the cabin portion was reportedly uninhabitable with ivy growing through the walls. The City has invested funding over the years for maintenance and renovation projects, including rebuilding the cabin, the porch, roofing, paint, repairs from earthquake damage, etc. We have also funded utilities, internet connection, phone service, etc. for the facility. In recent years, the increasing amount of items stored in the house hindered accessibility and made large projects and even inspections difficult. However, no amount of maintenance ever eliminates the need to address major structural failures on buildings.


The ceiling collapsing in 2023 as part of the structural assessment.


Why is it so expensive to renovate one house? It wouldn’t be that expensive to renovate my house.

This was not just a house, despite its name. It was a public facility owned and operated by the City for 100 years. As such, any construction project involving the structure must comply with all state bidding laws, public works construction laws (including paying prevailing wage for the labor) and the Americans with Disability accessibility requirements. These laws and requirements make any public project more expensive than private counterparts. Plus, because the Ryan heirs included a deed covenant that emphasizes the space must be open and usable by the public (with or without a house), the City must ensure the structure and/or grounds are safety to enter and accessible to all.

Did the City seek private donors to provide the additional funding?

Yes. The City requested private donations in its newsletter mailed to all residents, at public meetings multiple times, in media coverage, and on its website. Private groups including the Sumner Historical Society and Save Ryan House conducted very public campaigns. City staff, mayor and councilmembers met with members of both groups and responded to countless emails to provide advice and answer questions. To date, no one, not even these groups, has offered to donate funding for construction.

Did the City turn away or refuse grant funding for the project?

No, we did not. We secured approximately $1.5 million in grant funding for construction from a variety of sources. All the grants have conditions including what kind of work can be reimbursed, matching funds required and deadlines to spend the funding. When the structural assessment found larger issues than anticipated, and the City Council chose not to fund the full design, the City could not meet the grants' funding requirements or timelines.

Could the City simply delay demolition for more time to raise funds?

No. Due to the severity of its condition, the building had been red-tagged as unsafe, the same determination the City’s Building Official would be tasked to make for any other building in this condition. City code requires any property owner, public or private, to remediate an unsafe structure, and the City could not equitably permit itself to ignore a dangerous building without enforcing the same remediation or abatement requirements.

Could the City have partnered with a non-profit to fix the building or returned it to the family?

Both were considered, and in fact, the City did suggest returning it to the heirs. Neither option removes the requirement to remediate a red-tagged building. If the City had turned over the structure, the non-profit or family would have been required to fix the structure or face fines up to $500 per day.

Advocates claim the City wouldn’t allow for a structural assessment; is that true?

No. The City hired Wiss, Janney, Elstner Associates, Inc. (WJE) to conduct a structural assessment, anticipating a full renovation project. This assessment uncovered major structural failure. Local company Absher Construction asked to take a look. The City recommended Absher review the partially completed WJE assessment and then follow up to set a date. Absher never requested a date after reviewing the report. With the building red-tagged as dangerous, the City denied other requests from private individuals who wanted to walk through the house.

Are you salvaging portions of the house?

Yes. When requesting bids for demolition, the City required salvage of as much of the historic material as possible. The 1926 deed stipulates that Ryan family heirs walk through the structure and take what they would like. While that likely meant furnishings, the City will invite Ryan family heirs to walk through the material that was salvaged in a safe location. Unfortunately, due to its instability, this was not possible in the house itself prior to demolition. The contractor was able to salvage a great deal of the building, including all the doors, windows, trim work, stair treads, etc. Interested Ryan family heirs can get information on the City’s website at www.sumnerwa.gov for more details on a specific date, likely in September. The City did not ask the family what items they wanted because we told the contractor to salvage all items possible. If there are items the family does not want, they will be reused/repurposed by others.


Salvaged items include windows, trim, woodwork and more.
All salvaged items will be available to the Ryan family.


When will the park be developed?

The City will make the space useable and enjoyable by the public after the house has been removed. The Council budgeted some funding for park development and amenities in the 2025-2026 Budget, but most of those funds are going now to litigation.

Did you give people notice of the demolition?

Yes. Here’s an overview of the timeline:

September 18, 2023 – Council votes to demolish the house.

September 26, 2023—City applies for demolition permit

Fall 2023—Demolition intent is messaged in traditional media, city newsletter, social media

October 2023—Petition filed, legal proceedings begin

March 2024—Judge rules City must update its comprehensive plan and then can demolish

January 2025—Comprehensive Plan Update passed

February 15, 2025—City applies for demolition permit

March 3, 2025—Notice of Application issued/posted

April 1, 2025—Mitigated Determination of Non-Significance issued.

April-June—Two appeals filed in Superior Court and Hearing Examiner.

June 6, 2025—Judge grants City’s motion to dismiss appeal in Superior Court.

July 17, 2025—Hearing Examiner grants City’s motion to dismiss appeal.

July 24, 2025—Demolition permit issued, work begins

Were there any further legal considerations?

The Save Ryan House group filed a motion for reconsideration of the dismissal of their LUPA claims. After failing to confirm that motion, the court struck it. The Ryan House group has now attempted to re-file that motion for reconsideration, scheduled for August 22, 2025. In addition, the Save Ryan House has a pending Quiet Title claim that was bifurcated off from all the other dismissed claims. Despite the Quiet Title claim and the pending motion for reconsideration, there was no injunction or stay imposed by any court that would delay or prohibit the demolition of the house.

Did the City properly bid the demolition project?

Yes we did. Based on the dollar value of the demolition project, the project size required advertisement of the Request for Bids to be published using of the Small Works Roster, managed by MRSC and used by every public agency across the State. The City solicited bids from qualified contractors on the Small Works Roster, in accordance with RCW 39.04.155 and our standard procedures for projects of this size. The City received nine (9) bids and awarded the project to the lowest responsive and responsible bidder.

Did the City tear the house down in the middle of the night?

No. On Thursday, July 24, the City issued the demolition permit around 3:30 pm in the afternoon. The contractor started salvage work immediately and was done around 7 pm. They started again on Friday, July 25 at 7 am when the City's construction hours allow work to begin.

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Page last updated: 09 Oct 2025, 10:19 AM