Ryan Swanson & Cleveland, PLLC
401 Union Street, Suite 1500
Seattle, WA 98101-2668
Ryan Swanson & Cleveland, PLLC
1201 Third Avenue, Suite 3400
Seattle, WA 98101-3034

Ryan Swanson & Cleveland, PLLC
1201 Third Avenue, Suite 3400
Seattle, WA 98101-3034

Jo M. Flannery

Admitted to the practice of law in Washington in 1996, Jo clerked for the Honorable Charles Mertel, Ret., before moving into the private sector and engaging in a diverse general litigation practice. Having litigated extensively on both the plaintiff and defense side of cases contributes to a deeper understanding of case issues, complexities and winning strategies, which serve her clients’ interests well.

Area of focus
  • Real Property Law
  • Community Association Law
  • Construction Law
  • Environmental Law
  • Insurance Law
  • Mediator and Arbitrator

Jo Flannery is a member of both the Litigation and Real Estate departments at Ryan Swanson. Raised by a real estate agent, and a former Realtor herself, Jo has a particular interest in real property law. With two decades of broad litigation experience behind her, Jo’s practice is focused in several areas including:

  • Representing condominium and homeowner associations in the pursuit and resolution of construction defect claims, risk management, covenant governed disputes, general counsel work
  • Insurance bad faith and policyholder representation in coverage disputes
  • Environmental claims, hazardous substances, prosecute and defend private actions, governmental agency actions
  • Professional liability, including insurance, real estate agents, and property managers
  • Construction defects and disputes, including products liability
  • General real estate and business litigation
  • General real estate and business litigation, e.g. leasing, boundaries, LLC and partnership disputes
Professional & Community Activities
  • Chairperson, WSCAI ADR Committee
  • Past Chairperson, WSCAI ADR Task Force
  • Member, Washington Mediation Association
  • Member, Washington State Community Associations Institute (frequent speaker and seminar contributor)


  • University of Washington School of Law
    (J.D., 1996)
  • University of Washington
    (B.A., magna cum laude, with distinction in Philosophy, 1993)
  • 40-Hour DRC Mediation Training Certificate

Hobbies & Interests

  • Member, Seattle Mountaineers (graduate Scrambling and Basic Climbing courses, past Scrambles and Basic Climbing instructor)
  • Member, Shoreline Karate Club, Hayashi-Ha Shitoryu-Kai