March 2018 CCRA news by Clark County Rental Association

Clark County Rental Association P.O. Box 362 Vancouver, WA 98666

PRSRT STD. US POSTAGE PAID RIDGEFIELD, WA PERMIT NO. 94

ADDRESS SERVICE REQUESTED

Providing Landlord Education and Advocacy Since 1981

MARCH 2018

Member of: Washington Rental Owners Association - WROA 3301 Rucker Avenue, Suite A • Everett, WA 98201 everett@walandlord.com 425-353-6929 • www.waapt.org

March 27th Dinner Meeting LegislatiVE Contacts Governor Jay Inslee-D Office of the Governor PO Box 40002 Olympia, WA 98504-0002 (360) 902-4111 FAX: (360) 753-4110

LEGISLATIVE HOTLINE: 1-800-562-6000 (Leave a message for your Legislators)

Terry Kohl, Legislative Coordinator tkohl@comcast.net

FIRE INSPECTIONS & COMPLIANCE

Mark Gjurasic, Lobbyist mgjurasic@comcast.net

with guest speaker

Senators th Lynda Lynda Wilson-R, Wilson-R, 17 17th District District

110 110 Irv Irv Newhouse Newhouse Building Building PO Box PO Box 40417 40417 Olympia, Olympia, WA WA 98504 98504 (360) 786-7632 (360) 786-7632 wilson.lynda@leg.wa.gov wilson.lynda@leg.wa.gov

th Ann Ann Rivers-R, Rivers-R, 18 18th District District

204 204 Irv Irv Newhouse Newhouse Building Building PO Box PO Box 40418 40418 Olympia, Olympia, WA WA 98504 98504 (360) 786-7634 (360) 786-7634 rivers.ann@leg.wa.gov rivers.ann@leg.wa.gov

Annette Cleveland-D, 49 49thth District Annette Cleveland-D, District 220 John A. Cherberg Bldg. 220 John40449 A. Cherberg Bldg. PO Box PO Box 40449 Olympia, WA 98504 Olympia, WA 98504 (360) 786-7696 (360) 786-7696 cleveland.annette@leg.wa.gov cleveland.annette@leg.wa.gov

HEIDI SCARPELLI

Representatives Vicki Kraft-R, 17thth District Vicki Kraft-R, 17 Building District 418 John L. O’Brien 418 John40600 L. O’Brien Building PO Box PO Box 40600 Olympia, WA 98504 Olympia, WA 98504 (360) 786-7994 (360) 786-7994 kraft.vicki@leg.wa.gov kraft.vicki@leg.wa.gov

Paul Harris-R, 17thth District Paul Harris-R, 17 Building District 403 John L. O’Brien 403 John40600 L. O’Brien Building PO Box PO Box 40600 Olympia, WA 98504 Olympia, WA 98504 (360) 786-7976 (360) 786-7976 harris.paul@leg.wa.gov harris.paul@leg.wa.gov

Brandon Vick-R, 18thth District Brandon Vick-R, District 468 John L. O’Brien18 Building

Liz Pike-R, 18thth District Liz 18 Building District 122BPike-R, Legislative

Sharon Wylie-D, 49thth District Sharon District 310 JohnWylie-D, L. O’Brien49 Building

Monica Stonier-D, 49thth District Monica 49 District 331 JohnStonier-D, L. O’Brien Building

468 John40600 L. O’Brien Building PO Box PO Box 40600 Olympia, WA 98504 Olympia, WA 98504 (360) 786-7850 (360) 786-7850 vick.brandon@leg.wa.gov vick.brandon@leg.wa.gov

310 John40600 L. O’Brien Building PO Box PO Box 40600 Olympia, WA 98504 Olympia, WA 98504 (360) 786-7924 (360) 786-7924 wylie.sharon@leg.wa.gov wylie.sharon@leg.wa.gov

VFD Fire Marshal

RSVP by Wed. March 21st

122B PO BoxLegislative 40600 Building PO Box Olympia,40600 WA 98504 Olympia, WA 98504 (360) 786-7812 (360) 786-7812 pike.liz@leg wa.gov pike.liz@leg wa.gov

331 John40600 L. O’Brien Building PO Box PO Box 40600 Olympia, WA 98504 Olympia, WA 98504 (360) 786-7872 (360) 786-7872 stonier.monica@leg.wa.gov stonier.monica@leg.wa.gov

60 DAY LEGISLATIVE SESSION UPDATE

USING A REALTOR TO FILL A VACANCY

CLUES YOUR RENTAL NEEDS A NEW ROOF

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Membership Application Mail to: Clark County Rental Association • P.O. Box 362 • Vancouver, WA 98666

ANNUAL DUES: $120 Includes newsletter (Payable initially on a yearly basis). $75 for each additional newsletter mailed to a separate address.

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Mail to: Name and/or Complex: __________________________________________________________ Date: ___________ Mailing Address: _____________________________________________________________________________________ City: ____________________________________________ State: _____________________________ ZIP: ____________ Phone: __________________________________________ Alternate Phone: ____________________________________ E-mail: __________________________________________ Number of Rental Units: ________________ How did you hear about us? __________________________ Applicant’s Signature: _______________________________  New Membership  Renewal  Owner  Manager  Associate

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General Membership meetings are held the last Tuesday of every month (Excluding Dec. & July). Local industry experts are selected to present and educate our members. Through education and high ethical standards, CCRA is pledged to raise professional standards and increase eﬃciency of the rental property operations throughout the county.

Our state association, The Washington Landlord Association (formerly WROA/WAA), is comprised of partnering rental housing and multifamily associations, throughout Washington. United in the goal of preserving free enterprise and protecting owners and managers of rental property.

Monthly Newsletter Our newsletter includes timely articles of general interest written by authorities in our industry.

Seminars and Landlord Training Our annual Educational Seminars and Landlord Training sessions are second-to-none. Our panel of presenters and industry experts cater to the needs of both new and seasoned landlords. And for the price, you will not ﬁnd a better value for the scope of education we provide.

Mentorship Program Each CCRA member is assigned to free mentor, who will provide their expertise, advice, and best practices. CCRA mentors volunteer their time and industry experience to be of service to you, and help you succeed.

Legislative Representation Your interests are served on vital issues by our State Legislative Lobbyist. The need for representation on laws aﬀecting the rental industry is a constant concern of our Association.

Industry Subscriptions Members receive a free subscription to the Landlord Times, as well as a free, ﬁve month subscription to Mr. Landlord.

Rental Forms/Books Forms are provided which protect your legal rights and help your business operate smoothly and more eﬃciently. CCRA recommended Landlording/Landlord Tenant Law books are available.

Associate Commercial Members Our network of pofessionals and industry service providers, oﬀer members a selection of local services and retail products. Many at special discounted rates.

Exclusive Member Discounts Check our Advertisers Index for vendors/service providers who oﬀer discounts to CCRA members. Members interested

in joining Club Green Meadows receive a 50% discount oﬀ their initiation fee.

Tax Deduction Membership dues, and advertising costs can be written oﬀ as business expense.

CCRA is a united voice for Rental Property Owners. There is strength in UNITY!

MONTHLY MEE TING After several years of holding dinner prices, Club Green Meadows has increased our costs. Effective with the January, 2018 meeting, attendance will now cost $18 and the dinner $10 more for a total of $28.

UPCOMING MEETINGS

Tuesday, March 27th (RSVP by Wed. 03/21/18)

FIRE INSPECTION PROGRAMS Guest Speaker: HEIDI SCARPELLI - VFD Fire Marshal

Tuesday, April 24th (RSVP by Wed. 04/18/18)

CRIME PREVENTION, STATISTICS & TRENDS Guest Speaker: SGT. KEVIN ALLAIS - Clark County Sheriff's Office

RSVP Call-In Deadlines Moved Up to Wednesdays, 5pm prior to Meeting

RSVP REQUIRED

To RSVP, Call:

March 27th Meeting

360-693-2272

RSVP by Wednesday, March 21st April 24th Meeting

RSVP by Wednesday, April 18th MONTHLY MEETING MENU

BUFFET DINNER Chef’s choice of 2 entrees, vegetables, salad bar, dessert, coffee or tea

Leave your reservation and a contact number on the CCRA voicemail. Members will also be called from our automated phone reservation system.

meeting price (members & non-members)

$18 per guest includes coffee & tea (price includes gratuity)

LOCATION AND TIME

CLUB GREEN MEADOWS 7703 NE 72nd Ave. • Vancouver, WA 98662

Networking at 6:00pm Dinner at 6:30pm

$28 per guest when you add dinner for $10 more (price includes gratuity)

CASH OR CHECK ONLY No children or pets please

march 2018

C LA RK C OUNT Y RE NTA L ASSOC IATI ON

P.O. Box 362 Vancouver, WA 98666 360-693-2272 www.ccrawa.org

NEWSLETTER

PAST PRESIDENT, WROA

ADVERTISING / SPONSORSHIPS

Ken Opp 360-693-6260

Leinani Snider 360-719-1129

rpms@rpmservice.net

leinani@zenithpro.com

DINNER COORDINATOR, THANKS & ACKNOWLEDGEMENTS

DESIGNER / EDITOR

Patty Silver 360-608-2086

Jeff Gough Gough Creative 360-818-4424

silverbug5@aol.com

editor@ccrawa.org

PRESIDENT

EVENTS & ENTERTAINMENT, PAC DRAWING

ASSOCIATES

Lyn Ayers 360-693-0025

Pat Schaefer 360-980-0389

MEMBERSHIP CHAIR

2017 OFFICERS

layers@wa-net.com

VICE PRESIDENT WROA DELEGATE Blain Cowley 360-699-4900 camsonllc@aol.com

SECRETARY Patty Silver 360-693-3600 silverbug5@aol.com

TREASURER Cheryl Ayers caayers@gmail.com

LIKE US facebook.com/CCRAWA

pkbshaefer@gmail.com

SPEAKER CHAIRPERSON Lora Janssen 360-256-2715 missloraj@gmail.com

Cheryl Ayers 360-693-2272

LEGAL ADVISOR Quinn Posner, Attorney 360-524-4767 quinn@posnerlawoffice.com

MENTOR PROGRAM Sue Denfeld 360-896-5885 mentor@ccrawa.org

BOARD MEMBERS AT-LARGE Cheryl Cowley 360-699-4900 Janine Ayers 360-693-0025 FOLLOW US @ccrawashington

not receiving CCRA DIGITAL COMMUNICATIONS? Make sure your membership dues and email info are current. Members can opt-in at: http://ccrawa.org/email-opt-in-2/

MEMBER STATISTICS

WELCOME NEW MEMBERS

MEMBERS

Christina Dawson

Mirjana Filipovic

ASSOCIATE MEMBERS

John Bennett

Summit Northwest

Scott Fornaciari

Susan Onesky

288

TOTAL UNITS REPRESENTED 9,602 2

BOARD OF DIRECTORS

CCRANEWS

Geraldina Becerra Robert & Diane Moore

C ONTE NTS

CCRANEWS

MARCH 2018

12 BEST PRACTICES 16 investing

21 UPGRADES

Enforcing Parking Policies

Want an upgrade to your rental? Start thinking like a landlord

Helpful tips to keep parking disputes from causing big problems

A Guide to Understanding Capitalization Rates Gaining a clear understanding of how cap rate can be used to evaluate risk

Member Meeting Information

CCRA Board & Member Statistics

President’s Message

Board Meeting Minutes

Landlord Quick Tip: New Move-In Gifts

60 Day Legislative Session Ends in Olympia

Lessons from a small landlord on the prioritization of unit upgrades.

14 10 Benefits of Using a Realtor to Fill a Rental Vacancy

18 Seven Clues Your Investment Property Needs a New Roof

20 Growing Trend: Long-Distance Landlording

24 Advertiser Index & Ad Rates Membership Form inside back cover

MONTHLY MEETING PRICE INCREASE - EFFECTIVE JANUARY 2018 ATTENDANCE PRICE WILL BE $1800 (including coffee, etc.) DINNER WILL STILL BE $10 MORE, FOR A TOTAL OF $2800

CCRAnews is designed and edited by GOUGH CREATIVE GROUP • (360) 818-4424 •

S: f T

director@goughcreative.com

The opinions expressed in this newsletter are those of the authors and not necessarily those of the CCRA board of directors or newsletter editor. Please direct any questions, editorial submissions or suggestions, advertising rates & specifications, deadlines, etc., to the editor: editor@ccrawa.org. While the Clark County Rental Association accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised. Such guarantees,written or implied, are solely the responsibility of the advertiser. The CCRA is not responsible for typographical errors in the Unlawful Detainer listings. These names appear in the public records as defendants in actions filed in Clark County. The filing of an Unlawful Detainer Action means a landlord has filed suit to evict a tenant.The outcome of the suit may be favorable to either party. No inference should be made that because a suit is filed, a tenant is automatically in the wrong.

march 2018

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PRE SIDE NT’S ME SSAGE

President's Message LYN AYERS CCRA PRESIDENT This year’s legislative session has finished, on time and whether or not on-budget probably depends on your perspective. Several requirements and restrictions have been added that impact our business. The governor has already signed into law the bill prohibiting utilizing source of income to deny an applicant. The Rental Housing Alliance negotiated a fund to underwrite damages up to $5,000. The capital gains tax of 7% was defeated. You may have noticed the Unlawful Detainers listing has been missing from the newsletter for several months. For all the years we have been publishing it, developing the list been a totally manual process. Every month Patty Silver would go to the County Courthouse and cull through all of the superior court filings to find each unlawful detainer entry. When she was finished Roger would enter it in his computer and send the listing to Jeff for inclusion in the newsletter. This entire process is no longer necessary. This following link will take you to the Washington courts website where you can search for the existence of an applicant’s court records: http://bit.ly/ccrawa_namesearch Additionally, searching the website will provide current and timely information. This is a huge time savings for Patty. CCRA owes her a big thanks for all her work over the years. Our February speaker provided interesting and valuable insight into how to protect ourselves should we need a collection agency. She exhorted us to be thorough when conducting our initial interview, our walk-through inspection, our screening process, and how we conduct ourselves throughout the tenancy.

The March speaker will be Heidi Scarpelli, fire marshal with Vancouver Fire Department. We look forward to have her return with an update on Fire Fighting in our community. She will speak on ways to protect our rentals and our tenants. Is there training we can provide? If so, what? How do we outfit our units to best protect them? Be sure to mark your calendar. While you are updating your calendar, also reserve Saturday, June 2 for our landlord training day. This will be a full day (with lunch provided) of different speakers sharing their knowledge on how to be better, more informed landlords. I want to recognize one of our past board members who has decided to slow down. Roger Silver has been instrumental in our organization almost from the beginning. Over the years he has served on the board of directors in several responsible positions. He has been President. He filled the role of Membership Chairman for more than 20 years. In addition he was responsible for maintaining and keeping our books updated. He contributed articles for the newsletter. When we were short a speaker, he was always ready to step in and help share his extensive knowledge of landlording. This doesn’t mean he is totally stopping his involvement. He will still continue supporting our book selling efforts and has agreed to be a speaker at the June landlord training session. I am sure he will always readily answer any questions you might come up with as a landlord. When you see him, be sure to thank him for all he has done for Clark County Rental Association!

march 2018

MEMBER NE WS

Board of Directors Meeting FEBRUARY 6, 2018 PATTY SILVER CCRA

SECRETARY

The meeting was called to order by President Lyn Ayers. Members present: Patty Silver, Cheryl Ayers, Pat Schaefer, Blain Cowley, CarolLee Braithwait, Quinn Posner, and Sue & Gregg Denning. Cheryl Ayers distributed the January 2018 treasury report, and the first draft of the 2018 budget. The January report and the budget for 2018 were approved by the Board members. The minutes for the January 2018 executive meeting were approved at the end of the January meeting. Patty Silver reported on membership for Roger Silver. CarolLee Braithwait commented on the WLA quarterly board meeting. There have been some changes to the reporting requirements for PAC donations. If the donations total more than $300.00 per year then a form needs to be filled out identifying the donor name and address. CarolLee also commented on the Washington Legislative day in Olympia. The biggest legislative issue being brought before the legislators this year is some version of rent control. WLA is opposed to any rent control. Blain Cowley discussed the new rules for disposing of construction and demolition waste at both of the Vancouver waste transfer stations. There is a form that needs to be completed identifying any materials that may contain asbestos. The Board would like any CCRA member who wants to be on the Board of Directors to please contact any Board member. Also, each of the current Board members would like to have an assistant who can help fill in when needed. The CCRA Educational Seminar will be on June 2nd at

Club Green Meadows. Lunch will be included in the all day seminar which will feature approximately 8 speakers including, attorneys Quinn Posner and Roy Pyatt. Speaker Committee: Check the newsletter for the list of speakers for the next three months. Pat Schaefer stated that the Contract Furnishings Mart will again host the CCRA for a BBQ on June 26th at the CFM’s showroom and warehouse. There was discussion about reorganizing some of the CCRA assignments and the closing of the CCRA formal office space. Effective immediately the physical office will be closed and a post office box has been opened. The phone line will remain in service with the same telephone number. Also, in order to streamline membership information Cheryl Ayers will now maintain the membership database and membership invoicing. Roger Silver has already provided the membership data, Cheryl has been working with the database program on a free trial basis. However, the free version has a limited time useage period. It was moved, and seconded, that “The CCRA purchase the database program for the treasurer to use to manage the CCRA membership database.” Motion passed unanimously. It was moved and seconded to adjourn. Motion passed. Meeting adjourned. Respectfully submitted, Patricia Silver CCRA Secretary

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LA NDLORD QUIC K TIP

NEW MOVE-IN GIFTS I often suggest to rental owners that it is to THEIR benefit to give move-in "gifts" to new residents. I realize that most landlords don't have the same concept of "gifts" as I do. I realize it when I see their response to my suggestion to give Move-in gifts. Many landlords say; "No, I don't do gifts". They give various logical reasons why it is not necessary and why gift-giving may even have negative ramifications. I often chuckle and question why some of these very same landlords who say they do not give gifts, yet they give deposit slips, a full roll of toilet paper, paper towels, food, beverages, light bulbs, and a zip it (sink “unplugger”). I even give a plunger as well, as many landlords do. I understand that these items do not fall under the category of traditional "gifts". But for me I prefer presenting them as "gifts". The only difference for me is that I will put these items in a gift bag or welcome basket and "present" them as a gift. It's all about the presentation and doing it in such a way as to make more of a positive impression. Even the lease should be given or presented in a professional looking "Move-In" folder or packet as a "gift" to the residents. :) The keys could be presented with a very nice key tag with your company logo and include a reminder of referral bonuses, again each given as an additional "gift". I see some of you giving me a slight chuckle, even wondering if this guy is serious. Those who have seen my trainings know that I am quite serious. How you communicate is one of the keys to long-term residents and success in this business. mrlandlord.com

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WLA NE WS

60 Day Legislative Session Ends in Olympia No New Tax Increases on Real-Estate MARK GJURASIC WLA LOBBYIST The 60-day legislative session ended on Thursday, March 8 with no new tax increases on real-estate. There were bills introduced that made significant impacts to the Residential Landlord Tenant Act and these were negotiated with a “win, win” outcome. The supplemental two-year operating budget was significantly increased as the booming real-estate market in King County provided new revenues. In the current year through 2019, the economy generated $628 million tax dollars and it is expected that through the year 2021 revenues will be increased to $1.3 billion dollars. WLA opposed major tax increases and other significant real-estate property rights issues listed below:

OPPOSED – Failed Rent Control HB 2583/SB 6400 – Concerning local authority to address affordable housing needs through regulation of rent and associated charges. Allows any local jurisdiction to impose residential rent control i.e. Manufactured housing communities, single family homes, and apartment housing. Repeals 1981 legislation that prevents local option rent control by local governments. Tenants, the communities they live in and landlords do not benefit. Financial intuitions will not invest in these rent-controlled areas. Representatives: Macri, Gregerson, Frame, Pollet, Dolan, Peterson, Appleton, Wylie, Cody, Tarleton, Robinson, Doglio, Ormsby Senators: Saldaña, Chase, Hasegawa, Hunt, Kuderer Status HB: DEAD House Judiciary Committee Status SB: DEAD Senate Financial Institutions & Insurance Committee

OPPOSED – Failed Capital Gains HB 2967 – Assisting Washington families by improving the fairness of the state’s tax system by enacting a capital gains tax and providing property tax relief. This legislation would reduce the state property tax levy and replace it with the capital gains excise tax at 7% on real-estate, stocks & bonds, precious metals – your home is exempt. This provision was included in House Budget but not in the Senate Budget. The same proviso was proposed in the House Supplemental Budget (HB 2299). Representatives: Lytton, Dolan, Wylie, Frame, Valdez, Pollet, Doglio, Santos, Macri Status HB: DEAD House Rules Committee

OPPOSED – Failed Climate Change SB 6203 - Reducing carbon pollution by moving to a clean energy economy. Would implement an energy tax on property owners and/or renters, which would increase cost of gas, electrical and propane costs to working families. There will be an initiative filed in 2018.

CCRANEWS

WLA NE WS Senators: Carlyle, Ranker, Palumbo, Nelson, Pedersen, Frockt, Billig, Rolfes, McCoy, Keiser, Wellman, Liias, Hunt, Chase, Saldaña, Kuderer Status SB: DEAD Senate Rules Committee

OPPOSED – Failed Source of Income HB 1633/SB 5407 - Concerning the preservation of housing options for tenants. This legislation prohibits landlord discrimination based on an applicant's or tenant's lawful source of income and creates a civil cause of action for violations. Representatives: Riccelli, Kirby, Macri, Frame, Goodman, Kagi, Peterson, Jinkins, Ormsby, Kloba, Senn, Stonier, Stanford, Appleton, Robinson, McBride, Doglio, Pollet, Santos Senators: Frockt, Miloscia, Walsh, Mullet, Billig, Kuderer, Pedersen, Hasegawa, Darneille, Keiser Status HB: DEAD House Judiciary Committee Status SB: DEAD House Judiciary Committee

NEGOTIATED – Passed Source of Income HB 2578 - Preserving and expanding rental housing options for persons whose source of income is derived from or includes sources other than employment. The original bill addresses rental housing options for persons whose source of income is derived from or includes sources other than employment and prohibits a landlord from taking certain actions based on the source of income of an otherwise eligible prospective tenant or current tenant. There are approximately 13 other jurisdictions that in some manner deny housing to present or potential tenants from such programs as social security, veterans benefits and federal and state housing vouchers. Creates the landlord mitigation program and the landlord mitigation program account. Modifies an appropriation statute that allows the department of commerce to use the re-appropriation to implement this act. This bill is a work in progress that has been negotiated by landlords. New version removed landlord repair requirement of 6x monthly rent from the bill.  Removes the 20% cap on lost rent in a judgment that was previously in the bill.  Landlords will benefit from the creation of a pool of money called the “Landlord Mitigation Fund” in the Department of Commerce (Commerce) allowing landlords to seek reimbursement for repairs of documented damages to qualifying rental units, necessary repairs due to an inspection, and unpaid rent and utilities. Landlords will get Reimbursement for damages through either an unlawful detainer judgment or through a civil action including small claims court.  Up to $5,000 for Damages per tenancy (must total at least $500 to be eligible for reimbursement).  Up to $1,000 for eligible inspection repairs (Landlord pays first $500, anything over the $1,500 and the unit is not required to rent to the tenant).  Landlord Holding Fees to reimburse for up to 14 days for lost rental income while awaiting placement.  The “Mitigation Fund” would come from an additional $3 recording fee on real-estate documents. Additionally, in support of HB 2578, the state Attorney General Bob Ferguson’s office just recently finished a sweep to cracked down on companies illegally discriminating against veterans with disabilities by rejecting Veterans Affairs Supportive Housing (VASH) vouchers. Discrimination based on disability or veteran status is prohibited against the Washington Law Against Discrimination (WLAD). The Attorney General stated that, “Veterans are protected from discrimination by Washington law. No veteran should be denied a roof over their head based on how they plan to pay their rent.”

march 2018

WLA NE WS Eight companies uncovered to discriminate have come to an agreement with the AG’s office to end their discrimination and consider VASH vouchers as payment. Two corporations have not, and the AG has informed them that they will take action against their violation of the Washington Law Against Discrimination, even if HB 2578 does not pass in the 2018 session (Per Attorney General’s office press release). This bill is currently on the Governor’s desk awaiting action. Representatives: Riccelli, Kirby, Macri, Peterson, Appleton, McBride, Frame, Doglio, Stanford, Goodman, Senn, Gregerson, Wylie, Sawyer, Kloba, Santos, Ormsby, Robinson, Bergquist Status HB: Governor Signed – 3.15.2018

SUPPORT – Passed SB 6614 – Concerning funding for the support of common schools. This legislation creates funding for the support of K-12 education. The state levy rate for 2019 will be reduced from $2.70 of the state portion per $1,000 assessed to $2.40 in 2019. This .30 cent reducation will help property owners levelized/reduce property tax burden and will provide a one time $391 million dollars reduction in the state property tax. Senator: Mullet, Rolfes, Dhingra, Frockt Status SB: Delivered to the Governor

SUPPORT SB 5015 – Concerning unlawful detainer actions for at-will tenancies. Currently, an occupant who does not have a lease and does not pay rent, cannot be evicted because they are not tenants. This bill would allow the owner to use the unlawful detainer process after the occupant has been given notice to vacate by the owner. Senators: Warnick, Hobbs Status SB: DEAD Senate Rules Committee HB 1635/SB 5013 - Concerning the disposition of tenant property placed upon the nearest public property. The landlord may dispose of an evicted tenant’s property placed upon the nearest public property after five days. Representatives: Barkis, Stanford, Harmsworth Senators: Warnick, Hobbs Status HB: DEAD House Judiciary Committee Status SB: DEAD Senate Rules Committee HB 5182 - Providing local governments with options to preserve affordable housing in their communities. Authorizes local governments to grant real estate tax exemptions to existing multifamily properties for 15 years if the property sets aside 25% of units for low-income housing. Senators: Fain, Frockt, Miloscia, Liias, Walsh, Cleveland, Bailey, Chase, Zeiger, Rolfes, Keiser, Darneille, Palumbo, Pedersen, Conway Status SB: DEAD Senate Rules Committee

CCRANEWS

WLA NE WS MONITOR - Passed HB 2822 – Concerning service animals. “Service animal” in the context of places of public accommodation has the same meaning as it does under the American with Disabilities Act. A service animal is a dog or miniature horse that is individually trained to do work or perform tasks for the benefit of an individual with a disability, including a physical, sensory, psychiatric, intellectual, or other mental disability. A person who misrepresents an animal as a service animal commits a civil infraction. An enforcement officer may issue a notice of infraction if a person expressly or impliedly represents that an animal is a service animal in order to secure rights afforded to persons with a disability and knew or should have known that the animal did not meet the definition of service animal. If a person’s disability or the work performed by the service animal is not readily apparent, an enforcement officer may ask only two questions in order to verify that the animal is a service animal: (1) whether the service animal is required because of a disability; and (2) what work or tasks the service animal has been trained to perform. Misrepresentation of a service animal carries a penalty of $500 and a requirement to remove the animal from the place of public accommodation. Representatives: Steele, McBride, Muri, Johnson, Caldier, Valdez, Eslick, Gregerson Status HB: Delivered to the Governor

march 2018

BE ST PRAC TIC E S

In a multifamily rental property, conflicts can arise over seemingly mundane issues. Parking is one of them. When parking is limited, and tenants are restricted to a certain number of spaces, sparks can fly when they think “their” space is being trespassed upon. Here are some helpful tips to keep parking disputes from causing big problems for you or your rental property manager: •

When enforcing your parking policy, remember that your tenants don’t own the spot or spots that go with their unit. You do.

•

Depending on availability, limit each unit to one or two parking spaces. Leave the rest open for visitors and potential new tenants.

•

You can require that a tenant household’s additional vehicles park in visitor spaces or on public streets surrounding the property.

•

Don’t allow tenants to “trade” spaces among themselves. For example, if Unit A has one car and two assigned spaces, and Unit B has three cars and two assigned spaces, it might seem reasonable to allow B to use A’s extra space. But this can get complicated. Other tenants will see the three cars and wonder why they are limited to two. When CCRANEWS

tenant A moves out, the next tenant may need both spaces. People tend to think something “belongs” to them after they use it for a while. And if tenants have disagreements, the parking spots could become a contentious issue. You don’t want to give tenants reasons to disagree. •

Consider having inexpensive decals made for residents to affix to their bumpers, so you can easily identify cars the do and do not belong on your property.

•

Be sure to enforce rules against parking in front of dumpsters, along fire lanes and in handicapped spaces. It’s a good idea to give first-time violators a written warning. After that, tow any vehicles that are parked illegally, at the owner’s expense.

•

You are entitled to prohibit non-operating vehicles from your property, along with oversize vehicles, recreational vehicles, boats, trailers, etc.

Set clear policies and include them with your lease. Have tenants sign off or initial the page to prove that they have read and understand the policy. Article Source: tenantscreeningblog.com

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MA RKE TING

10 Benefits of Using a Realtor to Fill a Rental Vacancy ERIN EBERLIN CONTRIBUTOR

Finding tenants for your rental property can be time consuming and stressful. Some landlords believe that using a Realtor can help make this process easier. There are several benefits of hiring a Realtor to fill a vacancy at your rental property. Here are the ten best reasons to hire one:

1. Market the Property for You The first benefit of hiring a Realtor to fill your vacancy is that they will market the rental for you. Creating a good ad takes time, and often, experience. Realtors also have access to certain sources that you would not have if you decided to rent out the property yourself. First, Realtors have access to other Realtors. Someone in their office may have a client that would be perfect for your rental. Realtors also have access to the MLS. This listing service is accessed by Realtors all over the area. Another Realtor in the next city over may view the listing and contact your Realtor because they have a client who has been looking for a rental exactly like yours. Realtors will also be able to promote your property by hanging the list in the window of their office. This is especially beneficial if there is a lot of foot traffic in the area. In addition to these exclusive marketing opportunities, the Realtor will also be able to promote your property in traditional ways, such as online advertising. The Realtor can create ads for your property on sites like Realtor. com, Trulia.com and Craigslist.com, which can reach prospective tenants directly.

2. Schedule Viewings With Prospective Tenants When you use a Realtor to fill your vacancy, the Realtor is the one who is interacting with the prospective tenants. The Realtor will be managing all of the back and forth communication, as well as scheduling appointments with 14

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prospective tenants to view the property. Having this responsibility off of your plate will allow you to use your time on other productive tasks. You will also avoid possible conflicts with prospective tenants.

3. Show the Property for You Another benefit of listing your rental with a Realtor is that the Realtor will be the one physically showing the property for you. If the prospective tenant does not show up, it is the Realtor’s time that is wasted, not yours.

4. Large Database/Network A large part of a Realtor’s job involves networking. Realtors need to find new clients to represent, as well as potential buyers or renters to fill the listings they already have. Since a Realtor’s daily actions are consumed by real estate, it is possible the Realtor will come across a prospective tenant simply through their daily interactions. It is also common for a Realtor to have a large list of contacts that they send new listings to. The Realtor will likely send out your listing to this group of people

5. Know the Market Value A Realtor will help accurately price your rental. The Realtor you choose should have experience with the rental market in your area. He or she will look at the size and amenities of your property and compare them to three or four others in the area. These comparable properties will be the basis for what the Realtor believes your rental is worth. The goal is to get the highest rent possible, but not price it so high that it keeps the rental sitting on the market for months.

MA RKE TING 6. Access to Tenant Screening/ Background Checks Many real estate companies have subscriptions to tenant screening services. The Realtor will be able to easily screen prospective tenants to determine if the information on their application checks out.

7. Can Draft Lease Agreement for You Most Realtors will have a basic lease agreement. It will include the most basic and necessary clauses of a lease such as length of lease, amount of monthly rent, when the rent must be paid, the basics of the security deposit and how the tenant must use the property. This could be helpful if you have never drafted a lease before or do not have a lawyer to draft a lease agreement for you.

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8. Only Get Paid if They Fill Vacancy A Realtor will charge a commission to find a tenant for your rental. The amount they charge will depend on your agreement with the Realtor. It could be a percentage of the yearly rent, such as 8 percent, or it could be the equivalent of one month’s rent. However, the Realtor will only get paid this commission if they actually find a tenant to fill your vacancy.

9. Good for High Priced Rentals Enlisting a Realtor is a great option if you have a luxury or high priced rental. Many people searching for apartments on sites like Craigslist are not searching for $5,000 a month rentals. A Realtor can help connect you with the clientele that is searching for these types of listings. While you will have to pay for their services, they may help you get the vacancy filled more quickly, so it will be a wash.

10. Helpful When You Have a Lot of Units/ Vacancies to Fill Hiring a Realtor to fill your vacancies can also be helpful if you have a lot of units to handle or if you have more than one vacancy to fill at a time. Article Source: TheBalance.com

Becky Willey Becky Willey Agency 11701 NE 95th St., Ste. A Vancouver, WA 98682-2318 Office: (360) 571-8000 Fax: (360) 448-2077 Email: bwilley@amfam.com

march 2018

INVE STING

A Guide to Understanding Capitalization Rates

If you’re trying to decide whether a certain property is a good investment, one useful statistic to understand is the capitalization or “cap” rate. The cap rate tool is used often in the real estate industry, but calculating it accurately can be a complex process. Gaining a clear understanding of how the cap rate can be used to evaluate risk when purchasing a property can help you make sound investment choices.

The cap rate is a ratio that represents the percentage return a property investor would receive in one year. It is calculated by dividing the annual net operating income of a property by the property asset value. For example, suppose a building valued at $500,000 had an annual net operating income of $50,000. The cap rate would be $50,000/$500,000, or 10 percent. Intuitively, the cap rate tells you what percentage of your investment you can expect to earn back in a year. Although this is a bit of an oversimplification that would only be completely accurate for an all-cash investment, it’s a useful starting point for evaluating whether a property will be a good investment.

assess the value of a purchase compared to other potential investment opportunities. Suppose you’re considering two similar properties in a similar location. One has a cap rate of 6 percent, while another property has a cap rate of 17 percent. A comparison of the two cap rates immediately tells you that the second property would potentially offer a better return on your investment. Cap rate calculations may also form a trend that can help investors to understand market fluctuations. For example, if cap rates in an area are decreasing, then that means that market forces are driving prices up. Understanding historical cap rate data can yield insight into the potential long-term performance of an investment.

When to Use the Cap Rate

When Not to Use the Cap Rate

The cap rate can be very helpful in several circumstances. For example, a rough cap rate calculation can help you to

As stated before, the cap rate is a bit of an oversimplification that makes the most sense when used for a property with a

Capitalization Rate Definition

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INVE STING stable net operating income that has been purchased completely with cash. However, if a property has a fluctuating income stream, or if the owner owes debt on the property via a mortgage or other loans, then a cap rate calculation becomes less credible as a true valuation of the property.

All of these elements of risk will impact cash flow, and they are therefore pertinent to consider and must be factored into the calculation of the cap rate.

Components of the Cap Rate

Conclusion

The calculation of the cap rate should take into account the value of the additional risk you assume when you purchase an investment property. Risk is made up of any factors that can cause your investment to lose value, and in real estate these factors include things like: • The property’s age • The tenants’ credit worthiness, the number of leases in place, and the length of these leases • Population growth, employment growth, and the value of

Calculating the most accurate picture of the value of a property is a complex, multi-layered process that needs to account for the future value of cash, the weight of capital expenses, and the impact of irregular cash flows. Although a cap rate doesn't take these elements into account, it does offer a simple way for you to quickly learn a lot about a property and make a purchasing decision.

comparable properties in the area

Article Source:LandlordStation.com

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MAINTE NA NC E

Seven Clues Your Investment Property Needs a New Roof CLUE NUMBER ONE: IT HAS NO ROOF.

BUCKLED OR CURLED SHINGLES

A small stone shed with no roof. It’s hard to say with confidence that any given part of a rental home is ‘more important’ than any other — they all kind of have to work together in a very specific way to accomplish their job — but if there was one part that fit the bill, it’s the roof. Roofs basically keep every other part of the building safe, and when they go wrong, it’s always a disaster. So how can you know that it’s time to invest in a roof repair before the tenant calls and complains of water damage?

Look carefully at the slopes of your investment house that get regular, direct sunlight. If the shingles you see are visibly curled or just plain missing, there’s a good chance your roof is either currently defective or will become defective the next time there’s a strong wind. Ask a roofing contractor whether you need a replacement, or you can afford to deal with a repair for at least five more years.

LIFESPAN VS. AGE Every roof is installed with a specific lifespan, and it’s generally possible when buying an investment property to get an accurate-ish estimate of when the current roof was installed and what it’s lifespan was when it was installed. A bit of subtraction should tell you — it had a 25-year roof installed 21 years ago…yeah, you should invest in a new roof. Up front. 18

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MISSING ROOFING IN THE VALLEYS The most important material on any roof is in the ‘valleys’, the places where the rainwater naturally collects as it flows down to the gutters. If you can look at your roof and see even one place in the valleys where there are missing shingles, missing flashing, or any ‘bald spot,’ just commit to a new roof, because it’s almost a sure thing that you need one.

OLD-SCHOOL FLASHING If the flashing around your chimney, vents, skylights, or any

MAINTE NA NC E other ‘feature’ on your roof is the decades-ago kind that is made primarily of tar or roof cement, you need to get them replaced with modern metal flashing immediately — and you might very well need a much more extensive roof repair as well.

GRANULES WHERE THEY DON’T BELONG If the shingles you can see are missing granules — or if you see them at ground at the roof ’s edge, or in a fan coming out of the gutter downspout — you’re probably going to need a new roof. If you’re lucky, you’ll be able to make it another several years with a good repair job, but don’t count on it.

MISSING SHINGLES Similarly — if you find shingles in the yard, or there are visible missing shingles, you’re in the same boat as a above. Get a contractor out there to tell you how much you’re going to have to pay, and pay it: it’s better than the alternative of paying a lot more down the road.

DAYLIGHT VISIBLE FROM THE ATTIC You’d be amazed at how many roofs look immaculate from the outside — but then when you get into the attic and look around, you can see blue sky clearly through several different parts of the roof. Yeah, that’s bad, too. Article Source: RoyalRoseProperties.com

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march 2018

TRE ND ING

GROWING TREND

LONG DISTANCE LANDLORDING There's a growing trend: Some younger investors are more likely than older investors to try Long Distance Landlording. Older and traditional landlords are much more likely to warn of the many potential challenges that come with long distance landlording. Here's what I believe is critical if someone is going to be successful with Long Distance Landlording. There are some investors doing well, and they are the ones who have good management systems in place. And many of the successful ones are now approaching landlording with an entirely different "investor" and "business" mindset than what many traditional landlords were taught. One of the main reasons long-distance landlording will not work for most Mom and Pop landlords is because we try to do much, if not all, of the management work ourselves. So many things in our society are changing, including technology. It is becoming easier to manage property long

distance. And because it is also becoming easier to effectively find and buy better deals in other parts of the country, more "investors" are doing so. I know I personally would have failed big time if I had started out buying long distance. But again, that is because I was trying to do so much of it myself. I had so little management training and I definitely lacked utilizing an effective management system. Now, because I have systems in place and delegate many, if not most, of the management tasks, it really does not matter whether my rental property is 10 minutes away or 10 states away. When I travel, I manage the exact same way as when I am in town. In fact the theme for one of recent Landlord Retreats was, How to "Manage From Anywhere!" Article Source: MrLandlord.com

Ed. Note: Washington State law states that an out of state landlord can not manage rentals inside Washington State unless the landlord or a designated agent lives within the county of the rental property. (refer to: RCW 59.18.060 (15)). 20

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UPGRA DE S

LESSONS FROM A SMALL LANDLORD

Want an upgrade to your rental? Start thinking like a landlord CRAIG ROCHE CONTRIBUTOR

Most tenants are afraid to ask their landlord for upgrades, as these tend to lead to rent increases. While this is true, you shouldn’t get too stressed, as living in a crappy apartment that you have to move out of often costs even more than living in a well-maintained apartment. When a tenant asks me to upgrade his apartment, there are two basic questions that I ask myself: • Do I need to do this? • Can I charge more rent for it? This gives me five possible answers to the tenant ranging from “right away sir” to “over my dead body." Here’s how I decide:

1. YES, AND I'M HAPPY TO PAY OUT OF POCKET: Not all landlords are skinflints. If something needs to be done, or it seems like a good idea, I’ll generally pay for it out of pocket-- this is just good tenant relations. In general, I’ll pay for necessary repairs or replacements that make my apartments nicer than the cheapest generic rental units-- I’ll spend the extra $100 on an "owner grade" stove, use high quality paints, buy windows that seal well, etc. • Investments in energy efficiency that aren’t economically efficient, but improve the tenants’ lives. I insulated my hot water pipes, and installed a water circulator on a timer. The result is that tenants get hot water instantly, and I can run the hot water heater at a slightly lower temperature, prolonging its life. • Low-cost improvements that make the tenants happy: new toilet seats, shower bars, hotel-style clotheslines • Long-term infrastructure upgrades, like new gas, Ethernet, water, and sewer lines, central a/c, etc., as part of a larger project. Over the long term, these are necessary to keep my property positioned in the solid middle of the market.

march 2018

UPGRA DE S 2. YES, BUT YOUR RENT WILL GO UP: These are the kinds of improvements that upgrade an apartment to a higher quality. I’ll do these upgrades if the tenant promises to contribute, and if I think that the upgrade can be justified in terms of increased rent if the current tenant leaves. This also applies to virtually everything in a rent regulated apartment: Since rents increase slower than costs, I try to make up some of that through periodic apartment upgrades performed with the tenant's consent. These types of upgrades include: • High speed internet access • Bulk vegetable purchases through a Community Shared Agriculture membership • Upgraded bathroom vanities • Ceiling fans • Upgraded lighting • Dishwashers, granite countertops, and high-end kitchen appliances • Anything better than the absolute cheapest used appliance in a rent regulated apartment • Any voluntary construction in a rent regulated apartment. What you see is what you get, and if you want better, you have to pay for it.

3. YOU PAY FOR IT: There are some upgrades that I won’t fund, either because I don’t feel like dealing with the installation, or the property is portable, or because the upgrade appeals only to the current tenant: • Chandeliers and other custom lighting • Custom built-ins in the closet • Additional electric outlets • Custom faucets or other non-necessary kitchen or bathroom upgrades • Room dividers • Window treatments

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CCRANEWS

4. NO WAY: Some things aren’t worth having at any price, either because they are dangerous, or because they’d annoy me, or because they aren’t in my long-term interest. • Custom paint jobs in dark colors • Washing machines over living spaces (wet over dry) • Waterbeds • Cut-outs for a/c units, or anything else that goes through the wall • Basically anything in a rent regulated apartment that the tenant won’t pay for.

5. PAY FOR YOUR IT YOURSELF, AND AVOID AN INCREASE IN RENT: Every tenant worries that if he invests his money and allows his landlord upgrade the apartment, the landlord will turn around and jack the rent up. To prevent this, a deal like the following may make sense if you trust your landlord: A $6,000 project, funded by the tenant, might be amortized over 60 months, so the tenant will get a $100 credit every month regardless of whether he still lives there. This way even if the tenant moves, he’ll still get reimbursed, either through lower rent or through a check delivered to his new landlord.

CONCLUSION: If there’s some upgrade that you want, talk to your landlord. Unless it is unrealistic, extremely expensive, prohibited, or otherwise unusually difficult, many small landlords will be happy to oblige. Lessons from a Small Landlord is a bi-weekly column penned by a real-life NYC landlord whose pseudonym is Craig Roche. Article Source: brickunderground.com

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