CURRENT - May 2023

RHAWA is Responding to Your Feedback

Daniel Bannon | Grassroots Organizer |  dbannon@RHAwa.org |

(206) 905-0609

RHAWA’s members are the lifeblood of our organization and we are consistently improving our association and our services in order to meet the needs of our members. I wanted to take a brief moment to speak on some of the changes we have made as a result of member feedback as well as the positive impacts these changes have had on our services.

Over the last several months we have received feedback that the Connect Forum is sometimes difficult to use. We received similar feedback in early 2022, to which we responded by reducing the number of Forum categories from nine to three. This proved to be an incredibly beneficial change and we saw a significant increase in participation on the Connect Forum following this change. However, we continued to receive feedback that the forum can be cumbersome for many of our members.

CONTACT US

Accounting + Membership Administrator

Geoff Schertz: (206) 905-0606

Board Administrator

Jim Nell: jnell@RHAwa.org

Business Development Specialist

Luke Brown: (206) 905-0610

Creative Director

Sisi Mereness: (206) 905-0605

Deputy Director

Melissa Canfield: (206) 905-0615

Education + Resources

Denise Myers: (206) 905-0614

Event Coordinator

Chloe Moser: (206) 905-0600 | cmoser@RHAwa.org

Grassroots Organizer

Daniel Bannon: (206) 905-0609

Member Services Specialist (Resource Desk)

Sue Lewis: RHAwa.org/supportcenter

Member Services Specialist (Screening)

Val Kushi: (206) 283-0816 | screening@RHAwa.org

CONNECT WITH US

 Facebook: Like us at facebook.com/RHAofWA

CONTRIBUTE

Submit Educational articles featured in Current must be around 650 words, include a byline of the author, and a final paragraph with contact information. Deadline is 15 days before the print date (print date is approximately the 13th of the month proceeding the publication.) Submit to publications@RHAwa.org.

Advertise

For advertising information (rates, production specifications, and deadlines), visit RHAwa.org/advertise

Some of the difficulties our members encounter are unfortunately related to the login requirements of the Forum. This is something we are not currently able to change in order to protect the security of our Forum. However, if there is a way to change this while maintaining our high standards of security, we will certainly pursue that in the future. To make the Forum more streamlined, we reduced the Forum topics once again. Going forward, the Forum will only contain one discussion board for “Open Discussion” which should make it easier to find any particular posts you may be looking for. Additionally, RHAWA staff will begin engaging on the Forum more regularly than we have in the past. Keep in mind, most questions directed towards staff can be answered using our Support Center. However, the Connect Forum will provide staff and members a place to Connect on topics that may be more casual or informal. Finally, I want to emphasize the importance of members staying engaged on the forum; engagement promotes more engagement! The number one way members can continue to bolster the usefulness of the Connect Forum is to be as involved as possible.

Some of you may be familiar with our LINK meetings which take place in several locations around Puget Sound every month. However, unless you’ve read my previous articles, you may not know that we have made changes to the format of these meetings for the new year. These meetings used to take place every month on the same day. While this made scheduling and organizing the meetings a little easier, this was not the best method for maximum engagement. Our new format, hosting meetings on a staggered schedule throughout the month has proven to be a hit! Some members have attended multiple meetings throughout the month to learn from a wide variety of experiences and municipalities. As I have mentioned in previous articles regarding the new LINK Meeting format, this also allows for staff to be present at nearly every LINK meeting. If you attend LINK meetings regularly you will definitely run into me at some point. Even better, some of our other staff members have attended our meetings and we will continue to bring various other staff members to LINK Meetings so you can really get to know us. We always love meeting our members and look forward to seeing you soon.

One more thing, we have added a new email category to make sure our members are up to date on changes in rental laws without having to go to our blog. These new emails are titled “Local Update” and you have likely already seen one of these pop up in your inbox. These new emails will lead to more efficient communication between staff and membership and allow us to keep you as up-to-date as

RHAWA Current is published every month by the Rental Housing Association of Washington. Copyright ©2023 RHAWA Current with all rights reserved. Reproduction or use without permission of editorial or graphic content in any manner is prohibited. All copyrights, trademarks, and servicemarks are property of their respective owners. P.O. Box 31103 Seattle, Washington, 98103.

 Instagram: Follow us at @RHA_ofWA

 LinkedIn: linkedin.com/company/rentalhousing-association-of-washington

 Twitter: Follow us at @RHAofWA

EXECUTIVE COMMITTEE

President

Sean Flynn

Vice President

Christopher Cutting

Past President

William Shadbolt

Cathy Jeney

Chris Dobler

Chris Gurdjian

Cory Brewer

Devin Easterlin

Secretary

Larry Crites Treasurer Neil Wilson

DIRECTORS

Jason Dolloph Kaitlyn Jackson Mark Mullally Sharon Cunnington Synthia Melton

LEGAL COUNSEL

Christopher Benis

possible when changes arise. Feel free to reach out with ideas of other topics you would be interested in seeing in our “Local Update” Emails.

As I always do at the end of my articles, I encourage anyone who would like to provide additional feedback to email me at dbannon@RHAwa.org. I am typically better at answering my email than phone calls, so email is definitely the best way to reach me. Thank you for reading and I hope you enjoy this month’s edition of CURRENT.

Daniel Bannon

EDUCATION + EVENTS

May CALENDAR

Denise Myers | Education + Resources Director |

ALL CLASS SESSIONS ARE PRESENTED ONLINE ONLY UNLESS OTHERWISE SPECIFIED.

RENT INCREASES ACROSS WASHINGTON

When: Wednesday, May 3 | 2-3pm

Cost: $30 Members | $200 Freemium Subscribers

For decades, rent increases or any other changes to a lease agreement in Washington were simple. Over the last few years, the State legislator and many city councils have changed the rules, and we expect many more changes to come. In this class, attorney Gwendolyn Cornwell will review:

• How rent increases are made in month-to-month agreements and term leases.

• What information must be included in rent increase notices.

• The length of notice periods based on the percentage of increase and the location of the property.

• When rent increases are prohibited.

LINK MEETINGS

Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues.

• Claim Jumper, Tukwila | Subsidy Programs

When: Tuesday, May 9, 6:30-8pm

• Harbor Lights, Tacoma | Subsidy Programs

When: Thursday, May 11, 6-7:30pm

• Duke’s Seafood, Bellevue | Fair Housing

When: Tuesday, May 16, 6-8pm

• Bob’s Burgers, Everett | Fair Housing

When: Thursday, May 18, 6:30-8pm

*Meeting time and subject may change. Please check calendar at RHAwa.org/events.

RENTING YOUR PROPERTY WITH RHAWA TOOLS

When: Thursday, May 11 | 3-4:30pm

Cost: Free for Members | $30 Freemium Subscribers & Guests

RHAWA provides all the tools you need to manage your own rental properties. At a high-level, we will walk you through all the steps to rent your property using our tools including, how to learn about your responsibilities under the law, screening and selecting a tenant, lease-signing, and turning the property over to your new tenant. In this 90-minute online session, Education Director and Resources, Denise Myers will teach you all the steps and how to make the best use of RHAWA resources.

SPRING

WORKSHOP + TRADESHOW

When: Live at Cedarbrook Lodge near SeaTac Saturday, May 13 | 9am-3pm

Cost: $100 Members | $180 Freemium Subscribers

Don’t miss this great opportunity to get information to help your rental business from across the industry in a single day! Meet other housing providers, property managers, attorneys, financial experts, and more to build your knowledge base and run your rental properties with confidence. Start the day with an attorney panel discussion on the most recent changes in landlord-tenant law. Then, choose from a selection of twelve topics, and attend three one-hour classes. Registration includes food and beverage throughout the day, with a gourmet buffet for lunch. Convenient parking is free.

TRANSITIONING INTO MULTIFAMILY BUILDINGS

When: Wednesday, May 24 | 3-4pm

Cost: $30 Members | $60 Freemium Subscribers | $90 Guests

Most rental property owners begin with single-family homes and then small 2–4-unit buildings as these can be purchased with traditional residential home loans, available to inexperienced investors. For those with long-term goals to expand their rental property business, there comes a time when it makes sense to venture into larger multifamily buildings with five or more units. Devin Easterlin of Sterling Johnston Real Estate will review what it takes to make the transition, including how to qualify for a commercial loan, creating a capital plan to ensure sufficient reserves to maintain a larger building, using 1031 exchange to trade up from existing smaller properties, and how to prepare for increased management workload.

KEEPING TRACK OF LOCAL LAWS

Keeping track of all the various local rental housing regulations across the state of Washington is getting challenging, to say the least. Just a few years ago, it was only the Seattle City Council who was intent on building their own version of landlord-tenant laws. Now, as of the printing date of this issue, there are twenty-five different cities plus one county that have rental housing regulations that go above and beyond Washington’s Residential Landlord-Tenant Act (RCW 59.18), Eviction Law (RCW 59.12), Law Against Discrimination (RCW 49.60), and the Federal Fair Housing Act. We’ve been hesitant to try to create a chart like this, as it will likely be out of date by the time we print it, but it’s become impossible to answer member questions and for many of you to do business without it. In ad-

dition to this version of the RHAWA LOCAL LAW CHART on page 6 and 33 that can be pulled from this printed issue of CURRENT as one sheet, we will do our best to maintain and up-todate version in our Support Center at RHAwa.org/support-center. The online

version includes links to all referenced legal codes.

Keep in mind, that housing providers must take into account both the state law and the relevant local law. For instance, WA law requires 60-day notice for any

days for an increase of 3% or more, you need to give 60-day notice for an increase that is less than 3%. Another example, if a city does not have their own more generous law allowing tenant to pay move-in costs on installments, you still need to allow the state-mandated installment plan.

While we have tried to summarize all the local requirements succinctly, there are often more details in the local codes you should be aware of if you are doing business there. Use the local code references to review the entire code. Hyperlinks are included in our online version of the chart at rhawa.org/support-center.

Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel. Check city/county websites and rhawa.org/support-center for updates.

RHAWA LOCAL LAW CHART ON PAGE 6 AND 33 THAT CAN BE PULLED FROM THIS PRINTED ISSUE OF CURRENT

Denise Myers

Rental Housing Association of Washington | LOCAL

LAW CHART

May

15.30

Crime Free Rental License and Inspection.

Redmond RMC 9.54 General Business License

Renton RMC 4-5-125 Registration.

Seattle SMC 7.24, 7.25, 14.08, 14.09, and 22.200-220

Spokane C-36330 C-36366

Sunnyside SMC 5.02

Registration and Inspection. Compliance required to raise rent or evict.

Registration and Business License, self-inspection. Fees fund Legal Service, Relocation, and LL Mitigation.

Crime Free Residential Rental Housing License.

Tacoma Registration and Rental Business License.

Toppenish TMC 5.35 Registration and Inspection

Tukwila TMC 5.06 Rental License and Inspection

Vancouver VMC 8.47 General Business License.

May not require SSN from any applicant.

May not screen for criminal history excluding sexual offender records.

and deposits may not exceed one month’s rent.

No Non-refundable fees Security deposit may not exceed one month’s rent.

Pet deposit may not exceed 25% of one month’s rent (in addition to security deposit)

Must accept portable screening reports.

Must distribute packet to tenants.

Must disclose mold/meth hazard; and if property is for sale.

Must distribute packet to tenants.

Fees and deposits may not exceed one month’s rent.

Fees and deposits may not exceed one month’s rent. Non-refundable fee may not exceed 10% of one month’s rent. Pet deposit may not exceed 25% of one month’s rent (in addition to security deposit)

Retain move-in/move-out inspection records for 3 years.

CROSSWORD SOLUTION

CROSSWORD PUZZLE

LEASING TERMS

1. Periodic charges identified in the rental agreement for the use and occupancy of the premises.

2. A contiguous quantity of land managed by the same landlord which can include one or many dwelling units.

3. A fully refundable amount paid at move in and held in trust until the tenant moves out.

4. A non-refundable incidental charge.

5. The owner of a rental property or their agent who is party to the rental agreement.

6. A person who lives in a rental property but is not necessarily party to the agreement.

7. The actual living space to be occupied by the tenant.

8. Occupant of a rental property who is party to the rental agreement.

Note: Solution will be in the next issue of the CURRENT.

How to Use Screening Forms Provided by RHAWA?

to assist housing providers with their rental units and properties.

It all starts with screening. Looking at the list of forms can feel daunting, but nave no fear for it’s not as complicated as it may appear. Follow these simple instructions on how to utilize each form for each point of your screening processes. All screening forms are found on the RHAWA website at RHAwa. org/rental-forms-leases-notices (RHAwa.org/rental-forms-leases-notices) in the expandable section, Screening/ Tenant Selection Forms.

APPLICATION CRITERIA

You may think that screening begins with the application for tenancy form. However, the first and most important form to begin finding an applicant is going to be your Application Criteria. The purpose of the rental criteria is to let your applicants know exactly what you are looking for in a tenant. It is the best tool to allow potential applicants to decide if they could pass your background screening. The criteria should list all the reasons you might deny tenancy based on screening. Your criteria can be broken into sections that include credit, criminal, rental history and more. While RHAWA does not provide a criteria for you to use, we do have guidelines you can reference when creating your own.

You can find these in the Screening/ Tenant Selection Forms section on the RHAWA forms page.

• Application Criteria Guidelines

• Application Criteria Guidelines (Seattle)

APPLICATION FOR TENANCY

Once the criteria are set then we go forward with the Application for Tenancy (RHAwa.org/WA-App) and if your rental unit is in the City of Seattle, it will be the Application for Tenancy (Seattle) (RHAwa.org/Seattle-App).

The important part to remember is your criteria and go hand in hand. You will

want to make sure that your application has all the questions needed to answer what you are searching for on your criteria. If you have a requirement for positive rental history, you want to ensure your application has space to submit their previous rental information. Often applicants will skip over sections of the application to speed up completing the form, however you as a housing provider need the application completed in its entirety. Be sure to state that in your screening criteria. Often, applicants will bypass the Financial History, or the Vehicle section. Once you receive the application be sure to look it over to determine if you have all the information you require to decide if the prospective tenant will meet the screening criteria requirements. Check that the pertinent information is complete such as: full name, date of birth, social security number and physical U.S.A. address. Also, make sure they sign and date their application in the ‘Acknowledgment’ section. The screening report cannot be completed without their signature and date on the application.

Once you have the applicant’s completed application the next step is to secure the intent to rent the unit, you can do that with our next form.

DEPOSIT TO SECURE OCCUPANCY & RECEIPT

Deposit to Secure Occupancy & Receipt (RHAwa.org/holding-deposit), has replaced the Agreement to Enter Into Lease & Receipt. The Deposit to Secure Occupancy & Receipt form allows the housing provider to secure the rental unit with the applicant, the unit is not ready for move in right away. You just provide a copy of the Lease or the Rental Agreement along with the Deposit to Secure Occupancy & Receipt

 Continued on page 34

EXCHANGE LEGAL

Networking, Noshing, & Nautical Fun!

SAVE the DATE

WEDNESDAY

June 28, 2023

4 pm - 8:30 pm

This year’s in person Legal Forum is taking on a whole new format! Suspend your beliefs for a moment and dream with me; imagine a beautiful, moored boat in South Lake Union by the name of the MV Skansonia, you arrive on deck on the sunny evening of June 28, and what do you behold before your eyes?! But attorneys upon attorneys waiting to hear from you: our RHAWA members!

That’s right, you hear it here first! This year’s Legal Exchange is going to be bigger and better than ever. We will have 10-12 attorneys stationed at each table all throughout the MV Skansonia, and you and a small group will get 20 minutes of time to listen, ask questions, and chat about the housing industry with the top housing attorneys in the state. After twenty minutes is up – DING DING – everyone up, and you get five minutes to race – safely – to another table. Once we’ve concluded our parade of pro-bono practitioners we will dig in a magnificent dinner while a panel of our best attorneys answer their favorite of the pre-submitted questions.

There are a very limited number of seats available for this event – so get them while they’re hot! Make sure when you register you submit a question; our dinner panel will be selecting their favorite to answer live! Tickets go on sale April 28.

AGENDA

4:00 pm - 5:00 pm

5:00 pm - 7:00 pm

Cocktails

Attorney Table Discussions

Join five different 20-minute attorney-led table discussions. Each round, select from twelve different attorneys.

7:00 pm - 8:00 pm

Dinner + Panel Discussion

Select gourmet offerings from the buffet and enjoy the attorney panel discuss top 5 most interesting pre-submitted questions.

8:00 pm - 8:30 pm

Mingle + Wrap Up

SPONSORSHIP! IMPACT ON RHAWA MEMBERS AT THE 2023 LEGAL EXCHANGE!

LEGAL EXCHANGE

Networking, Noshing, & Nautical Fun!

X DATE Wednesday, June 28

X LOCATION MV Skansonia

on topics such as tenant screening, fair housing, and lease agreements.

North Lake Union, Seattle 98103

interactive booths, sponsorships, and targeted advertising opportunities.

event is the perfect place to be. Register now to secure your spot and take your business to the next level!

RHAWA's 2023 Legal Exchange is not only an exceptional opportunity to connect with rental property owners and managers, but it's also a chance to stay ahead of the curve on emerging issues in the rental housing market. Attendees will have the opportunity to engage with legal experts and industry professionals who will share their knowledge and experience

As a vendor sponsor or advertiser, you'll have access to this valuable content and a captive audience of decision-makers eager to learn and grow their businesses. You'll also be able to showcase your products and services to potential customers through

Don't miss out on this chance to connect with industry leaders, gain valuable insights, and grow your business at RHAWA's 2023 Legal Exchange. Whether you're a seasoned vendor sponsor or advertiser or looking to explore new opportunities, this premier

To learn more about sponsor benefits or to secure yours today, contact Luke Brown at lbrown@RHAwa.org.

This event will feature reputable attorneys from across the state. It consistently draws one of the biggest crowds of any event RHAWA puts on. The opportunity for members to receive credible legal information and learn about the specifics of the new laws they will encounter is a huge draw. Take advantage of this chance to position your company’s message in front of scores of people!

X CONTACT If you have any questions, please contact Luke Brown Bannon at: (206) 905-0610 or lbrown@RHAwa.org

SPONSOR LEVELS

Hyperlinked company acknowledgment on event webpage

187 px w x 250 px h advertisement on RHAwa.org/events

– Company provided

Hyperlinked company acknowledgment in event promotional emails

Social media recognition – Facebook & Instagram

225px w x 225 px h advertisement in email blasts sent to enitre membership list for one month

Recognition in Current newspaper

650 word vendor profile in Current newspaper and blog

– Company provided

Current newspaper ad – monthly circulation: 7,000

– Company provided

Company signage at the event

Company acknowledgment on event materials – Company provided

Complimentary event tickets

Direct access to decision-makers

Sponsor ribbons for all company attendees

Exhibitor booth

Recognition at the event

Podium time to address the attendees prior to keynote

$750

$1,000

$25,000

NEW Energy-Efficient Windows Attract NEW Tenants!

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“We were very pleased with their work and would definitely use them again.”

✓ Milgard windows are virtually maintenance-free to save you time and money.

✓ If you have an electrically-heated 5+ unit building in Puget Sound Energy, Tacoma Power, or Seattle City Light’s service area, be sure to ask us about new window rebates!

- Ed and Sharon Bezy via

GETTING STARTED WITH RENOVATIONS: A Comprehensive Guide

Chris Tighe, President | Elevation Construction | RHAWA Member

Renovating your home can be an exciting and rewarding experience. Not only can it give your rental a much-needed facelift, but it can also increase its value and help attract quality tenants. However, it can also be an overwhelming process, as there are many factors to consider and decisions to make. This guide will provide you with a comprehensive overview of all the steps involved in getting started with home renovations.

INTRODUCTION TO HOME RENOVATIONS

For most investors, renovations are a major investment. Whether you are renovating for aesthetic reasons or to improve the energy efficiency of your property, it is important to understand the basics of renovations. This section will provide an overview of the different types of renovations and the key considerations to keep in mind when embarking on a renovation project.

First and foremost, it is critical to understand the scope of the project and the overall cost. Depending on the type of renovation, the cost can vary significantly. For example, if you are planning to do a kitchen remodel, the cost will likely be higher than if you are planning to paint a room. It is also essential to understand the timeline and what steps will be involved in the renovation process.

Another important factor to consider is the potential return on investment. Depending on the type of renovation, you may be able to recoup some of your costs if you decide to refinance it (BRRRR) or sell it to another investor who wants a turnkey investment. For example, a kitchen renovation can typically yield a higher return on investment than a bathroom renovation.

ASSESSING YOUR HOME FOR RENOVATIONS

The next step in the renovation process is to assess your property. This involves taking an inventory of the current condition of your property and identifying any potential areas that need to be addressed in the renovation. For example, you may need to address structural issues or plumbing issues. It is crucial to look for potential problems and address them before they become more serious.

In addition to looking for potential problems, it is also important to consider the layout of your property. This includes looking at how the rooms are laid out and how they could be improved through the renovation. You should also consider the size of the rooms and how much space you will need to complete the renovation.

The aesthetic of your property will also play a major key point to consider when renovating. This includes looking at the colors and the overall design of the home, as this will help you to determine the type of renovation that would be most appropriate for your property.

PLANNING AND BUDGETING FOR A RENOVATION

Once you have assessed your property and identified any potential areas that need to be addressed, the next step is to plan and budget for the renovation. Which involves creating a detailed plan that outlines the scope of the project, the timeline, and the budget. Being realistic with your budget and planning for any unexpected expenses is a must.

When budgeting for a renovation, it is important to have money allocated to contingency. This would be for issues that are hiding behind walls or flooring. You don’t know what is hiding behind the wall and carpets!

In addition to budgeting for the renovation, it is also crucial to consider the timeline for the project. This includes setting realistic goals for the completion of the project with a timeline that allows for any unexpected delays.

Finally, it is of great importance to consider the potential disruptions that the renovation may cause. Depending on the scope of the project, it may be necessary to temporarily relocate your tenants while the renovation is taking place. Being proactive will play a major role as you may need to plan for any potential disruptions and make any necessary arrangements ahead of time. Ideally, it is best to renovate when the property is vacant (plan for a longer vacancy time during the renovation).

FINDING THE RIGHT CONTRACTOR FOR YOUR RENOVATION

Once you have completed the planning and budgeting for the renovation, the next step is to find the right contractor for the job. This is a crucial step, as the quality of the work will depend on the contractor you hire. It is important to research potential contractors and to read reviews from previous clients.

When hiring a contractor, it is essential to discuss the project in detail and to check out their website and look for reviews. It is also necessary to get a written contract that outlines the scope of the project, the timeline, and the cost. This will help to ensure that the contractor is aware of all the details of the project and that both parties are clear on the expectations.

Finally, it is important to ensure that the contractor is properly licensed, insured, and bonded. This will help to protect both parties in the event of any unexpected issues that may arise during the renovation.

CHOOSING THE RIGHT MATERIALS FOR YOUR RENOVATION

Once you have hired the right contractor, the next step is to choose the right materials for the renovation. This includes selecting the type of paint, flooring, and fixtures that will be used.

When selecting materials, it is important to consider the quality of the materials. This includes looking at the durability of the materials and the potential health and safety implications. Make sure to consider the cost of the materials and to look for ways to reduce costs without sacrificing quality. Keep in mind that you should make these decisions based on the fact that this is a rental property. Pick materials that will last longer with rentals. It is important to talk with a contractor who is also an investor and bring your property manager into the conversation. They would have some great input for choosing the right materials.

Chris Tighe

SETTING A TIMELINE FOR YOUR RENOVATION

Once you have selected the materials for the renovation, the next step is to set a timeline for the project. This includes setting realistic goals for the completion of the project and any potential delays. Be sure to remain realistic with the timeline, as unexpected issues may arise that could delay the completion of the project.

Finally, it is important to factor in any potential delays that may arise due to weather or other issues. It is critical to be prepared for any potential delays and to adjust the timeline accordingly.

Keep in mind that delays in the project will delay your property from being marketed and rented out.

WHERE TO START

When you are doing major renovations, you want to start from the outside in. I always tell our clients that we want to make sure the outside (roof, siding, windows, and gutters) are solid and are keeping the elements outside of the property. If you start on the inside and you have a bad roof or siding, you may end up having to redo some of the work after a heavy rain storm. Once you know your outside is solid, begin working on the interior. Some ideas for interior renovations are to take out all the carpet and replace it with waterproof LVP flooring (great for tenants and pets). New or painted cabinets with a new countertop to give the kitchen a fresh look. Replacing lights with an LED light package. Low flow toilets in the bathroom with a painted or new vanity and a reglazed bathtub. It will also be good to consult with your property manager to understand the best finishes for the neighborhood your property is in.

DEALING WITH COMMON RENOVATION ISSUES

When it comes to renovations, there are a variety of potential issues that can arise during the course of the project. It is of great importance to be aware of these potential issues and to have a plan in place to address them.

One of the most common issues that can arise during a renovation is the discovery of hidden problems. This can include structural issues, plumbing issues, or electrical issues. It is indispensable to have a plan (and a contingency fund) in place to address these issues if they arise.

Another common issue is a disagreement between the contractor and the homeowner. You must communicate clearly and openly with the contractor to avoid any potential conflicts, and ensure that the contractor is aware of any changes that may be made to the project. Be sure to get them in writing before the contractor works on those changes.

CONCLUSION

As we mentioned above, home renovations can be a daunting process, but with the right preparation and planning, it can be a rewarding experience. This guide has provided a comprehensive overview of all the steps involved in getting started with home renovations, from assessing your home to choosing the right materials for the project. It is important to consider all the factors involved and to be prepared for any potential issues that may arise. With the right preparation and planning, you can ensure that your home renovation project is successful.

If you are considering undertaking a home renovation project, it is essential to keep these tips in mind. It is also important to do your research and to find the right contractor for the job. With the right preparation and planning, you can ensure that your renovation project is a success. For examples of some rental property renovations, check out our website.

If you are interested in learning more about Elevation Construction (and maintenance), check out our website at www.elevationconstructionteam.com or call us at (425) 633-2416. Elevation construction can help you with any renovations on your rental property and we can help you with your maintenance work orders!

RHAWA’S RECENT SUCCESSES

Throughout the 2023 legislative session, small housing providers faced several threats to their livelihood with proposed legislation that would have been harmful to the rental housing industry. Rent Control was presented once again, with several different versions appearing in committee early in the legislative session. Additionally, extended notice periods, statewide rental registration and a new Housing Court were all presented during the Legislative Session. In our most significant display of opposition, RHAWA rallied over 100 members to come down to Olympia and testify against rent control. Just two days later, RHAWA rallied an additional 60 members to fight against this horrendous policy. This effort was instrumental in the defeat of all rent control bills this year, RHAWA is grateful to the members who made the effort to come down to Olympia and testify on behalf of all small housing providers in the state.

Our success in the 2023 Legislative Session would not have been possible without the support of both our members and the RHAWA

Government Affairs Team. The teamwork of our Grassroots Organizer, Lobby Team and Membership proved to be incredibly effective during this Legislative Session. Collaborative briefing rooms, efficient communication and active member participation enabled us to effectively push back against harmful bills and safeguard the rights of our members. Now, as the legislative session wraps up, we’d like to look back at the successes RHAWA and its members have had in fighting legislation this year.

HB 1124

This bill would have mandated that landlords must give tenants an extended notice of rent increase; mandating a tight window between 180 to 220 days if the increase is more than 5 percent. It also gave tenants the right to end their tenancy without facing any penalties if the rent increase is more than 5 percent. Furthermore, the regulation limited the late payment fee to either 10 percent of the rental amount or a total of

Daniel Bannon & Luke Brown

$75, whichever is lower. This bill died in the Rules Committee before it made it to the House floor.

HB 1388

Under this rule, landlords who fell under the Residential Landlord-Tenant Act or the Manufactured/Mobile Home Landlord-Tenant Act were not permitted to increase rent by more than the rate of inflation as determined by the Consumer Price Index (or 3 percent, whichever was greater). Additionally, the maximum increase in rent could not be more than 7 percent above the current rent. Landlords could not charge higher rent, payment terms, or add other material conditions that were more burdensome for tenants based on the length of the tenancy (ex. month to month). Finally, landlords could not require move-in fees or deposits that exceeded one month’s rent. This bill died in the Appropriations Committee before it made it to the House floor.

HB 1389/SB 5435

SB 5435 was the companion bill to HB 1389. They stated, unless certain exemptions applied, a landlord was not allowed to raise the rent for a rental property that was covered by the Residential Landlord-Tenant Act or the Manufactured/Mobile Home Landlord-Tenant Act by more than the rate of inflation as determined by the Consumer Price Index (or 3 percent, whichever was greater) during any 12-month period. Additionally, the maximum increase in rent could not be more than 7 percent above the current rent. These bills died in the Rules Committee and Housing Committee before they made it to the floor of either the House or the Senate.

HB 1625/SB 5615

SB 5615 was the companion bill to HB 1625. This regulation eliminated the State Preemption on Rent Control (RCW 35.21.830), which gave local governments the authority to create their own rent control policies. This meant that each local government in Washington State could create a different rent control policy, potentially resulting in more than 450 unique policies across the state. There was no minimum limit to what a city could impose under local rent control, and it could include denying any rent increases to housing providers. This was one of the most concerning bills proposed in the 2023 Legislative Session. Neither of these bills made it past their first reading and died before committee discussion.

SB 5060

SB 5060 would have mandated property owners of rental units in cities with populations over 130,000 to register their properties with the Department of Commerce and report monthly rental rates every two years, as well as vacancy rates. The Department of Commerce would also be required to maintain a website to disclose rental housing inventory and rental rate data. A registration fee of $70 would be imposed on

the first rental unit, with an additional $15 fee for each additional unit. This bill died in the Ways & Means Committee before it made it to the Senate floor.

SB

5707

Finally, SB 5707 would have established a Housing Court Pilot Program. The stated intent of the program was to focus on non-adversarial methods of dispute resolution, and participating courts will report annually to the Administrative Office of the Courts, which will then report to the Legislature annually. Unfortunately, this program was essentially an extension of our current system of Dispute Resolution Centers which are set to expire on July 1st, 2023. Nearly every housing provider who engaged with the DRC’s knows how ineffective this system was and RHAWA is pleased the legislature failed to pass its replacement. This bill died in the Law & Justice Committee before it made it to the Senate Floor.

SEATTLE CRIMINAL RECORDS BAN (YIM V. SEATTLE)

RHAWA’s successes in 2023 even go beyond the Legislative Session. It is important to mention RHAWA’s huge win regarding the City of Seattle’s ban on criminal background screening.

On March 21st, 2023, the 9th Circuit Court ruled that Seattle's ban on using criminal background checks for housing did not meet the intermediate scrutiny standard of review. However, one of the three judges argued for the strict scrutiny standard because the ordinance is a content and speaker-based restriction on noncommercial speech. The court remanded part of the case back to the District Court to address a provision that violates housing providers' substantive due process rights. It is important to note that despite the ruling, RHAWA will continue to limit criminal background screening until the Seattle City Council addresses this ruling. This is a massive victory for property owners. We want to also give thanks to the plaintiffs and association members who were involved. RHAWA's Legal Defense Fund (LDF) played a crucial role in this process and relies on donations to create positive changes in the rental housing industry.

Thank You!

We would like to express our deepest gratitude to all our members who showed up at the legislative session both this year and in years past. Your participation in advocacy efforts was instrumental in achieving the successes we experienced this year. Thank you for making a difference and for being a crucial part of our accomplishments. When you participate in our government advocacy efforts, whether it is donating to PAC, Legal Defense Fund (LDF) or simply giving your time to testify, you are making a difference for every housing provider in Washington State. Thank you for taking the time to learn about how RHAWA has been advocating for you, we look forward to celebrating more wins in the future.

COLLABORATIVE BRIEFING ROOMS, EFFICIENT COMMUNICATION AND ACTIVE MEMBER PARTICIPATION ENABLED US TO EFFECTIVELY PUSH BACK AGAINST HARMFUL BILLS AND SAFEGUARD THE RIGHTS OF OUR MEMBERS.

EXECUTING A SUCCESSFUL 1031 EXCHANGE

Brian Platt, Michael Urquhart and Ben Douglas | Paragon Real Estate Advisors | Vendor Member

In 2022, a topic of conversation that came up frequently with our clients was the possibility of participating in a 1031 exchange. A 1031 exchange at face value allows for an owner to defer capital gains while also finding a replacement property that meets their financial and lifestyle goals/objectives. In order to successfully achieve just that, owners need to first get comfortable with the current marketplace and the timelines in which they need to meet to qualify for the exchange. These aspects of conducting a 1031 exchange can bring stress to an owner if they are not working with the correct professionals who lay out a successful plan to execute on an exchange.

So, what are the appropriate steps to take when assessing whether a 1031 exchange is right for you? It is first important to identify the pain points of your existing real estate position whether that may be financial or personal as it pertains to the responsibilities that come along with property ownership. It is important to layout both your short and long-term financial and lifestyle goals. Next it is important to identify the benefits of a 1031 exchange, which include avoiding capital gains tax, increasing cash flow, reducing the burden of property management, leveraging equity from your current investment, increasing purchasing power, diversifying holdings, and estate planning benefits.

If these benefits can be used to fulfill your personal and financial goals then it is important to work with your broker, accountant, and 1031 exchange facilitator to lay out what a sale of your existing property would entail and how that could translate into an up-leg investment property. In doing so, you will be mapping out the investment criteria of your up-leg with your broker so that it caters to your goals that you have previously identified.

It's common to see property owners struggle with determining the value of their existing property, particularly when they have preconceived notions about its worth or the state of the current market. When considering a 1031 exchange, it's important to remember that everything is relative. Some owners may delay executing an exchange because they want to see their property appreciate further, but it's important to understand that they will likely be purchasing a property that has also appreciated during the same time frame. This is particularly true for owners who are interested in reinvesting in a similar market to where they are selling their existing property.

Now to the hard part. Once an owner has become comfortable with the market, their property value, and the search criteria of an exchange property, how do you structure your timelines correctly so that you can find an up-leg property that works within the 1031 exchange timeline? At this stage, it is crucial to collaborate with a highly skilled and well-connected brokerage team that can extend exchange timelines and offer an array of exchange options both on and off the market. This ensures a smooth and successful execution of the 1031 exchange process.

Although many 1031 exchangers would prefer to have a replacement property identified before listing their existing property, this is often not feasible in a competitive market. Sellers of the up-leg property are typically hesitant to accept an offer that is contingent on the exchanger's down-leg sale. To overcome this challenge, we focus on how to extend the 45-day identification period in the sale of the down-leg property. We do so by negotiating seller closing extensions into the down-leg Purchase and Sale Agreement. This allows exchangers up to six to nine months to find the best possible replacement property, instead of just the escrow time plus 45 days. During the up-leg search process, we leverage our database, which we have been refining for over 30 years, to identify potential investment opportunities that may not be available in the current market. These are just a few examples of the numerous strategies we utilize when working with our clients to execute a 1031 exchange.

Please feel free to reach out if you would like to learn more about the successful 1031 exchanges we have conducted for past clients, how we could layout a personalized plan for your position, or to learn about our additional strategies not mentioned above.

If you would like to know more about 1031 exchanges, want to know the market value of your investment property or would like a referral to a tax, legal or 1031 exchange professional, please feel free to reach out to anyone on their team. Brian Platt at Brian@ParagonREA.com (206) 251-8483, Michael Urquhart at Michael@ParagonREA.com (425) 999-6650, or Ben Douglas at Ben@ParagonREA. com (206) 658-7247.

Brian Platt

Michael Urquhart

Ben Douglas

*Preferred return is not guaranteed and is subject to available cash flow. All offerings shown, if any, are Regulation D, Rule 506c offerings. Potential returns and appreciation are never guaranteed and loss of principal is possible. Please speak with your CPA and attorney for tax and legal advice. There is a risk Investors may not receive distributions, along with a risk of loss of principal invested. This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. This material is not to be construed as tax or legal advice. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed.

Last Chance to Register for our First Annual Event of 2023 – Spring Workshop & Tradeshow

Grab your calendar and circle May 13th because the Rental Housing Association of Washington (RHAWA) is about to drop the event of the year! That's right, our Annual Spring Workshop and Tradeshow (SWTS) is back, and it's bigger and better than ever.

This year, we're bringing the party to the stunning Cedarbrook Lodge near SeaTac. Picture this: a rustic atmosphere, delightful eats, and a day packed with education and entertainment. We've got a variety of vendors in our Vendor Hall and classes covering a range of rental housing topics throughout the day. Plus, for the first time ever, we're hosting a keynote panel discussion with industry experts, where you'll get the inside scoop on legislative updates and what they mean for small housing providers like you.

But that's not all - we've got four separate tracks to choose from: Laws, Tenants, Property, and Financials. So whether you're a legal eagle or a property pro, we've got the classes to help you take your game to the next level. Here are your industry experts leading the way in your workshop sessions:

Sean Flynn is owner of Flynn and Associates, PLLC. His firm focuses on representing clients in real estate and trust and estate litigation, planning and transactions. He also manages several of his own rental properties and serves as RHAWA Board President and Executive Director.

Chris Benis practices law with First Avenue Law Group, PLLC in Seattle, WA representing property management firms, individual real estate investors, and others in the real estate industry. Chris serves as Legal Counsel for the Rental Housing Association of

Washington (RHA), is a frequent instructor and past-President of the organization.

Enrique Jevons founded Jevons Property Management Company in 2008 with the goal to own and manage the best rental properties available for people living all across Washington State. Today, he owns over a hundred units and his company manages over one thousand rental units spanning from Pierce County to Yakima.

Kelly Koontz is the President of Submeter Solutions, Inc. based in Kent, WA. Since 1999, Submeter Solutions provides customized metering systems and utility billing services that empower you to manage, conserve, and recover utility costs.

Julie Martiniello, Estate Planning Attorney and Managing Partner of Dimension Law Group have focused her practice primarily on trusts & estates, real estate, and business transactions for the past 11 years. She is a frequent speaker and active member of RHAWA.

Christopher Cutting has been practicing residential and commercial landlord-tenant law, judgment enforcement, and appeals since 2009. Christopher is the Vice President of RHAWA and is the Co-Chairman of the Legislative Committee.

Tim Schondelmayer has almost 20 years of experience managing residential properties and currently serves as

Regional Manager at Mullally Development Company.

Lisa Lotus is a licensed and certified residential home inspector and owns Taurus Home Inspections. She works with property managers and owners to comply with City municipality-required rental inspections and performs inspections for real estate transactions.

Eric Aasness is a mortgage lender with over 35 years of experience lending in the Pacific Northwest and across the country. He is a licensed Continuing Education Instructor with Washington State and is also certified with the Washington State Housing Finance Commission.

Travis Scott Eller practices with Eller Law Firm and owns Access Evictions, Inc. Travis has practiced landlord-tenant law for more than twenty years, representing both commercial and residential landlords. He has successfully represented clients in trials, arbitrations, mediations, administrative agencies, and appeals.

Lawton Coursey currently serves as the President of the King County Chapter of The National Association of Residential Property Managers, Director of Sales at The Joseph Group, and Owner/Operator of Highmark Property Management.

Austin Bowlin, CPA is a Partner at Real Estate Transition Solutions (RETS), a national real estate investment

advisory firm specializing in 1031 Exchange strategies and Delaware Statutory Trust investments. As Chief Exchange Strategist, Austin leads the firm’s team of licensed 1031 Exchange advisors and analysts.

Sharon Cunnington is a real estate investor, entrepreneur, and inventor. She specializes in helping people purchase and manage positive cash flow investment properties as a licensed real estate broker and consultant. She has served on the RHAWA board for many years and is a frequent speaker.

And don't worry, we'll make sure you're well-fed too. Enjoy a delicious catered lunch and happy hour, plus a chance to win some sweet prizes in our raffle. RHAWA will have goodies to raffle off, with all proceeds going towards our Political Action Committee (PAC). The RHAWA PAC is more important now than ever, and we can’t continue our fight without your much-needed help.

You won’t want to miss out on this amazing day that will not only be a fun occasion to mingle and network with fellow housing providers, a chance to chat with our many vendor members and learn about the services they provide, but an exceptional educational opportunity to grow your knowledge and your business.

Please reach out to me directly should have any questions. Looking forward to seeing you there!

Event Registration

Your $100 ticket includes access to all educational offerings (slides and audio recordings provided afterward), continental breakfast, lunch, happy hour, on-site parking, and more! Register at RHAwa.org/swts.

SPECIAL THANKS TO THIS YEAR'S AMAZING SPONSORS ER Flooring

WaFd Bank

Leavitt Group

CISNEROS AGENCY LLC

VENDOR LISTINGS

We encourage you to consider the vendors found within these listings for your rental business needs. When seeking competitive bids, be sure to mention your RHAWA membership as many offer member discounts. RHAWA does not specifically endorse any business listed herein. References are always recommended. If you would like to submit a customer testimonial for our records, please submit to publications@RHAwa.org. Please note that changes made to a vendor member profile will not be reflected in the CURRENT Vendor Listings unless the change is also sent to publications@RHAwa.org.

ACCOUNTING | BOOKKEEPING

Brink & Sadler (253) 582-4700 | brinkandsadler.com

Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com

ADVERTISING | VACANCY LISTINGS

Pacific Publishing Co. | Print + Internet (206) 461-1322 pacificpublishingcompany.com

Seattle Rental Group | Property Management (206)315-4628 | www.seattlerentalgroup.com

AIR CONDITIONING

Alpine Ductless, LLC (360) 529-7567 | alpineductless.com

Fischer Heating and Air (206) 783-1190 | fischerheating.com

AIR QUALITY

Envirotest | Mold, Air Quality Analysis, Inspections

Donald B. Kronenberg (206) 877-3191 seattlemoldandairquality.com

APARTMENT SUPPLIES

Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com

ASSOCIATIONS – REAL ESTATE

Brink Property Management

Dean Foggitt (425) 458-4848 | brinkpm.com

ATTORNEYS

Access Evictions

Travis Eller (425) 641-8010 | accessevictions.com

Christopher T. Benis, Attorney at Law

First Avenue Law Group, PLLC

Vendor of the Year 2006

(206) 447-1900 | firstavenuelaw.com

Demco Law Firm, P.S.

(206) 203-6000 | demcolaw.com

Dimension Law Group PLLC

Synthia Melton

(206) 973-3500 | dimensionlaw.com

Flynn and Associates, PLLC

Sean Flynn

(206) 330-0608 | theflynnfirm.com

Glasson Legal

(206) 627-0528 | glassonlegal.com

Gourley Law Group / The Exchange Connection

(360) 568-5065 | gourleylawgroup.com

Holmquist & Gardiner, PLLC

(206) 438-9083 | lawhg.net

Jeffery Bennett (503) 255-8795

Law Office Of Shaun Watchie Perry (206)729-7442 | swp-law.com

Ledger Square Law (253) 327-1701 | ledgersquarelaw.com

Ling & Liang PLLC (206)462-2884 | ling-liang.com

LT Services (206) 241-1550 | ltservices.net

Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com

Maxwell Glasson (206) 627-0528 | loefflerlawgroup.com

Micheal D Mclaughlin, Attorney at Law (253) 686-9786

Reed Longyear Malnati & Ahrens, PLLC (206)624-6271 | www.reedlongyearlaw.com

Seattle Real Estate Law Group (206) 623-4846 | seattlerealestatelawgroup.com

BANKS

Eastside Funding (425) 230-0000 | eastsidefunding.com

First Federal Savings and Loan (206) 586-1701 | ourfirstfed.com

First Financial Northwest Bank

Tom Jarzynka (425) 264-2757 | ffnwb.com

Homebridge Financial (206) 915-3742 | homebridge.com

Luther Burbank Savings Bank

Tiana Jackson: (425) 739-0023 lutherburbanksavings.com

Pacific Crest Savings Bank

Scott Gibson (425) 670-9600 | (800) 335-4126 paccrest.com

BUILDING REPAIR | REMODEL

+1 Construction (206) 313-6587 | plusoneconstruction.com

Bellan Group, LLC

Susan Bellan (206) 383-0102 | bellan.com

Construction Expeditors, LLC

(206) 595-8852 | (877) 644-1700

constructionexpeditors.com

CARPORTS

Carports of Washington Inc (360)897-1200 | carportsofwashington.com

CATCH BASIN + STORM DRAIN

G & L Vactor Services LLC (425) 881-0911

CHIMNEY CLEANING | REPAIR (MASONRY)

The Chimney Specialists, Inc. Pierce Co.: (253) 475-0399 | (888) 979-3377

Seattle: (206) 782-0151 | (888) 979-3377

So. King Co.: (253) 833-0144 | (888) 979-3377 thechimneyspecialists.com

Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com

CLEANING

Fischer Restoration

(888) 345-2532 | fischerrestore.com

Flippers Warehouse

(206) 656-3222 | flipperswarehouse.com

Haynes Contracting LLC

(253) 335-7905 | haynescontractingllc.com

Interland Design

Jake Cervilla

(425) 290-9639 | interlanddesign.com

CleanSpace Cleaning Services (206) 462-3200 | cleanspace2day.com

Genesee Carpet Cleaning (206) 569-5573 | genesseecarpetcleaning.com

COLLECTIONS

Puget Sound Collections

Umpqua Bank | Multifamily Lending

Matt Couch (425) 602-1250 | umpquacrelending.com

Washington Federal

Vendor of the Year | 2015

Tim Marymee: (206) 777-8213 | (800) 324-9375 washingtonfederal.com

BATHTUB + SHOWER RENOVATION

Fischer Restoration (888) 345-2532 | fischerrestore.com

Flippers Warehouse (206) 656-3222 | flipperswarehouse.com

Tub Cove Inc. New Tubs, Surrounds and Bathroom Plumbing (206) 522-1711 | tubcove.com

BED BUG DETECTION

NWK9 Bed Bug Detectives (206) 801-3522 | nwk9bedbugdetectives.com

BLIND CLEANING + REPAIR

Shine a Blind

On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net

BUILDING INSPECTORS

Ideal Inspection Services LLC RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com

Kanso Homes, Inc.

(206) 278-3403 | kansohomes.com

Maintco

(425) 822-5505 | maintcogc.com

Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com

Garrett Michaud (206) 728-5000 | pugetsoundcollections.com

COMMERCIAL REAL ESTATE

Capstone Commercial Real Estate Advisors

John Downing (206) 324-9427 | capstonerea.com

CBRE - Mountain-Northwest Division Marketing (206)292-6088 | www.cbre.us/seattle

Colliers International

(206) 223-1428 | colliers.com/seattle

CPX LLC

(866) 405-1435 | cpxone.com

DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com

First Federal Savings and Loan

(206) 586-1701 | ourfirstfed.com

HFO Investment Real Estate

(971) 717-6337 | hfore.co

Next Level Property Maintenance

(206) 922-8119 | nxtlevelpm.com

Pro Realty Options, Inc.

(425) 745-2400 | prorealtyoptions.com

Rife Masonry

Chad Rife: (206) 696-6998 | rifemasonry.com

T.E. Kelly Company, LLC

Tim Kelly: (206) 240-1950

The Wall Doctor, Inc.

Gary Borracchini (425) 822-8121 | thewalldoctor.com

Top-Rung Construction LLC

Gary Gilmer (253) 893-1101 | fieldsroofservice.com

CARBON MONOXIDE + SMOKE DETECTION

Envirotest | Mold & Air Quality Analysis

Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com

Greenwood True Value Hardware | Detectors (206) 783-2900 | greenwoodhardware.com

Icon Real Estate Services Inc.

Jeremiah Roberson (425) 633-3330 | iconre.org

Kidder Mathews

Dylan Simon: (206) 414-8575

Jerrid Anderson: (206) 499-8191

DylanSimon.com

COMMERCIAL REAL ESTATE

Foundation Group, LLC (206) 324-7622 | foundationgroupre.com

Lee & Associates

Multifamily Team

Candice Chevaillier

(206) 284-1000 | lee-nw.com

Straight Street Building / Home Inspection

John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws

BUILDING MATERIALS

Dunn Lumber | Doors, Windows + Lumber (206) 632-2129 | (800) 248-3866 dunnlum.com

Pacific Northwest Locksmith | Detectors (206) 531-0411 | pnwlocksmith.com

CARPET CLEANING

Extreme Steam Carpet Cleaning – 24/7 Water Extraction (425) 330-9328 | extremesteamcc.com

Genesee Carpet Cleaning (206) 569-5573 | genesseecarpetcleaning.com

COMMERCIAL REAL ESTATE

Paragon Real Estate Advisors, Inc.

Vendor of the Year | 2016

(206) 623-8880 | (800) 643-9871

paragonrea.com

VENDOR LISTINGS

Pilot Ventures LLC

Jason Kono

(206) 566-6600 | pilotnw.com

Prospector Property Management (206) 508-6366

prospectorpropertymanagement.com

Westlake Associates

(206) 505-9400 | westlakeassociates.com

Windermere Real Estate Commercial

Therasa Alston | (206) 650-4777

COMMERCIAL REINVESTMENTS + FINANCIAL SERVICES

1031 Capital Solutions

(800) 445-5908 | 1031capitalsolutions.com

First Federal Savings and Loan

(206) 586-1701 | ourfirstfed.com

CONSULTING

Alliance Flooring Services (253) 850-1288 | allianceflooring.com

Real Estate Transition Solutions Exchange - 1031 Real Estate (206) 502-4862 | www.re-transition.com/rhawa

Redside Partners, LLC

Craig Swanson (206) 323-1771 | redsidepartners.com

CONSTRUCTION + DEMOLITION

Haynes Contracting LLC (253) 335-7905 | haynescontractingllc.com

CONTRACTORS

+1 Construction

(206) 313-6587 | plusoneconstruction.com

A&A Electric (206) 212-1888 | anaelectric.com

ABC Towing, Inc.

Seattle: (206) 682-2869

Tukwila: (206) 767-4024

abc4atow.com

Bellan Group, LLC

Susan Bellan (206) 383-0102 | bellan.com

Bravo Roofing, Inc.

GoldStar Vendor + Vendor of the Year | 2014

John Paust, Estimator: (206) 948-5280

(253) 335-4825 | (360) 886-2193

john@bravoroofs.com

bravoroofs.com

Construction Expeditors, LLC

(206) 595-8852 | constructionexpeditors.com

Diamond Roofers, LLP

Flat & Low Slope

(206) 202-7770 | diamondroofers.com

ER Flooring

(360) 402-9566 | erflooring.com

First Choice Remodeling, Inc.

(253) 846-9000 | firstchoiceremodelinginc.com

Global Paving LLC

(253) 286-7943 | globalpavingllc.com

Masonry Restoration Consulting

(425) 344-3893

masonryrestorationconsulting.com

Maintco

(425) 822-5505 | maintcogc.com

Pioneer Masonry Restoration Co.

(206) 782-4331 | pioneermasonry.com

CONTRACTORS

Reinhart Electric & Service (425) 251-5201 reinhartelectric.net

T.E. Kelly Company LLC

Tim Kelly: (206) 240-1950

CRIMINAL BACKGROUND CHECKS

Rental Housing Association of Washington

Chartrice Young

(206) 283-0816 | RHAwa.org

DECKS

Dunn Lumber | Doors, Windows & Lumber (206) 632-2129 | dunnlum.com

DEVELOPERS

Affinity Real Estate Management

(206) 812-9155 affinityrem.com

Pacific Crest Real Estate (206) 812-9155 pacificcrestre.com

DOORS

ESTATE PLANNING

Dimension Law Group PLLC

Synthia Melton (206) 973-3500 | dimensionlaw.com

Flynn and Associates, PLLC

Sean Flynn

(206) 330-0608 | theflynnfirm.com

Olympic Estate Group, LLC

G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com

EVICTIONS

Access Evictions

Travis Eller, Attorney at Law (425) 641-8010 | accessevictions.com

Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com

Glasson Legal (206) 627-0528 | glassonlegal.com

LT Services, Inc. (206) 241-1550 | ltservices.net

Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com

Maxwell Glasson (206) 627-0528 | loefflerlawgroup.com

SRC Windows

(253) 565-2488 | srcwindows.com

DRAIN CLEANING

Best Plumbing Group

(206) 633-1700 | (425) 771-1114 bestplumbing.com

Day & Nite Plumbing & Heating Inc.

Vendor of the Year | 2020

(425) 775-6464 (800) 972-7000 dayandnite.net

Fischer Plumbing, Inc.

(206) 783-4129 | fischerplumbing.com

The Pipe Guys

(253) 537-2830 | pipeguys.com

DRYER VENT + DUCT CLEANING

The Chimney Specialists, Inc. | Dryer Vent Only Seattle: (206) 782-0151 | (888) 979-3377

So. King Co.: (253) 833-0144 | (888) 979-3377

Pierce Co.: (253) 475-0399 | (888) 979-3377 thechimneyspecialists.com

VentMasters

(206) 362-5190 | ventmasters.net

DRYWALL

The Wall Doctor, Inc.

Gary Borracchini

(425) 822-8121 | thewalldoctor.com

EDUCATION – REAL ESTATE

Rental Housing Association of Washington

Denise Myers

(206) 283-0816 | RHAwa.org

ELECTRICAL MAINTENANCE + REPAIR

A&A Electric

(206) 212-1888 | anaelectric.com

Alpine Ductless, LLC

(360) 529-7567 | alpineductless.com

Capstone Solar

(206) 580-3448 | capstonesolar.com

Reinhart Electric & Service

(425) 251-5201 reinhartelectric.net

EMPLOYMENT SCREENING

Rental Housing Association of Washington

(206) 283-0816 | RHAwa.org

ENERGY CONSERVATION + WEATHERIZATION

Capstone Solar (206) 580-3448 | capstonesolar.com

Energy Benchmarking Services

Michael Jones

(206) 245-8737 | EnergyBenchmarkingServices.com

SRC Windows

(253) 565-2488 | srcwindows.com

EXCHANGE — 1031 REAL ESTATE

1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com

Gourley Law Group / The Exchange Connection

(360) 568-5065 | gourleylawgroup.com

Investment Property Exchange Services, Inc. (425)582-3487 | www.ipx1031.com

Kay Properties & Investments

Dwight Kay (855) 899-4597 | kpi1031.com

FORMS + LEASES

Rental Housing Association of Washington (206) 283-0816 | RHAwa.org

GOVERNMENTAL AGENCIES

Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org

Tacoma Housing Authority (253) 281-7674 | tacomahousing.net

GUTTER INSTALLATION

Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com

HANDYMAN SERVICES

Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com

Ohlsen's Property Renewal (206) 228-2123 | propertyrenewals.com

RentalRiff (541) 600-3200 | rentalriff.com

TQ Handyman LLC

Trevor Rose: (206) 222-5129 trevor@tqhandyman.com

HARDWARE

Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com

King County Hazardous Waste Management Program (206) 296-4692 kingcountyhazwastewa.gov

HEATING | AIR CONDITIONING (HVAC)

Alpine Ductless, LLC (360) 529-7567 | alpineductless.com

Fischer Heating and Air (206) 783-1190 | fischerheating.com

HOME INSPECTIONS

Optimized Inspection Services, LLC

Bryan Mize (206) 349-0733 | seattlerentalinspector.com

Real Estate Transition Solutions Exchange - 1031 Real Estate (206) 502-4862 | www.re-transition.com/rhawa

Seattle Rental Inspection Services (RRIO) (206) 854-0390 seattlerentalinspectionservices.com

Straight Street Building / Home Inspection

John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws

Taurus Home Inspections

Lisa Lotus | WA State Home Inspector #2261 (206) 676-0023 | taurushomeinspections.com

FINANCIAL | LIFE INSURANCE SERVICES

Diamond Cut Insurance Group, Inc.

Larry Janowicz (425) 879-5198 | larry@dcigi.com

Olympic Estate Group, LLC

G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com

FLOOD | SEWER OVERFLOW CLEANUP

Fischer Restoration (888) 345-2532 | fischerrestore.com

FLOOR COVERINGS

AFB Floors (425)255-3893 | afbfloors.com

Alliance Flooring Services (253) 850-1288 | allianceflooring.com

ER Flooring (360) 402-9566 | erflooring.com

HOARDING

Bio Clean, Inc. (425) 754-9369 biocleanwa.com

INSURANCE

Brent Ward State Farm Insurance (425) 488-9100 | (888) 532-1875 brentwardagency.com

Diamond Cut Insurance Group, Inc.

Larry Janowicz (425) 879-5198 | larry@dcigi.com

State Farm Insurance (206)322-3910 | myseattleinsurance.com

INVESTMENT + FINANCIAL SERVICES

Colliers International

GoldStar Vendor + Vendor of the Year | 2018

Tim McKay: (206) 223-5586

CPX LLC

(866) 405-1435 | cpxone.com

Dan Chhan: (206) 223-1265

Joe Levin: (206) 223-5583

Sam Wayne: (206) 515-4498

Brittany Rondello: (206) 515-4495

colliers.com

Flynn Family Lending

Matt Flynn (425) 221-8660 | flynnfamilylending.com

Havium. Inc

(888) 642-8486 | havium.com

Kidder Mathews

Dylan Simon: (206) 414-8575

Jerrid Anderson: (206) 499-8191

DylanSimon.com

Luther Burbank Savings Bank

Tiana Jackson: (425) 739-0023

lutherburbanksavings.com

McTaggart Real Estate

(206) 322-9495 | darcoapts.com

Paragon Real Estate Advisors, Inc.

Vendor of the Year | 2016

(206) 623-8880 | (800) 643-9871

paragonrea.com

Peak Mortgage Partners

Dave Eden

(206) 660-3014 | peakmp.com

Sound Reatly Group

Charles Burnett, CCIM

(206) 931-6036 | soundmultifamily.com

Umpqua Bank | Multifamily Lending

Matt Couch

(425) 602-1250 umpquacrelending.com

Wilson Property Management, Inc.

Gary Wilson, CPM (425) 453-0089 | wilsonmanagementinc.com

IRRIGATION SYSTEMS

Seattle Public Utilities | Saving Water Partnership (206) 684-5955 | savingwater.org

LAND DEVELOPMENT | ZONING

Kanso Homes, Inc.

(206) 278-3403 | kansohomes.com

LANDLORD LIAISON PROGRAM

Tacoma Housing Authority (253) 281-7674 | tacomahousing.net

LANDSCAPING

Echo Yard Maintenance (206) 909-6873

LAUNDRY SERVICES

Coin Meter (503) 750-8442 | coinmeter.com

Hainsworth Laundry

Jason Hainsworth

(509) 534-8942 | hainsworth.biz

LEAK DETECTION

Fischer Plumbing, Inc.

(206) 783-4129 | fischerplumbing.com

LENDERS, MORTGAGE CAPITAL

CrossCountry Mortgage LLC

(206) 650-4041 | keaneloans.com

Eastside Funding

(425) 230-0000 | eastsidefunding.com

First Federal Savings and Loan

(206) 586-1701 | ourfirstfed.com

First Financial Northwest Bank

Tom Jarzynka

(425) 264-2757 | ffnwb.com

Flynn Family Lending

Matt Flynn (425) 221-8660 | flynnfamilylending.com

VENDOR LISTINGS

LENDERS, MORTGAGE CAPITAL

Homebridge Financial (206) 915-3742 | homebridge.com

Kidder Matthews Simon and Anderson Team (206) 747-4725 | dylansimon.com

Luther Burbank Savings Bank

Tiana Jackson: (425) 739-0023 lutherburbanksavings.com

MASONRY SERVICES

Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com

METER + BILLING SERVICES

Guardian Water & Power

Chris Apostolos (206) 271-6913 | (877) 291-3141 x139 guardianwp.com

Submeter Solutions, Inc.

Jeff Lowry: (425) 228-6831 (888) 64-METER (63837) | submetersolutions.com

MOLD | MOLD INSPECTIONS

Envirotest | Mold, Air Quality Analysis, Inspections

Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com

ON-SITE LAUNDRY SERVICES

Pacific Crest Savings Bank

Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com

Peak Mortgage Partners

Dave Eden (206) 660-3014 | peakmp.com

Sound Community Bank (206) 448-0884 x202 | soundcb.com

Umpqua Bank | Multifamily Lending

Matt Couch (425) 602-1250 | umpquacrelending.com

Washington Federal

Vendor of the Year | 2015

Tim Marymee (206) 777-8213 | (800) 324-9375 washingtonfederal.com

LIGHTING

Tacoma Public Utilities

Power: (253) 502-8600

Water: (253) 502-8723 TacomaPowerRebates.com/multifamily

LOCKSMITH

Pacific Northwest Locksmith (206) 531-0411 | pnwlocksmith.com

LUMBER

Dunn Lumber (206) 632-2129 | (800) 248-3866 dunnlum.com

MAINTENANCE

First Choice Remodeling, Inc.

(253) 846-9000 | firstchoiceremodelinginc.com

Multifamily Elites (425) 698-1631 | multifamilyelites.com

Pro Realty Options, Inc.

(425) 745-2400 | prorealtyoptions.com

Real Property Management Today (253) 426-1730 | rpmtoday.com

RentalRiff (541) 600-3200 | rentalriff.com

MASONRY SERVICES

Rife Masonry

Chad Rife: (206) 696-6998 | rifemasonry.com

Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com

Hainsworth Laundry

Jason Hainsworth (509) 534-8942 | hainsworth.biz

PAINTING | PAINT

Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com

Interland Design

Jake Cervilla (425) 290-9639 | interlanddesign.com

Ohlsen's Property Renewal (206) 228-2123 | propertyrenewals.com

PEST INSPECTIONS

NWK9 Bed Bug Detectives (206) 801-3522 | nwk9bedbugdetectives.com

Straight Street Building / Home Inspection

John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws

PIPE RESTORATION

Best Plumbing Group

(206) 633-1700 | (425) 771-1114

Fischer Plumbing, Inc.

(206) 783-4129 | fischerplumbing.com

The Pipe Guys

(253) 537-2830 | pipeguys.com

Tub Cove Inc. One-piece one-of-a-kind bath walls

(206) 522-1711 | tubcove.com

PLUMBING

Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com

Day & Nite Plumbing & Heating Inc.

Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net

Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com

POOL LEAK DETECTION

American Leak Detection (425) 747-7118 | americanleakdetection.com

PRINTING

Pacific Publishing Co. (206) 461-1322 | pacificpublishingcompany.com

PROPERTY MANAGEMENT

Affinity Real Estate Management (206) 812-9155 | affinityrem.com

All County Evergreen Property Management (253) 238-9590 | allcountyevergreen.com

Allen Property Management

Mike Larson (253) 582-6111 | (800) 995-6111 haroldallen.com

Bell-Anderson & Assoc., LLC, AMO (253)852-8195 | bell-anderson.net

PROPERTY MANAGEMENT

Brink Property Management

Dean Foggitt

(425) 458-4848 | brinkpm.com

Cadence Real Estate (206)258-4871 | www.cadencere.com

Capstone Commercial Real Estate Advisors

John Downing (206) 324-9427 | capstonerea.com

Champions Real Estate Services

(425) 744-5550 | nwchampions.com

Cornell & Associates Inc

(206)329-0085 | www.cornellandassociates.com

Dave Poletti & Associates

(206) 286-1100 | davepoletti.com

Dobler Management Company Inc. (253) 475-2405 | doblermanagement.com

Elita Living Real Estate LLC

Erica Vincent (206) 323-0771 | elitaliving.com

Emerald Heights Property Management

Ryan Dosch (206) 457-2475 emeraldheightspm.com

First Comercial Properties NW. (206) 985-7275 | fcpnw.com

Foundation Group, LLC (206) 324-7622 | foundationgroupre.com

Icon Real Estate Services Inc.

Jeremiah Roberson (425) 633-3330 | www.iconre.org

Jean Vel Dyke Properties, LLC (206) 725-3103 veldyke.com

Jevons Property Management

Enrique Jevons (206) 880-7935 | jevonsproperties.com

Krishna Realty (425) 209-0055 | krishna-realty.com

Lexington Asset Management (310) 650-3343

Longley Property Management Inc.

Venita Longley (206) 937-3522 | longleypm.com

Madeson Management LLC

Melissa Melia (206) 673-4282 | madesonmanagement.com

Madrona Real Estate Services, LLC

Bradford Augustine (206) 538-2950 | MadronaRealEstate.com

Maple Leaf Management LLC

Michelle Bannister

(206) 850-8095 | mapleleafmgt.com

Marathon Properties

Jeff O’Hare

(425) 745-9107 | marathonpropmgmt.com

Multifamily Elites

(425) 698-1631 | multifamilyelites.com

Nathaly Burnett Property Management (253) 732-9535 | beyondseattle.com

Next Brick Property Management (425) 372-7582

Niche Realty Associates LLC

(206) 851-4694 | nichrealtyassoc.com

Northfield Properties Inc.

(425) 304-1250 | (425) 304-1250

North Pacific Property Management

Joshua Fant

(206) 781-0186 | (800) 332-1032

northpacificpropertymanagement.com

Pacific Crest Real Estate

(206) 812-9155 | pacificcrestre.com

Park 52 Property Management

Paul Jakeman (253) 473-5200 | park52.com

People’s Real Estate, Inc.

Lisa Brannon

(425) 442-9941 | peoplespm.com

Phillips Real Estate, LLC

(206)22-8600 | philipsre.com

PROPERTY MANAGEMENT

Pilot Ventures LLC | Property Management (206) 566-6600 | pilotnw.com

VENDOR LISTINGS

PROPERTY MANAGEMENT SOFTWARE

Rental Housing Association of Washington (206) 283-0816 | RHAwa.org/RMAP

Windermere Property Management / WPM South, LLC

Ed Verdi

(253) 638-9811 | wpmsouth.com

WPI Real Estate Services, Inc. (206) 522-8172 | wpirealestate.com

Yardi

Kelly Krier

(805) 699-2040 | yardi.com

RECYCLING + GARBAGE

REAL ESTATE BROKERS

Paragon Real Estate Advisors, Inc.

Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com

RETIREMENT PLANNING

Olympic Estate Group, LLC

Jeri Schuhmann (206) 799-0544 OlympicWealthStrategies.com

RISK MANAGEMENT

ADT – Multi-family (562) 712-7504 | adt.com

ROOFING SERVICES

Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com

Prospector Property Management

(206) 508-6366

prospectorpropertymanagement.com

Real Estate Gladiators

(425)260-3121 | www.realestategladiators.com

Real Estate Investment Services (REIS)

Lakewood: (253) 207-5871

Seattle: (206) 319-5981

REISinvest.com

Real Property Management Today (253) 426-1730 | rpmtoday.com

Redside Partners, LLC

Craig Swanson (206) 323-1771 | redsidepartners.com

Rentals Northwest

Richard Wilber (253) 581-8616

Renters Marketplace

Larry Cutting (425) 277-1500 | rentersmarketplace.com

Seattle's Property Management (206) 856-6000 | seattlespropertymanagement.com

Seattle Rental Group Property Management (206)315-4628 | www.seattlerentalgroup.com

SJA Property Management (425) 658-1920 | sjapropertymanagement.com

SJC Management Group

Jason Clifford (253) 863-8117 | sjcmanagement.com

Spartan Agency, LLC

(253) 863-6122 spartanagency.com

SUHRCO Residential Properties

(425) 455-0900 | (206) 243-5507

suhrco.com

The Paris Group NW (206) 466-4937 | theparisgroupnw.com

TQ Handyman LLC

Trevor Rose: (206) 222-5129 trevor@tqhandyman.com

T-Square Properties | Real Estate Brokers (425) 485-1800 | www.tsquaremanagement.com

Weber & Associates Property Management (425) 745-5838

Westlake Associates (206) 505-9400 | westlakeassociates.com

Wilson Property Management, Inc.

Gary Wilson CPM (425) 453-0089 wilsonmanagementinc.com

Windermere Property Management

/ Lori Gill & Associates (425) 455-5515 | wpmnorthwest.com

Junk Busters-Big Haul (360) 390-2014 | junkbustersllc.com

REAL ESTATE BROKERS

BricksFolios Real Estate Solutions

Jyotsna (Jo) Dixit

(425) 503-1225 | brickfolios.com

Capstone Commercial Real Estate Advisors

John Downing

(206) 324-9427 | capstonerea.com

Champions Real Estate Services

(425) 744-5550 | nwchampions.com

Colliers International

(206) 223-1428 | colliers.com/seattle

Cornell & Associates Inc

(206)329-0085 | www.cornellandassociates.com

Dave Poletti & Associates

(206) 286-1100 | davepoletti.com

DVF Legacy Investments

(206) 650-6113 | pugetsoundinvesting.com

Elita Living Real Estate LLC

Erica Vincent (206) 323-0771 | elitaliving.com

Foundation Group, LLC

(206) 324-7622 | foundationgroupre.com

Havium. Inc

(888) 642-8486 | havium.com

HFO Investment Real Estate

(971) 717-6337 | hfore.com

Jean Vel Dyke Properties, LLC

(206) 725-3103 | veldyke.com

Kay Properties & Investments

Dwight Kay

(855) 899-4597 | kpi1031.com

Kidder Mathews

Dylan Simon: (206) 414-8575

Jerrid Anderson: (206) 499-8191 DylanSimon.com

Krishna Realty

(425) 209-0055 | krishna-realty.com

Leading Edge Property Management

(425) 405-2358 | edgehomerentals.com

Lee & Associates

Multifamily Team

Candice Chevaillier

(206) 284-1000 | lee-nw.com

Park 52 Property Management

Paul Jakeman (253) 473-5200 | park52.com

People’s Real Estate, Inc. (425) 442-9941 | peoplespm.com

Phillips Real Estate, LLC

(206) 622-8600 | phillipsre.com

Prime Metropolis Properties, Inc. (425) 688-3003 | pmp1988.com

Real Estate Gladiators (425)260-3121 | www.realestategladiators.com

Real Estate Investment Services (REIS) Lakewood: (253) 207-5871 Seattle: (206) 319-5981 REISinvest.com

Seattle Land Broker Inc. (206) 973-3022 | seattlelandbroker.com

SJA Property Management (425) 658-1920 | sjapropertymanagement.com

Sound Reatly Group

Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com

SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 suhrco.com

Tecton Corporation (206) 448-4100 | tecton.com

The Chang Group (425) 678-2288 | changgroup.com

The Paris Group NW (206) 466-4937 | theparisgroupnw.com

T-Square Properties | Real Estate Brokers (425) 485-1800 www.tsquaremanagement.com

Westlake Associates (206) 505-9400 | westlakeassociates.com

Windermere Property Management / Lori Gill & Associates (425) 455-5515 | wpmnorthwest.com

Windermere Real Estate Commercial

Therasa Alston (206) 650-4777

Windermere Real Estate / East Buck Hoffman (206) 660-3764 | buckhoffman.com

WPI Real Estate Services, Inc. (206) 522-8172 x105 | wpirealestate.com

RENTAL HOUSING INSPECTORS

Ideal Inspection Services LLC

RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com

Bravo Roofing, Inc.

GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com | bravoroofs.com

Windermere Property Management / JMW Group

(206) 621-2037 | windermere-pm.com

Madrona Real Estate

Bradford Augustine

(206) 538-2950 MadronaRealEstate.com

McTaggart Real Estate

(206) 322-9495 | darcoapts.com

Next Brick Property Management

(425) 372-7582

Niche Realty Associates LLC

(206) 851-4694 | nichrealtyassoc.com

North Pacific Property Management

(206) 781-0186 | (800) 332-1032 northpacificpropertymanagement.com

Optimized Inspection Services, LLC

Bryan Mize (206) 349-0733 | seattlerentalinspector.com

Seattle Rental Inspection Services (RRIO) (206)854-0390 seattlerentalinspectionservices.com

Straight Street Building / Home Inspection

John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws

Diamond Roofers, LLP | Flat & Low Slope (206) 202-7770 | diamondroofers.com

Fields Roof Service Inc. (253) 852-4974 | (888) 852-4974 fieldsroofservice.com

Mono Rooftop Solutions

Commercial / Residential Repair & Maintenance (206) 767-2025 | monorooftop.com

SECURITY

Pacific Northwest Locksmith | Detectors (206) 531-0411 | pnwlocksmith.com

Signal 88 Security of South Puget Sound (206)208-0233 | signal88.com

SEWER & DRAIN VIDEO INSPECTIONS

Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com

Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com

SIDE SEWER REPAIR

Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com

Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com

The Pipe Guys (253) 475-6225 | pipeguys.com

SOFTWARE FOR RENTAL OWNERS

Yardi Kelly Krier (805) 699-2040 | yardi.com

SUBMETERING

Guardian Water & Power Chris Apostolos (206) 271-6913 | (877) 291-3141 x139 guardianwp.com

CURRENT

SUBMETERING

Submeter Solutions, Inc.

Jeff Lowry: (425) 228-6831

(888) 64-METER (63837) | submetersolutions.com

TAX CONSULTING | PREPARATION

Brink & Sadler

Johann Drewett (253) 582-4700 | brinkandsadler.com

Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com

TAX-DEFERRED EXCHANGES (1031)

Investment Property Exchange Services, Inc. (425)582-3487 | www.ipx1031.com

Real Estate Transition Solutions

1031 Exchanges & Delaware Statutory Trusts

Vendor of the Year | 2017

(206) 686-2211 | re-transition.com

TEMPORARY HOUSING

Short Term Suites (206) 652-9356 | shorttermsuites.com

TENANT SCREENING

Rental Housing Association of Washington

Val Kushi

(206) 283-0816 | RHAwa.org

SafeRent Solutions

(419) 367-7615

VENDOR LISTINGS

THIRD PARTY BILLING | UTILITIES

Guardian Water & Power

Chris Apostolos (206) 271-6913 | (877) 291-3141 x139 guardianwp.com

Submeter Solutions, Inc.

Jeff Lowry: (425) 228-6831 (888) 64-METER (63837) | submetersolutions.com

TOWING + IMPOUND MANAGEMENT

ABC Towing, Inc. Seattle: (206) 682-2869

Tukwila: (206) 767-4024 abc4atow.com

TRAUMA SCENE CLEAN-UP

Bio Clean, Inc. (425) 754-9369 | biocleanwa.com

UTILITY SERVICES

Conservice (435) 419-4960 conservice.com

Tacoma Public Utilities

Power: (253) 502-8600

Water: (253) 502-8723 TacomaPowerRebates.com/multifamily

VACANCY LISTING SERVICES

Pacific Publishing Co. | Print & Internet (206) 461-1322 | pacificpublishingcompany.com

Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com

WATER CONSERVATION

Seattle Public Utilities | Saving Water Partnership (206) 615-1282 | savingwater.org

WATER | FIRE DAMAGE RESTORATION

Fischer Restoration (888) 345-2532 | fischerrestore.com

WATER HEATER SALES & SERVICE

Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com

Day & Nite Plumbing & Heating Inc. Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net

Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com

Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com

WATERPROOFING

Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com

WINDOW COVERINGS

Shine a Blind | Blinds

On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net

WINDOWS

SRC Windows (253) 565-2488 | (800) 870-2488

srcwindows.com

Tacoma Public Utilities

Power: (253) 502-8600

Water: (253) 502-8723

TacomaPowerRebates.com/multifamily

YARD MAINTENANCE

Echo Yard Maintenance (206) 909-6873

Pay a Little Now or a Lot Later. My Life Lesson for Regular Maintenance.

Bruce Davis, Sr. | Day & Night Plumbing & Heating, Inc. | 2020 Vendor Member of the Year

“Spring forward…Fall back” - We learned this as kids to help us remember how to change our clocks from standard to Daylight Savings Time. Since I’ve been in the Plumbing / Heating / Cooling business, I’ve adopted a different saying this time of year, “Spring into Maintenance”. I can tell you from experience it's well worth remembering.

Regular maintenance of the mechanical (plumbing, heating, cooling) systems in our homes and businesses is vital for safe, smooth, economic operation, and to ensure our investment lasts as long as possible. Some regular maintenance is annual, some bi-annual, but all maintenance is recommended by all manufacturers, and required by all manufacturers if your system is still under warranty… or you may void the warranty.

Many of us have a tough time doing or even ‘embracing’ the importance of regular maintenance because we just don’t know what is needed. If there’s one thing I’ve learned about education, one way or another – we all have to pay. Either make the investment or pay for not knowing. (Either we invest in getting educated and acting on what we learn, or pay for repairs and down-time because we didn’t choose to learn…)

Reminds me of my first car, an older Galaxy 500. It was in fantastic shape

mechanically because my dad had just put a new 289 V-8 engine in it for me, (free!). I loved that car and drove it thousands of miles the first year and a half.

One day I noticed a little smoke following me down the freeway. I watched for a few days, and sure enough my new engine was smoking! I didn’t like talking to Dad about my stuff, but I felt he should ‘stand behind’ the engine he ‘provided’, so I did.

“Hey dad guess what; I just noticed my car is starting to smoke a little… that’s not right is it?” He was lying on the couch almost asleep, but in about two beats his eyes were wide open. “Have you checked the oil?”

“Oh yeah,” I said, “it’s a couple quarts low… but it’s not making that ‘clicking’ noise or anything yet; I was gonna put in at least a quart next pay-day.” Dad slowly sat up, sighed a deep breath while rubbing his face with both hands and then said, “Son, when was the last time you changed the oil?”

“Hmm must have been last December when I got my Christmas Bonus… I just couldn’t afford to pay for the oil and filter 'til then… it cost so much and I had so many bills”. This was 9-months prior to our little talk.

Dad shook his head, let out a deep,

long sigh, and looked at me with that special disgusted-amazed-intense-exasperated look I came to perfect years later with my own teens. “Well son, you have ruined your engine. We talked about maintenance. I told you how often to change your oil, right? RIGHT!!!!!!??? “

The talk got interesting from there but bottom line, Dad was right. I paid for the new engine this time…and I learned the most valuable lesson of regular maintenance. Doing is far less expensive than not doing.

While they didn't raise us, manufacturers still want to help us keep our equipment safe, economical and working well. In most homes and businesses that requires annual (spring or fall) or bi-annual (spring and fall) maintenance on some or all of the following:

• HWT (Hot Water Tanks), electric, gas or propane.

• Hydronics for the HWT, if it heats both Domestic Hot Water and Hydronic Hot Water for heating the home with Hydronic Radiation. (Space Heaters and/or Radiant Floor Heating.)

• Furnace and its filters, electric, gas, propane or oil.

• Heat Pump or Air Conditioner; outside unit, inside Air Handler, Coil.

• Boiler and all Hydronics Radiation.

(Space Heaters, Radiators and/or Radiant Floor Heating.)

• Fireplace and/or Stove and Chimney.

All education comes at a cost… nothing is free. Tuition for my "Life Lesson" was a V-8 engine. Whether you like to pay in relatively small, budgeted amounts, or all at once due to a big surprise or emergency, the choice is yours.

So… Need a reminder to keep your equipment in tip-top shape? "Spring into Maintenance!” If you're short on time and training, sign up for regular maintenance by a licensed professional. If you like to do-it-yourself, stay tuned. In future issues I'll give you inspection and maintenance tips for some of your homes’ mechanical systems. Until then, remember to keep your oil changed.

Bruce Davis, Sr. is a Licensed Journeyman Plumber, Licensed Electrician, HVAC/R Electrical Administrator, HVAC/R ,and Certified WA State C.E.U. Instructor. Day and Nite Plumbing and Heating, Inc has been in Lynnwood serving Snohomish and N. King County for over 68-years, and Bruce Sr. has been President and working at this family-owned business for 36-years. Bruce can be contacted at: Email: Bruce@ dayandnite.net.Day and Nite Plumbing and Heating Inc. 16614 13 Ave. W., Lynnwood, WA 9803, (800) 972-7000.

Bruce Davis, Sr.

SUSTAINABLE PROPERTY MAINTENANCE: How to Make Your Property More Eco-Friendly

Phil Schaller, CEO | RentalRiff | RHAWA Vendor Member

As awareness about environmental issues grows, more and more people are looking for ways to make their properties more sustainable. From reducing energy consumption to using eco-friendly materials, there are many steps you can take to create a more eco-friendly property. For a housing provider, this can also create a marketing advantage when attracting prospective tenants.

In this guide, we’ll explore some sustainable property maintenance practices you can implement to make your property more eco-friendly.

1. Reduce water consumption

Water is a precious resource, and reducing water consumption can have a significant impact on the environment. Some simple ways to reduce water consumption include:

• Installing low-flow showerheads and faucets

• Fixing leaks promptly

• Using a rain barrel to collect rainwater for outdoor watering

• Replacing your lawn with drought-resistant landscaping

2. Install energy-efficient appliances

Energy-efficient appliances can significantly reduce your energy consumption and save you money on your utility bills. Look for appliances that have the ENERGY STAR label, which indicates they meet certain energy efficiency standards. Some appliances to consider upgrading include:

• Refrigerators

• Dishwashers

• Washing machines

• Water heaters

• HVAC systems

3. Use non-toxic cleaning products

Many conventional cleaning products contain harmful chemicals that can be harmful to human health and the environment. Consider switching to non-toxic cleaning products that are safer for your family and the environment. You can also make your own cleaning products using natural ingredients like vinegar, baking soda, and lemon juice.

4. Reduce waste

Reducing waste is an essential part of sustainable property maintenance.

Here are some ways to reduce waste:

• Recycle as much as possible

• Compost food waste

• Use reusable bags, containers, and water bottles

• Donate or sell items you no longer need instead of throwing them away

5. Choose eco-friendly materials

When it comes to property maintenance, choosing eco-friendly materials can make a significant difference. Here are some eco-friendly materials to consider:

• Bamboo flooring: Bamboo is a fast-growing, renewable resource that is a great alternative to traditional hardwood flooring.

• Recycled glass countertops: Made from recycled glass, these countertops are durable, eco-friendly, and stylish.

• Low VOC paint: Traditional paint contains volatile organic compounds (VOCs), which can be harmful to human health. Low VOC paint is a safer, more eco-friendly alternative.

6. Use sustainable landscaping practices

Landscaping can have a significant impact on the environment, so using sustainable landscaping practices is essential. Here are some ways to create a more sustainable landscape:

• Plant native species that are adapted to your climate

• Use organic fertilizers and pest control methods

• Install a rain garden or permeable pavers to reduce runoff

• Use a push mower or electric mower instead of a gas-powered mower

In conclusion, sustainable property maintenance practices can help you reduce your impact on the environment while also saving you money in the long run. By implementing some of the practices discussed in this guide, you can create a more eco-friendly property that is healthier for you, your family, and the planet.

If you are interested in learning more about RentalRiff’s property maintenance service, give us a call at (541) 600-3200.

Phil Schaller

CURRENT

 Continued from page 6

Nonrefundable Fees: 3 installments. Last Month Rent: 6 installments.

180 days any amount City disclosure required on notice. Notice should be served.

3-120 days, 16 Just Causes, see RCW 59.18.650(2)(a-p).

State disclosure required on notice. 30 days minimum, CARES Act properties.

Refundable Deposits:

Term > 6 months = 6 installments

Term 1-6 months = 4 installments Month to Month = 2 installments

>10% over any rate in last 12 months, relocation program notice required; landlord may be charged 3X rent.

Just cause for non-renewal. Unique just cause list. City disclosure required on notice. Spokane

Sunnyside

Tacoma City disclosure required on notice. Minimum 60-day notice.

Toppenish

Tukwila

Vancouver

Was 45 days, follow State Law. Minimum 60-day notice.

Follow WA State law, and any local laws that are more “tenant-friendly.” Chart current as of 4/13/2023

check rhawa.org and city websites for updates.

Performing a 1031 Exchange with Co-Owned Investment Property

A 1031 Exchange is a powerful tax-saving strategy that allows investment property owners to defer paying capital gains tax when selling property. To take advantage of this strategy, property owners must reinvest the sales proceeds into a "like-kind" investment property of equal or greater value and meet the conditions outlined in the IRS tax code.

While this tax-saving strategy can be highly beneficial, co-ownership of an investment property can create a stumbling point for real estate investors. Co-ownership can introduce complex-

ities and potential conflicts that must be carefully navigated to complete the exchange successfully. In this article, we will explore different types of coowned property and what to consider with each when performing a 1031 Exchange.

PARTNERSHIPS

A partnership is a property ownership structure in which two or more individuals or entities co-own the property. Partnerships can face unique challenges when it comes to 1031 Exchanges, particularly if one or more partners intend to cash out their interest during

the transaction. In such cases, one solution is for the partner(s) who wish to be cashed out to receive a distribution of their partnership interest in advance of the sale in the form of an undivided interest in the relinquished property. The distribution creates a Tenant-InCommon (TIC) ownership structure with two interests: the original partnership (minus the partner(s) intending to pay tax on their sales proceeds) and the newly formed entity containing the partner(s) intending to receive cash proceeds from the upcoming sale of the property. By using this approach, the tax ID number of the original part-

nership is preserved, and the process circumvents the "seasoning" period some feel is necessary if the entire partnership is converted to a Tenant-InCommon.

An alternative solution is for the partnership to exchange into multiple properties selected by individual partners and amend the partnership by-laws so that the majority of the rights of each respective property are initially allocated to the individual partners who selected the respective properties. The other partners take minority positions in all properties except those in

Austin Bowlin

Austin Bowlin, CPA – Partner & Chief Exchange Strategist | Real Estate Transition Solutions | Vendor Member

which they are allocated the majority position. Following the exchange, the partnership is dissolved, and each partner receives the property they are the "majority owner" of as their liquidating distribution. This approach gives each partner control over their investment and the ability to invest in property that aligns with their individual goals and objectives. However, the strategy does rely on each partner's successful acquisition of their selected replacement property. Otherwise, a tax liability is created and shared among the partnership. Thus this approach is commonly used with replacement properties such as Delaware Statutory Trusts (DSTs), where there is little risk of closing on replacement property.

Other options for partnerships include direct partner buy-outs and partnership divisions consistent with IRC §708(b) (2) are also possible before, during, or after an exchange.

LLCs

LLCs are a popular way to hold investment property due to the liability protection they provide. For 1031 exchange purposes, the structure of the LLC can impact how the exchange is treated for tax purposes. A single-member LLC used for liability protection will be treated as a sole proprietorship for exchange purposes and rarely will have its own tax identification number (TIN) – commonly referred to as a "disregarded entity." In contrast, a multi-member LLC that has not elected to be taxed as a corporation will be treated as a partnership for tax purposes and for exchanges as well. The LLC will have a unique tax identification number for the entity and be

IMPORTANT INFORMATION

considered a" regarded entity" for tax purposes. As a result, many of the entity restructuring techniques discussed earlier, which relate to partnerships, can also be used for multi-member LLCs. In fact, these techniques may be even easier to implement within a multi-member LLC structure.

TRUSTS

Trusts are a common vehicle for holding investment property, but their structure can have implications for 1031 Exchanges. A trust can be either revo-

performing the exchange, regardless of whether the grantor is deceased or not. The exception to this rule presents a unique ownership structure referred to as DSTs.

Delaware Statutory Trusts ("DSTs") are used to facilitate ownership of property by multiple owners. In a DST, a trustee holds legal title to a property, and investors can purchase "beneficial interests" in the trust. In Revenue Ruling 2004-86, the IRS determined that the owners of the beneficial interests

dress the goals and objectives of each co-owner. While there are numerous co-ownership structures that can introduce complexities, rarely is an investor's situation insurmountable.

At Real Estate Transition Solutions, we understand that every property owner's situation is unique, and we are dedicated to finding tailored solutions to meet your specific needs. With our expertise and understanding of the nuances of co-ownership structures.

cable or irrevocable. A revocable trust, in which the grantor of the trust's assets maintains their power of revocability through IRC §676, are considered to be disregarded entities for tax purposes; thus, the grantor is considered to be the taxpayer exchanging the property.

In contrast, if a trust is irrevocable, the trust itself is considered to be the taxpayer, and any replacement property must, in its entirety, be owned by the same entity. Note - the trustee(s) are not considered to be the taxpayer(s)

are treated as grantors of a grantor trust, and for tax purposes, own fractional interests in the underlying property held by the trust. Therefore, a beneficial interest in a DST that owns real property is of like kind to a fee simple interest in real property.

THE BOTTOM LINE

Navigating a 1031 Exchange with co-owned investment property can be complicated, but there are many approaches that can be used to ad-

Austin Bowlin, CPA is Chief Exchange Strategist & Partner at Real Estate Transition Solutions. Austin leads the firm's team of licensed 1031 Exchange advisors & analysts and provides consultation on tax liability, deferral strategies, legal entity structuring, co-ownership arrangements, 1031 replacement property options, and Delaware Statutory Trust investments. Real Estate Transition Solutions (RETS) is a consulting firm special izing in tax-deferred 1031 Exchange strategies and Delaware Statutory Trust investment property. For over 26 years, we have helped investment property owners perform successful 1031 Exchanges by developing and implementing well-planned, tax-efficient transition plans carefully designed to meet their objectives. Our team of licensed 1031 Exchange Advisors will guide you through the entire process, including help selecting and acquiring passive management replacement properties best suited to meet your objectives. To learn more about 1031 Exchanges and Real Estate Transition Solutions, visit re-transition.com/rha wa or call us at (206) 502-4862.

The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. Such offers are only made through the sponsor's Private Placement Memorandum (PPM), which is solely available to accredited investors and accredited entities. Examples are for illustrative purposes and are not representative of future results. There are risks associated with investing in real estate properties, including, but not limited to, loss of entire investment principal, declining market values, tenant vacancies, and illiquidity. Because investor situations and objectives vary, this information is not intended to indicate suitability for any particular investor. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your situation. DST 1031 properties are only available to accredited investors (generally described as having a net worth of over $1 million exclusive of primary residence) and accredited entities only. If you are unsure if you are an accredited investor and/or an accredited entity, please verify with your CPA and Attorney. Securities are offered through Aurora Securities, Inc. (ASI), member FINRA/SIPC. Advisory services are offered through Secure Asset Management, LLC (SAM), a registered investment advisor. ASI and SAM are affiliated companies. Real Estate Transition Solutions (RETS) is independent of ASI and SAM.

NAVIGATING A 1031 EXCHANGE WITH CO-OWNED INVESTMENT PROPERTY CAN BE COMPLICATED, BUT THERE ARE MANY APPROACHES THAT CAN BE USED TO ADDRESS THE GOALS AND OBJECTIVES OF EACH CO-OWNER.

How to Use Screening Forms Provided by RHAWA?

form so the tenant understands all the terms they will be agreeing to follow. Keep in mind that the deposit to hold the rental unit can be no greater than 25% of the first month’s rent and this is a statewide (WA State) law. Once the housing provider completes the Deposit to Secure Occupancy & Receipt with the prospective tenant it basically protects both parties. If the prospective tenant decides to not move forward with renting your rental unit you get to retain the deposit as liquidated damages. If they do move in, the full amount of the deposit is applied to first month’s rent or deposit. However, if you decide to reject the application, you will need to refund the applicant’s holding deposit.

ADVERSE ACTION NOTICE

After reviewing the prospective tenant’s application and the screening is completed and you determine that they do not meet your screening criteria, the next form to give to your applicant is the Adverse Action Notice. There is a separate version for the City of Seattle. The Adverse Action Notice form must be mailed to your applicants. However, it is a good idea to request a receipt to show proof that you did mail the Adverse Action Notice form to the applicant. This official record only shows the date your mail was accepted. It does not provide record of delivery, proof of mailing, or insure items against loss. The address to use when sending the Adverse Action Notice form will be the current address the applicant provided on their applicant information, generally it’s to¬wards the top of the application. The RHAWA screening system automatically sends this form digitally as well.

*Please note that these forms are only available to members once logged in to RHAwa.org

Industry in Motion

compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.

ANNOUNCEMENTS

Interested in Submitting Your Announcement?

We welcome information about industry job postings, new employee and location information, and more. If you have questions, or would like to submit an item for consideration, email publications@RHAwa.org.

BACKGROUND CHECK BAN FOR HOUSING RULED UNCONSTITUTIONAL

On Tuesday, March 21st, the 9th Circuit Court ruled that Seattle's prohibition on using criminal background checks for housing did not meet the intermediate scrutiny standard of review.

One of the three judges in a concurrence said he thought that strict scrutiny standard should apply because the ordinance, on its face, is a content and speaker-based restriction on noncommercial speech. The Ordinance even fails strict scrutiny.

Part of the case is remanded back to the District court to address the adverse action provision that we argues violates housing providers substantive due process rights

It is important to note that, out of an abundance of caution, RHAWA will continue to limit criminal background screening in Seattle until the City Council responds to this ruling.

However, this is a significant victory for common sense and property owners. Thanks to the plaintiffs and association member of the Washington Business Properties Association, Rental Housing Association of Washington and Pacific Legal Foundation for taking a stand.

It's high-impact litigation like this that you are helping fund. This case was fueled by RHAWA's Legal Defense Fund which rely on your donations in order to create positive changes in the rental housing industry. In addition to always staying involved in our advocacy and education efforts, we need your financial support to continue our Legal Defense Fund.

your

"We conclude that the Ordinance’s inquiry provision impinges upon the First Amendment rights of the landlords, as it is a regulation of speech that does not survive"

YOUR RIGHTS ARE UNDER ATTACK

The most important protection for our industry involves electing and building relationships with politicians who understand the importance and value of the rental housing industry. That is the sole objective of the RHAWA PAC.

HOUSING PROVIDERS have been blamed as politicians fail to address our region’s affordable housing needs.

Political Action Committee

From efforts to restrict your rights and access to information when screening tenants, to mandatory rental housing inspections, and attempts to implement rent control, your rights as a housing provider in Washington State are under attack.

Our Political Action Committee exists to elect responsible candidates who will work collaboratively with RHAWA and the rental industry when issues arise.

Without candidates in office who support housing providers, rental housing in Washington will be choked by endless regulations.

For more information on how to make a contribution, visit RHAwa.org/pacdonate

WHERE YOUR ROOF IS OUR ROOF

About Us

We are very proud to be a family owned and operated company. John, Barry and Jill have been serving RHA Members for over 22 years. Our focus is to solve customers’ roof problems and concerns with a reliable, high-quality roof system. Our dedicated crews take pride in their craftsmanship and treat our customers roofs as if it were our own.

We Stand by Stability

Polyflex G (torch down) provides an exceptionally durable roofing product and provides long-term weathering performance. With a granulated surface, Polyflex G exceeds all minimum ASTM standards for tensile strength, puncture resistance and flexibility. This torch down roof membrane is ideal for Northwest roofs; where common branches sometimes fall or residents want a roof-top patio. We stand behind Ployglass APP Membranes with the most reliable warranties in the industry. Their warranty provides extended protection, assuring the optimum system performance is guaranteed.

are registered Polyglass Contractor (#5008)