Your go-to contractor for remodeling and new construction. We efficiently complete your large and small projects. Our dependable, hard-working teams make quick work of backbreaking and time-consuming jobs to get your property in shape quickly and cost-effectively.
n Beautify landscaping that is overgrown or hazardous
n Retaining walls built to last that protect and add beauty
n Replace dangerous stairs and walks with safe, attractive ones
n Roof repairs to protect your investment
n Renovate decks to retain or draw new tenants
n Skilled demolition, plus debris, junk, and trash haul-off
VENDOR OPPORTUNITIES
SPONSORSHIP: Elevate Your Brand at RHAWA's Membership Appreciation Picnic!
We are reaching out to you with an exciting opportunity to become a part of RHAWA's Membership Appreciation Picnic, taking place on Saturday, August 26. This event will be hosted at the picturesque Seattle Farm, located in the heart of Rainier Valley, south Seattle. This gathering is an annual tradition, and this year, we're extending an invitation for your company to join us as a proud sponsor.
Why sponsor the RHAWA Membership Appreciation Picnic? The answer lies in two parts: the audience and the benefits. Let's explore each one.
THE AUDIENCE
The RHAWA Membership Appreciation Picnic is an event that brings together our hardworking members in a fun, family-friendly environment. The attendees are rental housing pro-
fessionals, ranging from property managers, rental housing and real estate developers, to service providers and suppliers.
This diverse group provides a valuable networking opportunity for businesses seeking to connect with these industry professionals.
THE BENEFITS
Brand Exposure: Your company logo will be prominently displayed on our event webpage and promotional emails, reaching thousands of RHAWA members and followers. This means your brand will be associated with a highly respected industry event, gaining exposure to a wide audience of industry professionals.
Social Media Recognition: Your brand will be acknowledged across
And More: Our sponsorship package is not limited to these benefits. We are open to discussing additional ways to feature your company before, during, and after the event.
SPONSORSHIP TIERS
We are pleased to offer four sponsorship tiers for our Membership Appreciation Picnic: Badge, Gift Bag, Silver, and Gold. Each tier is thoughtfully designed to accommodate a variety of vendors and budget levels, ensuring that all interested businesses can participate in this unique opportunity. Our Badge tier is perfect for those looking for an initial foray into event sponsorship, while the Gift Bag tier offers a more prominent level of involvemen. The Silver and Gold tiers provide further escalated exposure and engagement opportunities, perfectly suited for businesses eager to make a substantial
RHAWA's social media channels, further extending your reach. Our followers are not just RHAWA members, but a broader audience of industry enthusiasts, potential renters, and real estate investors.
Print Media Recognition: Your company will be recognized in RHAWA's current newspaper, ensuring a tangible, lasting impression on our readership. Moreover, you will have the opportunity to place ads in the newspaper, allowing you to communicate your message directly to our members.
impact. Regardless of the tier chosen, all our sponsors will reap the benefits of connecting with a wide network of industry professionals, and make their mark at this high-profile event. Please see the Sponsorship Tier Chart on page18.
Jason Dolloph Kaitlyn
Jackson
Mark Mullally
Sharon Cunnington
Synthia Melton
LEGAL COUNSEL
Christopher Benis
Event Signage: We will provide signage featuring your company at the event, making your brand visible to all attendees. This is a powerful way to increase brand awareness among a captive audience.
In conclusion, sponsorship of RHAWA's Membership Appreciation Picnic offers a unique opportunity to connect your brand with a community of industry professionals, while demonstrating your support for their hard work. It's a chance to make a lasting impression, foster new relationships, and ultimately, grow your business.
We look forward to the possibility of partnering with you for this event. Please do not hesitate to reach out if you have any questions or would like to discuss this opportunity further.
Luke Brown
How Important is a Credit Report When Screening Prospective Tenants?
Our members are sometimes discouraged by the certification process they have to go through before they can order a credit report on prospective tenants. You might wonder, how important is a credit report when screening prospective tenants?
A credit report is very important. Is it more important than a criminal background check or a rental verification? What about employment verification? Is it more important than any of the other investigations that can be found in a consumer report that is used for tenant screening? We believe that one type of report is not necessarily more important than another. They all provide you with different types of information that are necessary to make an informed decision when it comes to selecting the best applicant.
When you decide to run screening reports on your prospective tenants you are looking at a variety of different data sets. This information is not found in one location. It may seem that way because when you order your tenant screening report from RHAWA we are able to wrap it all in one nice, complete, easy-to-read report. However, the criminal records are pulled from a criminal records database; eviction records from a statewide eviction records database. Your applicant’s credit report and credit information come from the credit bureaus – if you use RHAWA, it comes from TransUnion. Rental history comes from the previous or current rental property owner, manager, or leasing agent. Employment and Income information is obtained from either an individual’s supervisor, the HR department and in some cases, it comes from an online data provider called The Work Number.
What does a CREDIT REPORT tell me?
All this information is important and serves its own purpose when investigating an application. Criminal and eviction background information can help you learn more about an individual’s character or lifestyle and the choices that they make. Are they responsible and respectful citizens? Obtaining rental history is extremely useful in helping determine what type of tenant they might be – will they pay their rent on time and take care of your rental property? Of course, verifying one’s employment can give you an idea of whether they have a steady income or not. What does a credit report tell you?
A credit report can help you determine a person’s fiscal responsibility. You may not feel you necessarily need to require flawless credit, but you want to make sure that they are conscientious when it comes to repaying their debt. A credit report can tell you how much debt an individual has, and what
their monthly financial obligation is for repaying that debt (loans and credit cards). It can also tell you if they have fallen behind and when. This information is necessary for determining the debt-to-income ratio to make sure they can afford to pay rent. So yes, a credit report is equally as important as the rest of the information used to conduct a tenant screening.
Do not let the federally required certification process deter you from having access to this valuable information. RHAWA can help you with this process and can provide you with a complete and thorough consumer report that will meet your tenant screening needs. It can a few hours to complete the certification process so do not wait until you have an application in hand that you need to screen, contact us today at: (206) 283-0816 or via email at screening@RHAwa.org.
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.
ALL CLASS SESSIONS ARE PRESENTED ONLINE ONLY UNLESS OTHERWISE SPECIFIED.
LEGAL USE OF SECURITY DEPOSIT
When: Thursday, July 7 | 2-3pm
Cost: $30 Members | $200 Freemium Subscribers
A general security deposit can normally be used to pay for any outstanding debt owed by the tenant to the landlord. Unfortunately, it is easy to make mistakes under the intricacies of various laws governing rental property security deposits. This includes recent changes to state law that redefines "normal wear and tear" and changes requirements for deducting damages from the deposit at move out. Attorney, Maxwell Glasson will review all the state and local laws governing the security deposit as well as best practices to follow when collecting and completing refund accounting at move out.
LINK MEETINGS
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues.
• Claim Jumper, Tukwila | Interpreting Reports
When: Tuesday, July 11, 6:30-8pm
• Harbor Lights, Tacoma | Interpreting Reports
When: Thursday, July 13, 6-7:30pm
• Angelo’s of Bellevue, Bellevue | Fair Housing
When: Tuesday, July 18, 6-8pm
• Bob’s Burgers, Everett | Interpreting Reports
When: Thursday, July 20, 6:30-8pm
*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.
IS AN ADU RIGHT FOR YOU?
When: Wednesday, July 12 | 3-4pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
Adding an Accessory Dwelling Unit to your property can provide extra income and flexibility to your properties. And recent rule changes have made it easier than ever to add an ADU to your property. But there are financing rules that could affect the future marketability of your property! Learn about those rules and the different ways to finance your ADU project. Eric Aasness with CMG Home Loans, an ADU owner and 35year mortgage lending veteran will discuss the guidelines and the ways to turn your ADU project into a reality.
WA STATE AND LOCAL LAWS 2023: LEASING (CRE PART 1)
When: Wednesday, July 19 | 2-3:30pm
Cost: $30 Members | $200 Freemium Subscribers
New laws governing the practices of housing providers have been accumulating at lightning speed over the last few years at the state legislature and in over a dozen local governments in Washington. In this session, experienced landlord-tenant attorney, Christopher Cutting will review the lease and how to comply with all state and local laws when setting your terms.
Certificate for 3-clock hours continuing education is available for licensed Real Estate Brokers who complete this session + Part 2 on July 26, 2023.
WA STATE AND LOCAL LAWS 2023: TENANT NOTICES (CRE PART 2)
When: Wednesday, July 26 | 2-3:30pm
Cost: $30 Members | $200 Freemium Subscribers
Consistently enforcing the terms of your rental agreement is your legal right and responsibility. Neglecting to do so opens you up to serious risks such as property damage, lost rent, and fair housing complaints. Under new laws, it is critical to adhere to specific procedures for giving notices to increase rent, enforce rules or end tenancy. Attorney and RHAWA vice-president Christopher Cutting will take you through RHAWA's new and revised Tenant Notices forms, explaining when and how to serve.
Certificate for 3-clock hours continuing education is available for licensed Real Estate Brokers who complete this session + Part 1 on July 19, 2023.
Do You Need a City Business License for Rental Property?
In recent months, I’ve received several messages from members letting us know that various cities have recently added business licensing requirements for rental housing. We’ve been aware of this trend as cities have either implemented a rental registration and inspection program or have simply required that rental housing owners have a general business license. While researching the policy in Vancouver, WA, I came upon a very informative FAQ sheet that explained there is actually a coordinated statewide effort behind this rapidly growing trend.
In 2017, WA State passed HB 2005 (now under RCW 35.90) which requires that all city general business licenses must be issued and renewed through the state business licensing service. It also requires that cities follow a General Business License Model Ordinance to be formed by a committee of city representatives. By January 1, 2019 all cities with a General Business License must conform to this Model Ordinance and administrate these licenses and fees through the centralized state licensing system, secureaccess.wa.gov.
The City Business License Model Ordinance includes a statewide, universal, definition of “engaging in business” that includes activities of persons or their representatives that own, rent, lease, or maintain real property or a place of business located in the city, and requires that they hold a city business license.
Based on the research we’ve done so far, most cities follow these policies:
• The owner must get a separate license for each property (tax parcel) they own and operate as rental housing.
• Property management companies, maintenance, landscaping, etc. are required to have a single city business license when servicing any properties within the city limits.
• Cities that have a separate “rental registration fee” do not also require a general business license for rental housing.
• Each city has its own fee structure, but all licensing and fees are to be administrated and paid through the statewide licensing system at secu-
reaccess.wa.gov.
• There is no Washington state sales tax on rent for long-term housing (stays longer than 30 days).
A growing list of cities are now set up for you to manage city licensing through secureaccess.wa.gov. The state provides easy access to this list at https:// dor.wa.gov/manage-business/city-endorsements. Simply click on the name of a city to get full details on that city’s business license fees. Through the secureaccess.wa.gov system, you can easily manage your city business licenses all at once, at one easy-to-use web portal.
References:
City of Vancouver. (2019, April 24). Frequently asked questions: Business license requirement for rental property owners. CityofVancouver.us. Retrieved June 12, 2023, from https://www.cityofvancouver.us/sites/default/files/fileattachments/ financial_and_management_services/ page/38208/faqs_-_rental_property_ business_licensing.pdf
Municipal Research and Services
Center of Washington. (2023, March 17). City Business Licenses and Fees. MRSC.org. Retrieved June 12, 2023, from https://mrsc.org/explore-topics/ finance/revenues/city-business-licenses-and-fees
Department of Resources, Washington State. (n.d.). Lodging – nontransient (long-term). Dor.wa.gov. Retrieved June 12, 2023, from https:// dor.wa.gov/education/industry-guides/ lodging-guide/lodging-nontransient-long-term.
All written, presented and recorded content provided by RHAWA for this course are for the use of the participants enrolled in the course. Copyrighted course content may not be further disseminated. 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. Event Cancellation and other policies
Industry in Motion
Submissions are 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.
2
TECH LAYOFFS: Impact On The Seattle Area Leasing Market
Cory Brewer, General Manager | Windermere Property Management / Lori Gill & Associates | Board of Director and Vendor Member
Cory Brewer
To briefly recap the past few years leading up to the current market, local tech giants such as Microsoft, Google, and Amazon went on major hiring sprees during the COVID-19 pandemic. Amazon increased the size of its workforce by 248,500 people in the 3rd Quarter of 2020 alone (source: Geekwire). It’s difficult to pinpoint exactly where all of those jobs were located because workfrom-home became so overwhelmingly prevalent. We saw demand for housing in the downtown Seattle core (apartments and condos) drop off significantly, while demand for larger
homes in surrounding suburbs, secondary markets, and even other states was booming.
Fast forward to May 1, 2023 when Amazon announced that its Seattle-based employees would be required to return to the office for at least three days per week. The impact on rush hour commute times has been dramatic, but how about the impact on the leasing market?
In her leasing report dated May 14, 2023 our primary leasing agent covering downtown Seattle noted that she
had a very productive weekend with her prospects either moving here (Seattle) for new jobs or “going back to the office.” I asked where these people are moving from and it’s literally from all over the country (Oregon, Colorado, Illinois, and New York), just in one weekend. This is all happening just four months after Amazon announced that it would be laying off 2,300 employees in the Seattle region (source: Geekwire).
In the June 9, 2023 issue of the Puget Sound Business Journal it was reported
that “…all five of the Puget Sound area’s largest tech employers – Amazon, Microsoft, Meta, Google, and T-Mobile – have announced or enacted hybrid work policies that require workers to come regularly to the office.”
Let’s take a look at some year-over-year leasing statistics to see how the most recent quarter (2023 Q1) stacks up to pre-pandemic levels, and what went on in-between. The following leasing data is for the city of Seattle and represents activity reported by the Northwest Multiple Listing Service (NWMLS).
Leasing Data: Activity Reported by the Northwest Multiple Listing Service (NWMLS)
2019 Q1: 314 homes rented for an average of $2,825 /mo.
2020 Q1: 302 homes rented for an average of $2,959 /mo.
2021 Q1: 387 homes rented for an average of $2,645 /mo.
2022 Q1: 256 homes rented for an average of $3,025 /mo.
2023 Q1: 310 homes rented for an average of $3,386 /mo.
The COVID-19 “state of emergency” in Washington officially began on February 29, 2020. By then, most of what was done was done with regard to Q1 leasing. By the time we were fully entrenched in the pandemic, there was a very clear drop-off with pricing in Seattle (2021 Q1) and a significant jump in number of new leases signed, indicating much more availability due in
large part to current Seattle renters not renewing their leases, electing instead to move out of the city core (and some folks taking the opportunity to move into the city while pricing was down).
Leasing activity in 2023 Q1 is virtually identical to 2019 Q1 (pre-pandemic) and pricing is up by 19.9%. As workers start returning to downtown Seattle, we can only expect these numbers to
continue rising as we go through the typically very busy spring and summer leasing months.
So … what of the 2,300 Seattle area Amazon layoffs this year, or the 2,700 Seattle area Microsoft layoffs (source: Geekwire), or other pivots such as Google backing out of a plan to build a new campus in nearby Kirkland, WA?
It would appear that the influx of people coming for new jobs - in addition to current employees returning to their existing jobs - will provide more than enough of a counterbalance toward a continued strong demand for housing in the region.
For the record, this author thinks we need to build more housing!
If you read the Political Action Committee (PAC) letter on page16 in this newspaper, you already know that RHAWA is gearing up for election season this summer. Last year was a huge year for statewide candidates, while this year will be focused mainly on local elections, including City Councils, County Councils, and Mayoral Elections. Throughout the next few months, I will provide some insight into who is running for various city councils in order to give our members an idea of whom they should consider supporting. The candidates highlighted in this series may or may not be directly supported by RHAWA PAC; however, this article intends to give members insight into who is competitive in these elections regardless of RHAWA PAC support. Check our website later this summer to learn about whom RHAWA PAC is endorsing this year.
This month we will focus on the Tacoma City Council elections. Tacoma is currently experiencing a shift in the tide of their rental housing policy and this next election is crucial in determining the future of Tacoma’s rental housing industry.
Our PAC is working tirelessly to determine which candidates will best represent the needs of small housing providers in these elections across Washington state. Check back next month for an election preview of the Seattle City Council; there are seven seats available in Seattle which, with a little luck and financial support, could be the start of a changing tide in Seattle rental housing policy.
Similar to Seattle, there are a significant number of seats available in Tacoma City Council in this election year, half of the council is up for reelection.
The seats available in Tacoma City Council in the 2023 Election Cycle are Position 1, Position 3, Position 7 and Position 8.
POSITION 1: John Hines (Incumbent)
The first candidate we would like to highlight today has proven to be contentious of rental housing providers during his time on the city council. He was involved in the efforts to reach
out to stakeholders from the industry when developing rental housing policy which produced a fair proposal of rental housing regulations. Hines’ priorities include Prioritizing the city budget, finding solutions for the homelessness crisis and prioritizing public safety.
In the area of housing, Hines acknowledges the crisis Tacoma faces and advocates for a comprehensive approach that includes connecting homeless individuals with the resources they need, maintaining public health and safety standards, and providing more access to mental health and/or substance abuse treatment. Hines has proposed and passed an ordinance banning unsanctioned encampments within ten blocks of a city-operated shelter and near mapped waterways. The city has seen positive results from this initiative, including improved sanitation and safety and better access to resources
Daniel Bannon
for homeless individuals. Hines also highlights the city's efforts in expanding funding for mental health and substance abuse services and building housing for the most vulnerable people in the community using the largest share of their American Rescue Plan Act funding. He remains committed to championing effective and compassionate solutions, such as investing in affordable housing, mental health resources, addiction treatment access, and public safety funding. Hines approaches housing issues from a comprehensive perspective and focuses on finding real solutions rather than placing excessive burdens on housing providers. RHAWA appreciates this approach to housing policy and looks forward to Hines’ reelection.
POSITION 3:
Chris Van Vechten
Chris Van Vechten believes that addressing the increasing expense of housing in Tacoma requires a threepronged approach:
Reducing Barriers to Housing Creation: According to Van Vechten, Tacoma's housing affordability problems are to some extent self-inflicted due to laws restricting the creation of housing. He advocates for reducing these barriers to allow for more homes to be built, which would increase the housing inventory, offer more options to home buyers, and relieve the price pressure, reducing the risk of existing residents being priced out of their neighborhoods. He also emphasizes the importance of maintaining the historical character of District 3, particularly Hilltop, while increasing housing availability.
Selling Land-Banked Property: Van Vechten suggests that Tacoma and Pierce County should stop land banking large areas of downtown that have been held for failed projects over the past 30 years. He proposes that this land could be better used to provide space for housing.
Supporting Subsidized Housing: Van Vechten believes that the city should support subsidized housing at the city, county, state, and federal levels for residents who still cannot afford housing even after regulatory barriers have been removed.
Van Vechten was an appointed member of the Tacoma Community Redevelopment Authority (TCRA) in 2014, and while he acknowledges that the concerns Tacoma faced then are different from those of today, he remains committed to affordable housing.
Van Vechten’s approach, specifically the perspective on laws restricting the creation of housing & support of subsidized housing, seems to take the perspectives of housing providers into account. It will be interesting to compare his perspectives to his opponents as the election season continues.
Malando Redeemer
Unfortunately, there is limited information regarding Malando Redeemer’s priorities at the time of writing this article. Redeemer’s website mentions access to affordable housing as well as living wage jobs but does not detail specific approaches to these issues.
Despite this, it is important to notice that Redeemer has received several endorsements from State lawmakers and prominent members of City Councils from across the Puget Sound region.
POSITION 7:
Kristen Wynne does not detail her specific legislative priorities on her web-
site but speaks to support of small business and specifically property crime. Wynne “launched the Tacoma Business Council (TBC) to advocate for greater public safety in Tacoma. Small businesses are impacted significantly by property crime that puts employees and customers at physical risk and causes significant financial harm. As President of TBC, I have spoken with many businesses that are considering closing or moving as a result.” Her perspectives regarding small businesses leaving the Tacoma area could be applicable to our current issue of housing provider businesses leaving the Puget Sound region. Small businesses vacating an area is certainly harmful to the economy and prosperity of an area especially when speaking about housing issues. It is possible that Wynne’s experience addressing the needs of small businesses could make her sympathetic to the struggles of our small housing providers in Tacoma.
Olgy Diaz (Incumbent)
Olgy Diaz does not note housing specifically as one of her legislative priorities. However, she does mention housing issues while discussing some of her other priorities such as economic development and neighborhood vitality.
Diaz mentions on her website that: “Tacoma is at its best when our neighborhoods are well-resourced, affordable, and easy to get around.” when speaking about neighborhood vitality. She also speaks to her support of small businesses when discussing economic development: “Local and small businesses can’t do it all on their own. From shopping local to incentivizing local businesses to grow locally, too, it takes support from the whole community.” RHAWA hopes that her motivation to support small businesses will translate to supporting the small businesses of rental housing that are reflected by our membership.
POSITION 8:
Kristina Walker
(Incumbent)
At the time of writing this article, Kristina Walker is the only candidate running for Position 8 who has received donations to her campaign, likely setting her up for success in the upcoming election. Walker’s legislative priorities are brief but certainly relate to issues in our rental housing industry. Walker specifically notes that improving community safety and expanding affordable housing are some of her top priorities. “She sponsored a disparity study in 2020, which led to larger investments in the Black Homeownership program. On the council, she has worked to expand shelter options, increase safe parking, and build the affordable housing trust fund.” Walker seems to promote adequate research when proposing new policies, as mentioned in the quote above. Based on this, Walker was likely involved in promoting the stakeholder process that produced quality rental housing policy in the city of Tacoma. Furthermore, Walker has a plethora of endorsements from State Lawmakers, City Councilmembers and organizations in the Pierce County area. It is yet to be seen whether another candidate running for Position 8 can compete with Walker’s robust fundraising efforts, but RHAWA will certainly keep you updated on how this race develops over the next several months.
Thank you for taking the time to read through our highlight of the Tacoma City Council elections. RHAWA encourages you to conduct research independently as well in order to determine which candidates best represent your interests. As mentioned before, RHAWA will publish information on our PAC-endorsed candidates later this summer, so be on the lookout for that. Lastly, I hope you are looking forward to next month’s election preview, where we will provide insight on several candidates running for Seattle City Council.
Kristen Wynne
SUMMER LEASES: Your Key to Maximizing Returns & Enhancing Property Management
Brian Platt, Michael Urquhart, and Ben Douglas | Paragon Real Estate Advisors | RHAWA Vendor Member
In the ever-evolving world of real estate, apartment building owners face critical decisions in managing their properties effectively. One aspect that deserves careful consideration is the timing of lease agreements. This article explores the advantages of summer leases—those commencing between June and September— and highlights how they can greatly benefit apartment building owners.
High Demand and Increased Occupancy
Summer is a season of heightened mobility and relocation, particularly among students, young professionals, and families. By offering leases that commence during these summer months, apartment building owners tap into the increased demand, resulting in higher occupancy rates. The influx of potential tenants presents a golden opportunity to fill vacancies promptly and maintain a stable tenant base throughout the year, ensuring a steady cash flow.
Enhanced Tenant Pool
With numerous graduates seeking new beginnings in May or June, and professionals relocating for a new job, summer leases attract a diverse and qualified tenant pool. This surge of potential tenants enables apartment building owners to select from a larger group of applicants, increasing the chances of securing responsible, long-term renters.
Seasonal Premium Pricing
One significant advantage of summer leases lies in the ability to charge a premium in rental income. The summer season brings about warmer weather conditions and an increase in demand for rental properties. Tenants are more inclined to appreciate the benefits of outdoor amenities offered by the apartment building and appreciate the convenience of moving during favorable weather. As a result, apartment building owners can justify higher rental rates for leases starting in the summer, capitalizing on the heightened desirability and increased demand during this period, ultimately maximizing profitability.
Better Maintenance Planning
Starting leases during the summer months empowers apartment building owners to plan and execute maintenance and renovation projects more effectively. The warm weather allows for projects like exterior repairs, painting, landscaping, and other enhancements that contribute to the overall aesthetic appeal of the property. By addressing maintenance needs during the summer, building owners ensure that their properties remain well-maintained throughout the year. This proactive approach enhances tenant satisfaction and reduces the risk of emergency repairs.
Implementation
If you are currently not operating with summer leases but aspire to transition to this approach, several strategies can be employed. Begin by assessing your current lease agreements and identifying their expiration dates. Consider offering monthto-month lease extensions or adjusting the lease terms to align with summer start
dates. Effective communication with existing tenants is essential, emphasizing the advantages of transitioning to summer leases, such as reduced vacancies and improved maintenance scheduling.
Conclusion
Opting for summer leases provides numerous advantages for apartment building owners, ranging from high demand and increased occupancy rates to an expanded tenant pool. The ability to capitalize on seasonal pricing and plan maintenance projects strategically further solidifies the benefits of starting leases during the summer months. By seizing this opportune timing, apartment building owners can ensure seamless operations, maximize profitability, and thrive in the competitive real estate market.
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.
RENTAL PROPERTIES ARE LICENSED, AND IN SOME CASES INSPECTED.
This month, our new addition to city law code summaries is Auburn. In addition to several law summaries for different cities, we’ve created an article, Local Government Rental Law Codes which simply lists all of the local government rental regulations we are aware of, including links to either the code, or ordinance if it is not yet codified. We also have a handy chart that references most of the rental regulations across the state.
As we work to write summaries of all city laws, remember, we already have instructions with our forms that reflect all local laws. RHAWA members can access these instructions within various tenant notice forms, and in the Lease Signing section, there is a separate instruction document, Leasing Requirements by Local Jurisdiction.
CITY OF AUBURN SUMMARY
Auburn Rental Housing Business Licensing and Strategies ACC 5.22. requires that all residential rental properties are licensed, and in some cases inspected.
Rental Housing Policy ACC 5.23 creates additional tenant rights in the City of Auburn. This ordinance applies to all tenancies governed by RCW 59.18 (Residential Rentals) and includes regulations on the following:
• Rental Business License
• Distribution of Information
• Move-in Cost Caps
• Move-in Cost Payment Plan
• Late Rent Fee Cap
• Notice to Increase Rent
• Rent Due Date Accommodation
• Notice of Proposed Sale (Low-Income Housing)
• Notice to Terminate Tenancy
RENTAL BUSINESS LICENSE
Each property must have a City Rental License, renewed annually. Inspections are only required for communal homes (without the owner in residence) and supportive housing. Find the current fee schedule here: https://www.auburnwa. gov/cms/one.aspx?pageId=12530737
DISTRIBUTION OF INFORMATION
The following notices and information are found at https://www.auburnwa. gov/city_hall/community_development/landlord_tenant_info
• Landlord must provide all applicants with written rental criteria and this website address: https:// www.auburnwa.gov/cms/One. aspx?portalId=11470638&pageId=17110561
• Landlords are required to provide the Renting in Auburn: A Guide for Landlords and Tenants (PDF) to tenants at move in, within 30 days of the city revising the document, at lease renewal or at least once a year. The initial copy must be in writing, all others can be digital.
• Landlords are required to provide the Notice of Tenant Resources (PDF) when serving notices related to ending the tenancy to a tenant.
• Landlords are required to provide The Intent to Sell Form when selling a complex with 5 or more units with one or more of those being affordable.
MOVE-IN COST CAPS
The total of move-in costs (deposits and fees) must not exceed the monthly rent. However, additional reasonable security deposits may be added for tenants that have pets.
MOVE-IN COST PAYMENT PLAN
If the total amount of a security deposit and non-refundable move-in fees exceeds 25% of the first full month’s rent, and payment of last months’ rent is required at inception of tenancy, a tenant may request in writing to pay the total amount in installments as follows:
• Tenants entering rental agreements with terms lasting three or more months may choose to pay move in fees (excluding screening), security deposits, and last month's rent in in three consecutive, equal monthly installments that begin at inception of tenancy.
• Tenants entering rental agreements with terms lasting two months or month-to-month rental agreements, may choose to pay move in fees (excluding screening), security deposits, and last month's rent in in two consecutive, equal monthly installments that begin at inception of tenancy.
LATE RENT FEE CAP
Any fees for late payment of rent shall not exceed $10.00 per month. No other fees may be charged for late payment of rent, including for the service of any notice required under state law, or any legal costs, including court costs and attorney’s fees, unless such fee is agreed to in writing signed by landlord
and tenant at the time of entering into the initial lease or rental agreement.
NOTICE TO INCREASE RENT
• When raising rent at the beginning of a rental period or term lease renewal, landlords must give:
• 120 days' written notice for rent increases greater than five percent (5%).
• As required under WA State law, 60 days' written notice for any rent increases 5% or less.
• If the rental agreement governs subsidized housing where the amount of rent is based on the income of the tenant or circumstances specific to the subsidized household, the landlord shall provide a minimum of thirty (30) days' prior written notice of an increase in the amount of rent to each affected tenant.
RENT DUE DATE ACCOMMODATION
A tenant with a disability has the right to request a written reasonable accommodation for the landlord to serve any notices required by this chapter to be served in formats other than as outlined in this code. Landlords shall review and comply with all reasonable accommodation requests, as required in ACC 5.23.050, received from a tenant.
NOTICE OF PROPOSED SALE (LOW-INCOME HOUSING)
Owners of multifamily rental housing must notify the City of their intent to sell the building 60 days prior to the
Denise Myers
GOVERNMENT AFFAIRS
RHAWA PAC Fundraising Letter
William Shadbolt | RHAWA Past President and Political Action Committee Chair
We all know that providing housing is a business that requires consistent investment in properties to maintain the quality of a rental unit. Without consistent investment, the rental unit would slowly deteriorate and lose value.
Investing in the RHAWA Political Action Committee (PAC) is quite similar. Consistent investment is key to providing the highest level of support to the rental housing industry. If you are new to political advocacy, you may be wondering how PAC investment impacts the rental housing industry, so let’s go over the significant wins RHAWA and rental housing providers achieved this year. Electing moderate lawmakers was crucial to achieving these wins.
THE 2023 LEGISLATIVE SESSION WAS A GREAT SUCCESS
Every year, members of the Washington State Legislature propose legislation that would institute rent control in the entire state and every year your RHAWA advocacy team fights tirelessly to prevent this harmful policy from becoming law with the help of moderate politicians on both sides of the aisle.
This year’s legislative session presented one of the most robust attempts to pass rent control policies, with five rent control bills proposed across both chambers. Thanks to the support of moderate lawmakers, involvement from RHAWA members, and the efforts of our advocacy team, all five rent control bills failed to pass out of their first chamber. This is a huge win for housing providers across the state. Washington remains the only state on the west coast without rent control.
NOW IS THE TIME TO FORTIFY THE CITY COUNCILS
Elect New Councilmembers to Stop the March of ARCH
A Regional Coalition for Housing (ARCH) is a group that provides policy recommendations to cities around the Puget Sound region. Sev-
eral cities in King County passed a suite of renters’ protections in 2022 based on ARCH recommendations. However, in 2023 some cities overturned parts of their ARCH policies. The City of Burien passed an ARCH-style policy that restricted housing providers’ ability to end a lease at the end of a term. This policy was overturned in the City Council due to RHAWA’s involvement and collaboration with the moderate council members in Burien. In cities
in the priorities and perspectives in the council. Tacoma, Bellevue, Kirkland, Spokane, and King County are just a few examples of city councils that have seats up for reelection this year, so it is more important than ever to get involved, donate to the RHAWA PAC, and support candidates who recognize rental housing as a valuable asset to our communities.
hoping to get that number back over 750 this year.
WE NEED YOUR HELP TO DO IT
The average donation is $50-$100, but feel free to give however much you like. If this is your first time donating, feel free to start small, as every contribution helps. Many small donations add up to huge changes in our local legislative landscape. Each member who donates for the first time is taking a crucial step in defending their rights as a small housing provider.
THIS YEAR’S ELECTIONS ARE POSITIONED TO COMPLETELY CHANGE THE MAKEUP OF SEVERAL CITY COUNCILS THROUGHOUT THE STATE, AND WE ARE HOPING TO GET THAT NUMBER OF DONATIONS BACK OVER 750 TO SUPPORT CANDIDATES WHO RECOGNIZE RENTAL HOUSING AS A VALUABLE ASSET TO OUR COMMUNITIES.
that have passed ARCH proposals, it is possible that electing new city council members can change the overall council perspective on these harmful policies.
Seattle & Others Could Completely Change in 2024
Municipal governments can propose and pass legislation at any time throughout the year. In April, the City of Seattle passed a harmful and restrictive policy that capped late fees at $10. This year, we could change the tide of the Seattle City Council as well as several other City Councils. 7 of 9 seats are available in the Seattle City Council which could result in a significant shift
This year’s elections even go beyond city councils: Spokane, Olympia, and Tukwila all have Mayoral elections this year. A change in city council membership combined with a change in mayoral leadership would be monumental in creating positive changes in these cities for years to come.
That’s why I’m asking you to join me in keeping RHAWA’s PAC fund healthy. Last year, we received over 500 donations to the PAC. This was a slight decrease from the year prior, when around 750 members donated to the PAC. Seeing as this year’s elections are positioned to completely change the makeup of several city councils throughout the state, we are
If you donate regularly, thank you for supporting RHAWA and all housing providers across the state. Let’s change the tide of local politics in Washington state: this is your chance to increase your donation, bolster RHAWA’s PAC, and make crucial changes at the local level.
Donating to our PAC is one of the main ways you can support the entirety of our membership – donate by visiting RHAwa.org/products/pac or complete the enclosed donation form and return it via mail.
Electing moderate, reasonable lawmakers is the crucial first step in fighting bad legislation at the local and state level. RHAWA works to elect candidates who:
Recognize rental housing as a valuable asset to communities,
Share a strong commitment to allowing rental housing to function as a market-based industry and a Willingness to work with the rental housing industry toward the common goal of providing safe and healthy housing.
We must support as many of these candidates as possible in this important election year.
Make your donation today! Fill out and return the included PAC Donation Form, call Geoff Schertz at (206) 905-0606, or go online to RHAwa.org/ products/pac
THINKING ABOUT RENTING OUT YOUR SEATTLE-AREA HOUSE? READ THIS FIRST
Jenny Cunningham | Courtesy of The Seattle Times
What goes up must come down. That old saw is true of the Seattle area’s housing market. After years of pandemic-fueled growth, high mortgage rates and cooling home prices have forced buyers and sellers alike to take a pause and consider alternatives.
For would-be sellers, this scenario has turned some into accidental landlords.
“The financial incentive to rent outweighs the risk of putting the property on the market with the present economic conditions,” says Bellevue real estate agent Adriano Tori.
In recent weeks, Tori says, he’s had two clients who bought new homes and rented out their old ones.
Steven Bourassa, the director of the Washington Center for Real Estate Research at the University of Washington, agrees that renting now makes sense. “If you don’t need to sell the house, rent it until mortgage rates go down,” Bourassa says.
Not that the rental market is on fire. It’s kind of lukewarm too. In the Seattle metro area, the median asking rent fell 3.2% year over year in April, according to Redfin’s Rental Market Tracker. But for homeowners with equity, renting can still be a moneymaker.
May workshop in SeaTac. The workshop was hosted by the Rental Housing Association of Washington, which represents mom-and-pop landlords, most of them with fewer than 20 units and often just one single-family rental house.
THE HOUSE IS A RESTORED VICTORIAN, OVER A HUNDRED YEARS OLD, AND NOW A FIVE-UNIT APARTMENT THAT HAS A WAIT LIST TO GET IN. THE CURRENT LONGEST-RENTED UNIT HAS BEEN OCCUPIED SINCE 2014.
REALITY CHECK
It sounds good on paper, but is it a good idea on the ground? No one can answer that better than some small landlords and the experts advising them at a
In a session that’s equal parts legal seminar and group therapy, members brainstormed how to handle tenants with pets. “You can use DNA tracing to figure out which dog is pooing on
the lawn,” one landlord suggested. “I’ve had pets do $10,000 of damage,” another landlord said. His solution, “I will never rent to people with pets again!”
Landlords have seen it all: Tenants who drove a car into their rental house, plumbers who started a gas leak, a neighborhood fight that escalated into a shooting.
That shooting happened in a small Seattle apartment house that Gordon Haggerty lived in and owned in the 1970s. Haggerty sold that building, but he’s still a landlord and still in love with his 1890s’ house with a mansard roof and fish scale shingles that he bought for $30,000 in 1971.
“We had lots of energy and no money. The housing inspectors were nice and gave us a correction plan,” Haggerty recalls.
Continued on page 26
Photo Ken Lambert | The Seattle Times
VENDOR OPPORTUNITIES
SPONSORSHIP! ELEVATE YOUR BRAND AT RHAWA'S MEMBERSHIP APPRECIATION PICNIC!!
MEMBERSHIP APPRECIATION
Luke Brown | Business Development Specialist | lbrown@RHAwa.org | (206) 905-0610
X DATE August TBD
X LOCATION TBD
Take your brand to new heights by becoming a sponsor of RHAWA's Membership Appreciation Picnic in Seattle.
This exciting opportunity allows you to maximize visibility and forge valuable connections within the rental housing industry. By joining us at this highly anticipated event, you'll gain exposure to a diverse audience of rental housing professionals, property managers, real estate investors, and service providers.
X CONTACT
Don't miss out on this chance to elevate your brand, foster new relationships, and ultimately grow your business.
Partner with us today and make a lasting impact.
This day is for our members! On a sunny weekend in late August gather your family members and join us for a fun day out. There will be food, games, and so much more for us to celebrate our number one priority: OUR MEMBERS!
Your brand will be prominently fea-
tured on our event webpage, promotional emails, social media channels, and even in our print media, ensuring a lasting impression. Additionally, event signage will showcase your company to all attendees, increasing brand awareness among a captive audience.
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
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
RHAWA can be defined as a lot of things: we’re a not-for-profit organization and we offer resources, education, and more – but the reason we do it all?
YOU, OUR MEMBERS.
People like you are the reason RHAWA was formed over 90 years ago, and we appreciate your tireless efforts that continue to this day. While the political environment surrounding small housing providers may seem like a never-ending uphill battle; we have had some MAJOR wins this year already. Due to your amazing support, we struck down six potential rent control bills! With your contributions to our Political Action Committee (PAC), we are also supporting new candidates in city councils and more across Washington to elect lawmakers who support the industry. Your contributions to our Legal Defense Fund help hire attorneys to fight for your rights at all levels of the legal system. We give you the structure, but you – our amazing members – you are standing up for yourselves and fighting for what’s right. And don’t you think that’s a cause to celebrate?
On August 26, we are hosting RHAWA’s Membership Appreciation Day. You have worked so hard, and we want you to know how much it
food, pony rides, horses, and so much more. Festivities will kick off at 11 am and wind down around 2 pm. Come down to relax, have some de-
means to us. We’ll be heading down to the Seattle Farm located in Rainier Valley in south Seattle, for a day filled with friends, family, and most of all – FUN. This family-friendly event will be packed with games,
licious fire-roasted foods and play in the sunshine.
Please make sure everyone’s wearing closed toes shoes, and leave the pups at home, because we’ll all be ranchers
by the end of the day! Feed carrots to horses and learn to lasso with the farm hands; there will be loads to do at our Membership Appreciation Picnic on Saturday, August 26. The Seattle Farm is located at 9761 Beacon Ave S, across the street from the Kubota Gardens, just off I-5; look out for our fun RHAWA signs to help guide you.
There will be ample parking and we just can’t wait to see you there!
Chloe Moser
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.
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
Conservice (435) 419-4960 | conservice.com
Tacoma Public Utilities Power: (253) 502-8600 Water: (253) 502-8723
TacomaPowerRebates.com/multifamily
Pacific Publishing Co. | Print & Internet (206) 461-1322 | pacificpublishingcompany.com Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com
(206) 615-1282 | savingwater.org
Fischer Restoration (888) 345-2532 |
Thinking About Renting Out
Your Seattlearea House?
Read This First
It took him years to restore the house, one of the first homes built in Seattle’s Eastlake neighborhood. Today, inside the house there are five charming apartments.
“It is a labor of love,” Haggerty says. “I enjoy the joy that our tenants get from living there.”
KNOW YOUR TENANTS
How do you find joyful, trustworthy tenants who won’t make you regret your decision to become a landlord?
Ann O’Connell, a real estate attorney and co-author of the book “Every Landlord’s Legal Guide,’ recommends a thorough screening for all tenants.
“My No. 1 rule of thumb is to get applications from every adult who wants to rent your property and pick up the phone and talk to references,” says O’Connell, adding it’s also legal to set a high bar for standards as long as they apply to all applicants.
PREPARE YOUR HOME
Beyond finding the right tenant, you need to protect your property to reduce landlord headaches. It is important, especially if your home has never been a rental, to repair anything that needs to be fixed before advertising your property. That broken stair, wonky lock, furnace that’s making death throe noises: Remedy problems before tenants move in.
“You’ve got to treat your property with care,” says Sean Flynn, executive director of RHAWA. “If you don’t, the people renting won’t treat it with care.”
Something that might take some of the sting out of spending money before you’ve seen a rent check, repairs are tax deductible for rentals including $5,000 of startup costs in your first year.
LANDLORD AND RENTER’S INSURANCE
“My top tip is to get a good landlord insurance policy,” says McKinley Storey, who has a detached accessory dwelling unit in his backyard in West Seattle. “And make sure your tenants get a renter’s insurance policy.”
Landlord insurance protects against liability if a tenant gets injured on your property and can give rental property owners coverage for wrongful eviction. Renter’s insurance offers coverage for a tenant’s possessions like furniture and jewelry.
CONSIDER A PROPERTY MANAGER
If you can’t stomach midnight phone calls about a leaking dishwasher or that funny gas smell in the basement, a full-service property manager might be the solution. They usually charge between 3% and 12% of the monthly rent. Some property managers operate in a more a la carte fashion — for example, charging a fee to find a tenant for your house.
A Yelp search will demonstrate that there’s no love lost between many landlords and their managers, so research managers thoroughly. “No one will manage your property like you will, and no one will be as careful or as attentive as the owner,” cautions Seattle Windermere real estate agent Marlow Harris.
LEARN SEATTLE REGULATIONS
Seattle has gone above and beyond in introducing laws that ensure fair access to housing, but for some landlords, navigating these regulations can be dizzying.
“No city has gone as far as Seattle to regulate rentals,” says O’Connell. She ticks off laws that require landlords to offer their rental to the first qualified candidate, require landlords to rent to family members of tenants even if the relatives don’t meet the owner’s criteria, prohibit landlords from refusing to rent to someone based on criminal records.
Asked for comment, a spokesperson for the Seattle Department of Construction and Inspections said the City Council created legislation to “ensure tenants have fair access to available rental housing.”
The ordinances may be having unintended consequences. According to the city’s data of registered rentals,
between July 2018 and August 2022, landlords who own 20 units or fewer pulled more than 11,000 rental homes off the market.
Since more than 2,400 of those registered rentals were one-unit properties, the good news is that if you decide to rent your single-family home in Seattle, there will be plenty of demand.
Delaney Wysingle, a Black landlord with two single-family rentals in Beacon Hill, says he’s always been fair with tenants. But he worries that one problem tenant could ruin him. “The City Council is piling up stuff to make it more challenging to rent in Seattle.”
Wysingle has two pieces of advice for people thinking about renting their house in Seattle. “Don’t do it.” But if you do, join RHAWA. “If it wasn’t for them and I had to hire an attorney every time I had a question about the laws, I couldn’t afford to rent the places,” Wysingle says. It costs $250 a year to join and includes access to forms like leases.
And speaking of costs, remember that as a homeowner, you’re still on the hook for mortgage payments, property taxes and upkeep.
“Anytime you work on a house, nothing is cheap, and all of this falls in the landlord’s lap,” Wysingle says.
COMMUNITY JOY
Despite all the costs and things that can go wrong for landlords, Flynn, who owns rentals in addition to his role with RHAWA, says offering safe, affordable housing is a vital community service. And most of the time, he says the tenant-landlord relationship is amicable. Sometimes, you can even be part of a wedding. “Two of my tenants married each other and asked me to officiate at the wedding,” says Flynn.
Longtime landlord Haggerty has a similar heartwarming story. When a tenant couple decided to tie the knot, they had the ceremony in the yard of his Eastlake house.
“I was delighted to set up a tent and things like that for the wedding,” Haggerty says. “It did a lot for our apartment community. It fostered a good community vibe.”
This article is written by Jenny Cunningham, a journalist, and contributor to The Seattle Times. The Image is by Ken Lambert the photographer at The Seattle Times. This article and image are solely the property of The Seattle Times. Unauthorized use, reproduction, or distribution of this article, in whole or in part, is strictly prohibited without prior written permission from The Seattle Times. This article appeared in the Business section, specifically under Local Business and Real Estate, of The Seattle Times on June 2, 2023, at 6:00 am.
MEMBERSHIP APPRECIATION PICNIC
Mark your calendars for a rip-roaring good time at RHAWA's Membership Appreciation Picnic August 26, and join us at the Seattle Farm in Rainier Valley. Enjoy a day of fun, friends, and family with games, food, pony rides, and more. Festivities start at 11 am and end around 2 pm. Relax, indulge in delicious fire-roasted foods, and soak up the sun!
SATURDAY, AUGUST 26, 11 AM - 2 PM
THE SEATTLE FARM
2023 – Spring Workshop & Tradeshow Review
This year’s Spring Workshop and Tradeshow went spectacularly! On May 13th about 130 of your fellow RHAWA members gathered at Cedarbrook Lodge, located in SeaTac, to learn more about their industry.
We had 4 classes running simultaneously for three sessions throughout the day. It was quite a whirlwind! Thank you to everyone who came out to learn and an especially big thank you to our amazing sponsors, without whom we would never have been able to pull this off.
We kicked off the morning with a legislative update presentation from Sean Flynn, RHAWA’s Executive Director and Board President. Following his
speech, he was joined by Chris Benis, Christopher Cutting, and Kaitlyn Jackson, some of Washington’s top housing industry attorneys, to continue the panel on the current state of affairs. Attendees then mingled through our exhibition hall and explored the many vendor booths our sponsors presented. Our friends at State Farm even had a Pac Man arcade set up! We had to pry people away with promises of more time later to send everyone to their first classes; there was: Leasing Requirements and Best Practices taught by Chris Benis, Deposit Disputes with Enrique Jevons, Submetering: That Leaking Toilet is Killing Your Cash Flow by Kelly Koontz, and Setting Up Your Family Rental Business for Success with Julie Martiniello.
After our first round of classes our members eagerly returned to the exhibition hall to meet with our vendor sponsors and, of course, see who could get the highest Pac Man score. They then funneled downstairs to the beautiful Tamarack Hall where a delicious catered lunch was awaiting everyone. Lunchtime was a great way for our members to meet, network, and brainstorm together ways to improve our industry – and the food wasn’t half bad either! Next up: Round 2 of classes.
Christopher Cutting lead a class called Managing Rent Increases, Eric Aasness taught Financing 1-4 Unit Residential Real Estate, Late Rent What’s Next was taught by Tim Schondelmayer – a SWTS first timer – and boy did he do
great! Bryan Mize from Optimized Home Inspections was able to join us at the last minute with his class titled Routine Property Inspections. We had a nice break for members to have their final chats with the vendor members and check out RHAWA’s Political Action Committee (PAC) booth Silent Auction.
William Shadbolt, RHAWA PAC Chair, put together a silent auction for the members to bid on, to help support the nonstop efforts of our PAC. There was a sailboat tour for a group of 7, donated by our very own RHAWA Board Secretary, Larry Crites; three different wine baskets donated by board members Kaitlyn Jackson and William Shadbolt, Continued on page 34
•
•
•
•
•
Scott
sgibson@paccrest.com
425.670.9619
COMMON PLUMBING EMERGENCIES AND WHAT TO DO.
Phil Schaller, CEO | RentalRiff | RHAWA Vendor Member
Plumbing issues can range from a rapidly flooding basement to a small leak. All of these issues should be addressed as a landlord, some more quickly than others. Be cognizant of your local landlord/tenant laws as water issues are typically a high priority and require a landlord to initiate a fix immediately.
Before we dive into the list of common plumbing emergencies and what to do, there are a few items you should be familiar with at your property. The most important is the location of the main water supply. This is critical to know if there’s ever a plumbing emergency (and helpful for other plumbing issues as well). We always advise landlords to inform their tenants of the location of the main water supply (one of the first steps we take with customers is to make sure tenants, owners, and property specialists know where this is).
It’s also important to know the basics of your water heater: how to turn it on and off, how to increase the water temperature, where the pilot light is - basic troubleshooting.
BURST PIPE
A pipe can burst when too much water pressure builds up at a weakened joint. Pipes also burst in the winter when left-
over water expands when frozen, hence the importance of insulating exterior pipes and interior pipes that are exposed to the cold. More likely than not you will know when a pipe has burst - it can make a loud popping noise, otherwise, there will be significant leaking. Burst pipes need to be addressed immediately. Turn the main water line off to stop the leak and call a plumber as soon as possible. After the water has been shut off it’s best to drain all the faucets and do your best to clean up the water. Let in as much warm air as possible to dry out the area around the leak.
NO HOT WATER
A lack of hot water is a little more tricky to diagnose - many things can cause this. Here are a few items to look at:
• What is your water temperature set to? If it’s below 120°F you may want to turn up the heat - temps below that 120°F mark can also cause bacterial growth in your tank. WA law requires landlords set no higher than 120°F due to the risk of burning.
• Check the pilot light. If you have a gas water heater, it will have a pilot light - if it’s out it will need to be re-lit. New heaters will have an
ignition switch, older models may require you to light it manually. Reference the user manual when relighting the pilot.
• Flush the water heater. Over time sediment and other buildups can cause your water heater to not be effective. Again, take a look at the user manual for directions for flushing your tank - this may or not be a job a landlord is up to.
• Water pooling around the heater. If you can see a leak or determine that the pooled water is coming from your heater, this should be fixed. We recommend calling a plumber - the leak will get worse and worse with time.
BROKEN WATER LINE
A busted water line is a major headache for a landlord. These are not easy fixes and are typically quite expensive. Here are some indicators that your water line needs repair:
• Poor water pressure. If your tenants notice the water pressure is lower than normal, it could be because there’s a leak. If there are no other signs of water damage or a leak in the property it may be the water line. Bringing out a pro to scope your line is the next step to take.
• Increasing water bills. If you or your tenants notice the water bill going up, it’s because water may be leaking into the ground. Hopefully, the city can alert you/your tenants of any significant changes but, again, bring out a plumber to look at your water line.
• Soggy ground. If the tenants notice soft spots or water build-up in the front lawn, for example, the water line may be broken.
Water can be one of the most damaging elements on any property. Make sure to keep a close eye on your plumbing systems and check for signs of malfunction often.
Phil Schaller is
the CEO of RentalRiff.
RentalRiff provides an ongoing property maintenance and tenant support solution for small rental properties. A property owner or manager can hire a RentalRiff “property specialist” (licensed/insured general contractor or maintenance pro) to be on-call for their property. Tenants simply reach out to their property specialist for any property-level needs - the specialist will then head to the property and fix the issue. Routine preventative maintenance, emergencies, and turnovers are all included.
Phil Schaller
✓ Energy-efficient windows will give you the competitive edge to improve occupancy rates.
✓ Beautiful new windows from Milgard windows will increase tenant satisfaction by lowering their utility bills, increasing their comfort and reducing outside noise.
- Ed and Sharon Bezy via
✓ Milgard windows are virtually maintenance-free to save you time and money.
✓ If you have an electrically-heated
Sound
Tacoma Power, or Seattle City Light’s service area, be sure to ask us about new window
TOILET PROBLEMS & BASIC FIXES
Bruce
Davis, Sr.
| Day & Night Plumbing & Heating, Inc. | 2020 Vendor Member of the Year
TOILETS…EVERYBODY HAS ONE…OR TWO…OR THREE. IF YOU’RE
A
RENTAL PROPERTY OWNER YOU
MAY
HAVE A SIZABLE COLLECTION.
THAT’S WHY I FELT IT WAS WORTHWHILE TO SHARE SOME COMMON TOILET PROBLEMS AND FIXES THAT DEPENDING ON YOUR SKILL SET, TOOLS, AND CONFIDENCE, YOU MIGHT BE ABLE TO DO YOURSELF.
History - There have always been problems with our toilets. More than 5,000 years ago, primitive systems in several ancient civilizations utilized a constant stream of water that carried waste away from centralized, public latrine systems. Unfortunately, the water from those latrines often flowed back into the same river or stream that was the main water supply. I guess we all live ‘down-stream’ from someone.
In the 1500 – 1600’s in Europe, royalty began to use what are considered the first ‘flush’ toilets, with a big 2-footdeep pot, fed by water from an upstairs source. Almost 8-gallons of water were needed for each ‘flush’. When water was a little scarce, they would often wait until at least 20-people had relieved themselves and the pot was filled to the brim, before ‘flushing’.
More recently, and closer to home, when my wife’s great-great-great grandparents came west by covered wagon and settled in the Blue Mountains of Oregon, they had a fancy ‘2-holer’ outhouse out behind the farm house. Grandma Yoder said that it was a fine outhouse, unless it was winter; when she had to rub the ½” thick hoarfrost off of the wooden seat, first thing every morning before sitting down…
These days, we still have problems and issues with our toilets. Below are some of the more common problems we see… and that you might be able to easily take care of yourself.
Loose Toilet Seat – No matter how old the toilet is, the single most common problem we see are loose toilet seats. These days the screws that hold toilet
seats down tight are usually made of a thick plastic because when they were made of any kind of metal, they simply would not survive long and would corrode away. Most all toilet seats just have two long plastic slotted screws under a little lid that can be easily tightened using a blade screwdriver. The screws typically have a nut underneath the porcelain that needs to be held from spinning while tightening the screws.
Water keeps running in toilet – This is also a very common problem that toilets have. After flushing, the toilet fills up, but then it doesn’t seem to shut off all the way and water keeps trying to ‘fill’ the toilet. Usually if that is happening there are a couple of things that can be checked and fixed fairly easily…
(BEFORE attempting any repairs that affect the water to your toilet BE SURE that you can control the water to the toilet and TURN OFF the water to the toilet when working on any waterworks.)
Check the Water Level in the Tank –First of all, make sure the water level is proper, and the float is adjusted so that it shuts the water off BELOW the top of the overflow-tube. If the water level is too high, it will flow into the over-
flow tube and the toilet will ‘keeps running’. There is usually a line or mark on the overflow tube that indicates the correct water level. If you have an older style fill valve (ballcock) with a float on an arm, then you can CAREFULLY bend the arm to make the water shut off at the right level.
If you have the kind of fill-valve that uses a vertical post and a Floating Cup, you need to spin the post as described in the manufacturer’s instructions to raise or lower the shut-off point for that fill valve.
Check the Flapper Seal – If the water level is okay but the toilet is still ‘running’, then the flapper in the bottom of the toilet tank is probably not sealing properly. One of the most common types of flappers is pictured in the cutaway tank above, but there are many different types of flapper systems in use today.
You will need to lift the lid off the toilet tank and look and see what kind of flapper your toilet has, and get a proper replacement if you need one. To find out for sure if your flapper is leaking, simply put a little blue or red food coloring in your toilet tank, and see if it migrates down into the bowl after a few minutes WITHOUT flushing the toilet. If it does, then the flapper that is supposed to hold all the water in the tank is not holding properly, and it needs to be replaced.
Continued from page 13
City Law
Article: Auburn
building being listed with any real estate service or advertised for sale, if:
• The building has five or more housing units, and
• Any one of the housing units rents for an amount that is affordable to households at or below 80% area median income, as most recently determine by the United States Department of Housing and Urban Development.
This requirement does not apply if:
• The property is being transferred to family members, transferred through will, or will not be listed for sale, or
• The property has 20% or fewer studio units, and the affordability of the studio units is the only trigger to these notice requirements.
NOTICE TO TERMINATE TENANCY
Landlords are required to have good cause in order to evict, attempt to evict, refuse to renew or continue a tenancy after expiration of the rental agreement, or otherwise terminate or attempt to terminate the tenancy of any tenant.
A property owner cannot lawfully evict a tenant if the property is not licensed with the City of Auburn, regardless of whether just cause for eviction exists.
Unless otherwise noted, an owner must give a termination notice at least 20 days before the start of the next rental period, and must state the reason, in writing, for ending a tenancy when giving a termination notice. The only reasons for which a tenant in Auburn may be required to move are outlined in the Auburn City Code Chapter 5.23.070.
If a tenant who has received a notice of termination or nonrenewal of tenancy claiming subsection 5.23.070(A) (5), 5.23.070(A)(6) or 5.23.070(A)(13) as the ground for termination believes that the owner does not intend to carry out the stated reason for eviction and makes a complaint to the Director, then the owner must, within ten days of being notified by the Director of the complaint, complete and file with the Director a certification stating the owner's intent to carry out the stated reason for the eviction. The failure of the owner to complete and file such a certification after a complaint by the tenant shall be a defense for the tenant in an eviction action based on this ground.
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.
Continued from page 29
2023 - Spring Workshop & Tradeshow Review
as well as two RHAWA swag bags, and a year Class Pass subscription. We were able to raise amazing funds for the PAC and can’t wait to do it again.
Our final classes of the day were Serving Notices to End Tenancy by Travis Scott Eller, Pet Screening and Working with ESAs by Lawton Coursey, Due Diligence Tips to Maximize 1031 Exchange Success by Austin Bowlin, and finally Simple Bookkeeping for Rental Operations taught by Sharon Cunnington – long time member and RHAWA Board Member. After these final classes everyone was bursting with knowledge and empowered to face whatever challenges lie ahead in the Rental Housing Industry of Washington State.
Thank you all for your participation, your donations, and your continued support to the Rental Housing Association of Washington. We love putting these events on for you and can’t wait to do it again.
Continued from page 33
Toilet Problems & Basic Fixes
Hopefully the advice I’ve given will help you navigate some of the simpler toilet problems. You can also find many ‘how-to’ repair videos online. That said, don’t be surprised or discouraged if you try and try to fix your own toilet, and you simply can’t, and you need to call in a professional. Sometimes, it’s not as simple as it seems.
In our own apprenticeship course for service plumbers, we spend over 24-hours just on Basic Toilet Repairs, because there are so many different kinds of toilets, and there are so many things that can go wrong. The truth is, as common as toilets are, they’re sometimes very tough to fix, and even the pros have to make a couple of attempts to get it right.
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.
Speak to a Licensed 1031 Exchange Advisor
Selling your rental property? Contact Real Estate Transition Solutions at 206-502-4862 to schedule a complimentary consultation with one of our licensed 1031 Exchange Advisors.
YOUR RIGHTS ARE UNDER ATTACK
HOUSING PROVIDERS have been blamed as politicians fail to address our region’s affordable housing needs.
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.
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
Licensed, Bonded and Insured Daily Job Site Cleanup Up to 30-Year Material Warranty
Maintenance-Free PVC Material Designed and Warranted for Ponding & Pooling Water Conditions Complete Alternative to Hot Tar and Torch Down
Criminal
Eviction
High
Previous
Public
Sex
SSN
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.
