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
RENT CONTROL RECAP
RHAWA is pleased to announce that on Tuesday, August 1, the Seattle City Council voted NO on Councilmember Sawant's harmful rent control ordinance in a 6-2 vote.
Councilmembers Lisa Herbold, Andrew Lewis, Sara Nelson, Alex Pedersen, Dan Strauss, and Council President Debora Juarez voted against the bill, citing a multitude of concerns with this policy. While voicing concerns, the impact on small housing providers was mentioned by councilmembers. RHAWA appreciated this recognition by the council which has historically undervalued the perspectives and experiences of small housing providers.
The ordinance, CB 120606, would have established one of the most restrictive rent control policies in the country. Rent control appeared in committee just a few months after the passage of a horrendous late fee cap, making the past few months a real challenge to housing providers in Seattle.
However, members should breathe a sigh of relief knowing that Seattle is still one of the only major cities on the west coast without a rent control policy. RHAWA is hopeful that the perspectives shared during this council meeting, mainly the consideration of small housing providers, continue to impact the Seattle City Council.
A huge thank you to the members who attended in person, those who testified virtually, as well as all those who sent a message to their councilmembers using the RHAWA Advocacy Center. Many members prepared their own emails to send over to Seattle City Council as well and we enjoyed reading the messages we were copied on. Your involvement is not only making a difference in the councilmember’s minds, it also shows the RHAWA Government Affairs team that you are making the most out of the information we provide.
donated to RHAWA PAC, now is the time to do so. We have an unprecedented opportunity to completely change the makeup of Seattle City Council this year as well as support numerous candidates in other local city councils, but we can't do it without your generous donation.
Thank you once again for getting involved and communicating the harm of rent control to your councilmembers.
As always, RHAWA will keep you updated on any future legislation and will continue to advocate on your behalf.
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
In other news, local election primaries are in full swing. Kindly review the RHAWA Candidate overview located on page 18. We must support moderate lawmakers in city councils to change the tide of rental housing policy in Washington! If you have not already
RHAWA
Application Screening Criteria
Screening Department | screening@RHAwa.org | (206) 283-0816
LEGAL REQUIREMENTS
LEGAL REQUIREMENTS LEGAL REQUIREMENTS
LEGAL REQUIREMENTS
LEGAL REQUIREMENTS LEGAL REQUIREMENTS
Prior to obtaining any information about a prospective tenant, Washington State Law (RCW 59.18.257) requires that housing providers provide their screening criteria in writing. See RHAWA forms, Application Screening Criteria Guidelines for instructions on creating your application screening criteria notice. For properties in the City of Seattle, refer to Application Criteria Guidelines (Seattle).
Legal Requirements
Before collecting information on a prospective tenant, you must first inform them in writing of the following:
The types of information that will be accessed to conduct the tenant screening. All criteria that may result in denial of the application. If a consumer report is used:
The name and address of the consumer reporting agency.
A statement of the prospective tenant's rights to obtain a free copy of the consumer report in the event of a denial or other adverse action, and to dispute the accuracy of information appearing in the consumer report. Whether or not the landlord will accept a comprehensive reusable tenant screening report made available to the landlord by a consumer reporting agency.
If the housing provider indicates their willingness to accept a comprehensive reusable tenant screening report, the landlord may access the landlord's own tenant screening report regarding a prospective tenant as long as the prospective tenant is not charged for the landlord's own tenant screening report.
See RCW 59.18.257.
City of Seattle: Under the First-in-Time Ordinance (SMC 14.08.050) you must also include:
Minimum objective thresholds for each criterion that applicants will be screened against.
List of all required documentation that needs to be included for a complete application.
How to request extra time to complete the application in the case of a disability or language barrier.
The application screening criteria notice must be included in all advertisements and given to each prospective tenant before accepting their application.
Tip: Your application screening criteria notice can be within the text of your advertisement, included as an image or series of images in the advertisement, or you may include a link to another website where your criteria are permanently hosted.
See Support Center article First-In-Time Tenant Selection (Seattle) for more information. For more information contact RHAWA screening department 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.
NEGOTIATING SOLUTIONS WITH YOUR TENANT
When: Wednesday, September 6 | 3-4 pm
Cost: $30 Members | $200 Freemium Subscribers
Successful housing providers know that satisfied tenants mean lower turnover and associated expenses. If you have a tenant with a good track-record, why not be open to finding solutions when they want to add another occupant, a pet, or perhaps an upgraded fixture? It might make sense to work with them on rent payments if they have a temporary financial problem, or perhaps negotiating terms will help them move out and move on if necessary. Attorney and housing provider Chris Benis will share best practices when negotiating with tenants in various circumstances to meet your goals while respecting the tenant's needs and rights.
LINK MEETINGS
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues.
• Claim Jumper, Tukwila | Taxable Events
When: Tuesday, September 12, 6:30-8 pm
• Harbor Lights, Tacoma | Taxable Events
When: Thursday, September 14, 6-7:30 pm
• Angelo’s of Bellevue, Bellevue | Taxable Events
When: September 19, 6-8 pm
• Bob’s Burgers, Everett | Taxable Events
When: Thursday, September 21, 6:30-8 pm
*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.
PET SCREENING & WORKING WITH ESAS
When: Thursday, September 14 | 3-4 pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
Since 70% of U.S. households keep pets, it makes sense to welcome them but have systems in place to reduce the risk of liabilities such as injuries and damages to your property. Learn how to set effective pet policies including screening, and how to handle accommodation requests for assistance animals. Instructor, 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.
SEATTLE HOUSING PROVIDER WORKSHOP
(2-PART SERIES, 4-CLOCK HOURS)
Cost: $30 Members | $200 Freemium Subscribers
Learn everything you need to know about renting out homes in Seattle, including newer city ordinances, plus all relevant State and Federal laws, and best practices for efficient operations. This 2-part workshop will include the following segments:
Part 1: Thursday, September 21 | 3-5 pm
Getting Ready to Rent: Be confident before renting. Know your registration and inspection requirements, fair and effective advertising and the first-in-time tenant selection process.
Leasing and Move-in: Property condition and the security deposit, selection of rental agreement terms and the effects of mandatory lease renewal.
Part 2: Thursday, September 28 | 3-5 pm
Working with Tenants: Best practices and notices to encourage compliance with terms, notices to increase rent/change rules, new laws related to rent increases, and more.
Managing Move Outs: New Just Cause notice periods, security deposit accounting, and seasonal eviction bans.
Complete both sessions to receive 4 Real Estate Continuing Education Clock Hours.
INSTRUCTORS:
Cory Brewer | VP Residential Operations, Lori Gill & Associates
Cory Brewer is the VP of Residential Operations at Windermere Property Management / Lori Gill & Associates. His career as a real estate professional in the Greater Seattle Area dates back to 2003. In his role at WPM/LGA, his primary responsibilities include training, legal compliance, and conflict resolution for a brokerage representing over 1,500 rental houses and condos throughout King & Snohomish Counties. He is also a member of the RHAWA Board of Directors, and the NARPM State & Local Government Affairs Committee.
Christopher Cutting | Attorney, Cutting Law Office & Owner, LT Services
Christopher is known as a tireless advocate for housing providers. He has been practicing residential and commercial landlord-tenant law, judgment enforcement, and appeals since 2009. Christopher currently serves on the Board of Directors for the Rental Housing Association of Washington, is the 2021 Vice President of the organization, and is the Co-Chairman of their Legislative Committee. He is a frequent presenter at legal education courses hosted by state and local bar associations and private groups and is a licensed clock hours instructor for Washington Real Estate Brokers. Christopher has also been the author or co-author of housing provider's official responses to several legal and legislative actions.
Whether you have dozens of paid staff or just the occasional contractor or family member helping out, everyone contacting tenants on your behalf needs basic training … this includes you as the owner as well! There is a reason why so many court settlements require training. Most illegal actions by rental housing providers and their representatives are taken out of ignorance, not contempt. Violations of the Federal Fair Housing Act and other laws can also result in direct fines starting in the range of tens of thousands of dollars.
RHAWA offers many ways to gain knowledge and ask questions, but if you’re looking for basic housing provider education, our OnDemand Platform is the place to start. Every dues paying member along with their benefit inheriting family or employees, has free access to nine or more hours of quality instruction on state and local landlord-tenant laws, fair housing and best practices for operating rental housing in WA State.
How to Access Your Free Education
• Like all of our other exclusive member benefits, it starts with logging into our website at www. RHAwa.org.
• Go to the Education + Events menu and select “OnDemand Education.”
• Click on “Proceed to OnDemand Platform.”
At this point, a single-sign-on process will check your membership type and assign the appropriate classes based on if you are a property owner, a property manager, or a manufactured housing community owner. Sometimes there is a delay in this process, especially with a slower internet connection. If you do not see any classes, just wait a few minutes, close the window and then try going in again. Following is a breakdown of the education you will receive based on your member type. All course series are freshly reproduced on an annual basis.
Property Owner Courses
These courses are designed to get an
individual property owner who is responsible for setting their own policies and procedures, up and running quickly. Start with the RHAWA tools demonstration and then based on where your properties are located, complete one or both of the housing provider workshops.
• Renting Your Property with RHAWA Tools (1.5 hours): Demonstrates how to use tools from the RHAWA website to start renting a property.
• Seattle Housing Provider Workshop (4 hours): Comprehensive overview of federal fair housing, WA State, City of Seattle rental laws, and best practices. A landlord-tenant attorney and experienced property manager team up to cover everything including getting ready to rent and working with tenants from leasing to move-out.
• Washington Housing Provider Workshop (4 hours): Same as above, but instead of covering Seattle laws in depth, this course includes references to all known local government laws. Throughout the materials, you will find handy tables showing various rent increase notice periods and other rules from city to city.
Property Management Company Courses
The 12-part Property Manager Series is designed for the property management employee. It includes basic on-boarding must-haves for all employee training programs, in addition
to a comprehensive education in fair housing, communications, marketing and sales. Attorney-led classes cover basic landlord-tenant law required for managing residential rental properties in WA State. Variations on local law are covered within each topic area.
1. Building a Career in the Housing Industry (1 hour)
2. Workplace Ethics (1 hour)
3. Fair Housing Basics (1 hour)
4. Understanding Your Market (1 hour)
5. Advertising and Sales (1 hour)
6. Working with Prospective Tenants (1 hour)
7. Leasing and Move-in (1 hour)
8. Tenant Relations (1 hour)
9. Partnering with Community Resources (1 hour)
10. Managing Rents and Fees (1 hour)
11. Eviction Laws and Procedures (1 hour)
12. Housing Industry Legislation (1 hour)
Manufactured Housing Community Courses
For those few members who own or manage manufactured housing communities, we offer a special attorney-led course covering the manufactured housing landlord-tenant act in addition to our demonstration on using RHAWA tools.
• Renting Your Property with RHAWA Tools (1.5 hours)
OnDemand Library Subscriptions for $25/month or $120/year.
Attend Live Weekly Zoom Classes for $30/each or $250/year.
For a deeper dive into any subject related to owning and managing rental housing, attend live weekly zoom classes or subscribe to our OnDemand Library, where courses are updated every one or two years, depending on the nature of the topic.
Over 130 courses are offered within three basic areas:
• Managing Your Business: Various financial professionals discuss different aspects of owning and operating rental housing such as bookkeeping, taxes, buying and selling strategies, estate planning, etc.
• Managing Your Rentals: Seasoned property management professionals share best practices for marketing, tenant selection, working with tenants and maintaining property.
• Understanding the Law: Attorneys explain all aspects of fair housing, landlord-tenant law and other rental housing regulations. Many specialized topics such as hoarding, service animals, death of a tenant or offered.
Contact Denise Myers at dmyers@ RHAwa.org if you have any questions or need assistance setting up a training program for your company staff members.
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.
Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.
ANNOUNCEMENTS Industry in Motion
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.
KIDDER MATHEWS
MEMBER TESTIMONIAL
Member since 2019 with 1 Unit, Beverly Ceccanti wanted to share her gratitude with all of you:
"Even though the dues have gone up over the last few years, RHAWA membership is worth every penny! They keep up with all the state and local laws and provide the education, leases, notices forms and support that I need to manage my rental property on my own.
And you can quote me on that for sure."
Beverly Ceccanti A grateful member since 2019
SUMMER IS UPON US!
Rental Housing Provider's Guide to Summer Preventative Maintenance.
Phil Schaller, CEO | RentalRiff | RHAWA Vendor Member
Summer is here, and as a rental housing provider, it's important to keep your rental property in tip-top shape for the season. One crucial step is to carry out preventative maintenance on the property. Preventative maintenance involves taking proactive measures to identify and fix potential issues before they escalate into costly repairs.
Below we’ll outline some items to check and maintain for the summer months, but before that, here’s why preventative maintenance is so important as a rental housing provider:
KEEP YOUR TENANTS HAPPY AND COMFORTABLE
Summer can be uncomfortable, especially if the air conditioning isn't working! By carrying out preventative maintenance on the HVAC system, you can ensure it's in good working condition and ready to handle the hot temperatures.
Additionally, you can inspect and clean the gutters, repair leaky roofs, and fix any plumbing issues. These measures will ensure that your tenants are com-
fortable and happy in your rental property during the summer.
SAVE MONEY ON COSTLY REPAIRS
Preventative maintenance can help identify potential problems early on, allowing you to fix them before they become bigger and more expensive to repair. For example, if you notice a small leak in the roof, you can fix it before it causes significant damage to the property - drywall and water do not go well together. Regular maintenance of appliances and systems such as HVAC, plumbing, and electrical can also help extend their lifespan, saving you money on replacements and repairs.
MINIMIZE LIABILITY RISKS
As a rental housing provider, it’s your job to ensure that your rental property is safe for your tenants. By carrying out preventative maintenance, you can identify potential safety hazards such as loose railings, faulty wiring, or uneven flooring. By addressing these issues early, you can prevent accidents from occurring, minimizing your liability risks. At the end of the day we
all want residents and tenants to be safe and healthy.
Without further adieu, here’s your summer preventative maintenance checklist:
• Check the air conditioning: Make sure that the air conditioning unit is clean and free of debris, and that it is working properly. Replace the air filter if necessary.
• Inspect the roof: Check for any damage or leaks on the roof, and replace any missing or damaged shingles - summer is a great time to tackle any roof issues. Trim any overhanging branches that could cause damage to the roof during summer storms.
• Clean gutters and downspouts: Clear any debris from gutters and downspouts to prevent water damage to the house. Ensure that the downspouts direct water away from the foundation of the house.
• Test outdoor lighting: Make sure that all outdoor lighting is working properly, including porch lights, landscape lighting, and motion sensors.
• Clean and inspect windows: Clean windows inside and out, and check for any damage. Replace any damaged screens, and repair any damaged window seals.
• Check irrigation systems: Inspect and test any irrigation systems to ensure that they are working properly. Replace any broken or damaged sprinkler heads.
If you ever have any maintenance-specific questions, we’re always available and happy to help.
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
A 2-Part Series, 4-Clock Hours
SEATTLE HOUSING PROVIDER WORKSHOP
Part 1: Thursday, September 21 | Part 2: Thursday, September 28
Coming Up In September
Learn everything you need to know about renting out homes in Seattle, including newer city ordinances, plus all relevant State and Federal laws, and best practices for efficient operations.
This month’s feature support center article is a new “local law summary” covering the recently expanded Tacoma Rental Housing Code, that became effective on 7/24/2023.
Two ballot measures will be on Nov. 7, 2023 general election ballot:
• Measure No. 1 requires rental housing provider comply with health and safety standards before eviction or raising rent; limits on fees, two notices to increase rent, relocation assistances for increases of 5% or more, limits on eviction of students, service members, seniors, etc. If voters choose this measure, the rental code will be amended, repealing parts of Ordinance 28894.
• Measure No. 2 would repeal and reenact parts of rental housing code and require compliance with health and safety laws, keeping most of the changes made with Ordinance 28894. If voters choose this measure, the amended ordinance cannot be changed by the city council for two years.
See https://www.cityoftacoma.org/ whats_going_on/facts_on_the_rental_housing_ballot_measures.
TMC 1.95 with Ordinance effective 7/24/2023 created additional tenant rights in the City of Tacoma. This ordinance applies to all tenancies governed by RCW 59.18 (Residential Rentals) and includes regulations on the following:
• Information for Applicants
• Information for Tenants
• Use of Social Security Number in Screening
• Use of Criminal History in Screening
• Determining Financial Responsibility in Screening
• Rental Agreement Regulations
• Setting Occupancy Limits
• Move-in Cost Caps
• Move-in Cost Payment Plan
• Notice to Increase Rent
• Late Rent Fee Cap
• Notice to Terminate Tenancy
• Tenant Relocation Assistance
• Shared housing Regulations
Information for Applicants
Written rental criteria and other information must be provided to all applicants, including:
• That tenant has the right to pay move-in costs (fees, deposits, last month’s rent) in installments.
• City of Tacoma Tenant Resources
webpage that provides information on properties and rental housing providers:
o https://www.cityoftacoma. org/cms/one.aspx?pageId=167941.
o Or if prospect cannot access online information, provide hard copy of your property info found at https://tacomaopendata-tacoma.hub.arcgis. com/.
• That social security number will be requested but not required (details below).
• How criminal history will be assessed under new Tacoma law (details below).
• Minimum income requirements in compliance with new Tacoma law (details below).
Information for Tenants
A Tenant Information Packet is provided by City of Tacoma and can be downloaded from their webpage, Rental housing provider Resources. Rental housing providers must provide an initial distribution to tenant or prospective tenant when offering a lease as a hard copy with receipt signed by tenant. Rental housing providers must also distribute at renewal and upon revision
by the City (electronic copy is OK) and with any notice to a tenant under RCW 59.12.030.
The City of Tacoma has also created a form tenants can use to request payment plan for move-in costs. Rental housing providers must distribute this form to prospective tenant/tenants when offering a lease.
Use of Social Security Number in Screening
• A rental housing providers shall not require that any tenant, prospective tenant, occupant, or prospective occupant of rental property provide a social security number.
• A rental housing providers may request and must accept alternative proof of financial eligibility such as portable screening reports, Individual Taxpayer Identification Number (ITIN), or other proof of income, where available if offered by the tenant.
• A rental housing providers must offer the same rental agreement terms to the applicant offering alternative proof as if a social security number was provided.
Continued on page 12
Denise Myers
TACOMA LAW SUMMARY
Use of Criminal History in Screening
Individualized assessment of criminal records is required per HUD and WA Guidelines. See Support Center article, Screening for Criminal History
Tacoma law adds specific criminal records that may and may not be considered for denial.
May consider for denial
• Sex Offenses under RCW 9A.44
The rental housing provider must consider all combined income of financially responsible tenant(s) following WA State source of income law (RCW 59.18.255).
Rental Agreement Regulations
Any residential rental agreement (including a renewal) entered into after 7/24/2023 is prohibited from:
• Including any penalties or charges
• Violent offense under RCW 9.94A.030, against the landlord, employees, or other tenants
• Use of Buildings for Unlawful Drugs under RCW 69.53.
and garages that have not been properly permitted for occupancy.
• The name and physical address of the rental housing provider or representative who resides in WA State where notices can be served.
• A description of the tenant’s right to alternative rent payment date based on date of government program income.
May not consider for denial
• An arrest that did not result in a conviction, except as provided under subsection b above.
• Participation in or completion of a diversion or deferral of judgment program.
• A conviction that has been judicially dismissed, expunged, voided, or invalidated.
• A conviction for a crime that is no longer illegal in the State of Washington.
• A conviction or any other determination or adjudication issued through the juvenile justice system.
• A criminal conviction for misdemeanor offenses for which the dates of sentencing are older than 3 years from the date of the application, excluding court-mandated prohibitions that are present at the property for which the applicant has applied; or
• A criminal conviction for a felony offense for which the dates of sentencing are older than 7 years from the date of the application, excluding court-mandated prohibitions that are present at the property for which the applicant has applied.
Determining Financial Responsibility in Screening
For groups, the prospective tenants have the right to decide who will apply as the financially responsible party(s) and who will be considered an occupant with no financial responsibility.
A rental housing provider may not screen “occupants” for financial responsibility, only for conduct, care of property and rules compliance.
The income-to-rent ratio used by rental housing providers to qualify potential tenants will be determined by Tacoma law and HUD Fair Market Rent (FMR) as follows:
• If the offered rent is below FMR, the minimum income criteria can be up to but no higher than three times the rent.
• If the offered rent is at or above FMR, the minimum income criteria can be up to but no higher than 2.5 times the rent.
for tenants ending a month-tomonth tenancy with proper notice. No “minimum” stays can be enforced.
• Requiring a tenant to pay rent electronically.
• Requiring a tenant to provide more than a 20-day notice to terminate tenancy.
• Regulating or banning dogs based on dog breeds. Exception: A “pet” may be denied if rental housing provider’s insurance policy requires such a ban.
• Using money collected for last month’s rent for anything other than last month’s rent.
Any residential rental agreement (including a renewal) entered into after 7/24/2023 must include:
• A description of the number of occupants allowed to occupy the unit as outlined in TMC 2.01.060.V. (details below).
• A description of any uninhabitable spaces such as attics, basements,
Setting Occupancy Limits
The maximum number of residents of each dwelling unit shall not exceed the gross area divided by 200, rounded to the nearest whole number. Bedrooms will accommodate two persons with a minimum size of 70 square feet, with no dimension being less than seven feet. An additional 50 square feet per bedroom shall be provided for each person in excess of two. Children less than one year of age shall not be considered in applying the above provisions.
Example calculations for a 3 bedroom, 1450 sf home.
• 1450 sf ÷ 200 = 7.25, rounded to 7
• 2 per bedroom = 6
Maximum occupancy is 6 people over the age of one year. Any children one year or younger are not restricted.
Move-In Cost Caps
A rental housing provider may not charge more than 25% of rent for a pet deposit. Anything not applied toward damage by the pet must be returned at move out.
Move-In Cost Payment Plan
Reinforces state laws regarding deposits and other move in charges, but with more generous minimum installment terms. The same as state law, there is no installment required if the total of deposit and fees does not exceed 25% of rent; and if prepayment of last month’s rent is not required.
Rental housing provider must inform
Late Rent Fee Cap
• Late rent fees are limited to 1.5%, not to exceed $75 per unpaid month of rent.
• No other charges for late rent are permitted, including notice service or legal costs.
• A rental housing provider must provide tenant with written notice outlining late fees and how to
• All shared housing agreements must be in writing and in compliance with TMC 1.95. 037.
• A rental housing provider or master lease holder renting to four or more tenants in a dwelling unit
TACOMA LAW SUMMARY
all applicants of their right to pay move-in costs on installments and they must provide tenant with an installment payment form created by the City of Tacoma at the time lease is offered.
Notice to Increase Rent
• A rental housing provider must give tenant 120 days’ notice to increase rent by amount.
• The increase notice must specify the percentage of increase, the amount of new rent, and the effective date.
• The notice must be served in accordance with RCW 59.12.040.
• Must provide City of Tacoma Tenant Resources webpage when notice is given.
o https://www.cityoftacoma. org/cms/one.aspx?pageId=167941;
o Or if tenant cannot access online information, provide hard copy of your property info found at https://tacomaopendata-tacoma.hub.arcgis.com/.
• The rental property must be in compliance with City business license requirements. (TMC 6B) before rental housing provider may serve notice.
come into compliance at least once per quarter.
• Notice of late fees must include detailed information of all that is owed.
• No late fees on non-rent charges are permitted.
Notice to Terminate Tenancy
Tacoma law on terminating tenancies is mostly the same as WA State law (RCW 59.18.650).
• The rental property must be in compliance with City business license requirements. (TMC 6B) before a rental housing provider may serve notice.
• All notices must include the stated reason for or condition(s) justifying the termination of tenancy.
Tenant Relocation Assistance
When giving 120-day notice to terminate month-to-month tenancies due to substantial rehabilitation, renovation, demolition, or change of use, a rental housing provider is required to provide tenants with a Relocation Assistance Packet. A tenant meeting is required upon request. For further details on the relocation assistance program, see https://www.cityoftacoma.org/govern-
must have a separate rental agreement for each “habitable space.”
• A master lease holder must exchange contact information between property owner and all subtenants.
• Rental housing providers and master lease holders must both comply with Shared Housing Regulations.
• Rental housing providers and master lease holders must each investigate any complaints of crime on the rental property.
• Rental housing providers must serve any notices to end tenancy to master lease holders and provide enough copies for all other occupants.
• Master leaseholders must then serve notices to all other occupants.
• Rental housing provider still ultimately responsible for eviction.
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.
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MITIGATING RISKS
Luke Brown | Business Development Specialist | lbrown@RHAwa.org | (206) 905-0610
Mitigating Risks in Rental Properties
As a housing provider, you're well aware of the multifaceted nature of property management. Juggling responsibilities, you face a variety of risks, from unpaid rent and unexpected maintenance costs to legal disputes and property damage. Navigating these challenges is an integral part of your role, making risk mitigation strategies critical to protecting your investment and ensuring the success of your rental business.
Tenant Screening
The first line of defense in risk mitigation is a robust tenant screening process. By taking the time to verify income, check references, and conduct background checks, you can to responsible, reliable tenants.
Income verification can confirm a prospective tenant's ability to afford the rent. A common rule of thumb is that a tenant's gross monthly income should be three times the monthly rent, although when rents rise sharply, a lower ratio may be needed to attract applicants.. This verification can be done by asking for recent pay stubs, an employment verification letter, or tax returns for self-employed individuals.
Background checks can include credit history, rental history, and criminal history (unless you're in Seattle). In Seattle, there is an ongoing fight to restore your right to screen for criminal background history. In the first court ruling on this case RHAWA was able to achieve a favorable result, however, this case is still
ongoing. Make sure to check the RHAWA blog for updates.
A credit check can provide insights into a prospective tenant's financial responsibility, while greatly improve your chances of renting. Background screening can provide information on criminal history, sex offender registration, and evictions.
Checking references is another essential part of the screening process. Previous housing providers can provide valuable insights into a tenant's behavior, such as their payment history, how they maintained the property, and whether they caused any disturbances. Employers and personal references can also provide useful information.
Insurance Coverage
Insurance is another essential tool for risk mitigation. You should consider several types of insurance coverage to protect against different risks.
Property insurance can cover damage to the physical property from perils like fire, storm, or vandalism. It can also cover other structures on the property, such as a garage or shed. Some policies may also cover lost rental income if a covered loss makes the property uninhabitable.
Make sure you have a Landlord or Rental Property policy and NOT a regular home owner's insurance policy. Liability insurance can protect you if you’re sued for injuries or property
Continued on page 34
Luke Brown
Seattle Election Preview
Daniel Bannon
|
Grassroots Organizer
| dbannon@RHAwa.org | (206) 905-0609
With election season in full swing, RHAWA wants to provide a preview of the Seattle City Council elections. As many of you may already be aware, the Seattle City Council will experience a significant shift this year. Seven out of the nine seats in the Council are up for reelection this year. Out of those seven, four are completely open with no incumbent running. This gives Seattle voters the opportunity to completely change the makeup of their city council. Read through this election preview to get an idea of the legislative priorities of the individuals running for Seattle City Council. Candidate perspectives on rent control were gathered by the Seattle Times. RHAWA will also release a Voter’s Guide in the coming weeks to further assist our members during the election cycle.
DISTRICT 1
West Seattle, South Park. In 2024 District 1 will expand to include the boundaries of District 1 have expanded east to include Georgetown, the Industrial District, SODO, and Pioneer Square.
Rob Saka
Saka is an attorney, Air Force Veteran, and a resident of the West Seattle area. Rob has several endorsements from former Councilmembers as well as the Seattle Times.
His legislative priorities include improving public safety, building affordable housing, ending homelessness, and keeping up with public works. These priorities are consistent with many of the candidates running for
Council this year and it seems that Saka has beneficial perspectives on housing. Specifically, Saka has stated that he is not a proponent of rent control policies. Additionally, he mentions improving and accelerating the permitting process in Seattle as one of his methods to improve our housing crisis. Both perspectives on rental housing policy should be encouraging to housing providers in Seattle.
Maren
Costa
Costa is a long-time resident of West Seattle and has worked for several prominent tech companies in Seattle. She has been endorsed by many organizations as well as current Seattle City Council Member Teresa Mosqueda.
Costa listed housing at the top of her priority list and there are some key
differences between Saka and Costa’s approach to this issue. Zoning reform is mentioned in her approach as well as proactive renter assistance payments for vulnerable residents. Rental assistance is an approach that RHAWA believes is less harmful than a policy such as rent control, so we are happy to see this appear in Costa’s approach. However, it is important to note that Costa stated she would likely vote yes on rent control if it were brought up in the City Council.
DISTRICT 2
2024 District changes: District 2 has expanded northwest and will include Chinatown International District (CID) and Yesler Terrace. District 2 has also expanded slightly northeast and will include Mount Baker. Georgetown, the Industrial District, SODO, and Pioneer Square are moving to District 1, so they will no longer be in District 2.
Tammy Morales
Morales, the incumbent running for re-election, has been a member of the Council since 2019 and typically has not supported the perspectives of small housing providers.
For her re-election campaign, Morales notes affordability as one of her main priorities. She goes on to note her role in the expansion of just cause evictions as well as the creation of the Tenants Bill of Rights. Morales was also the only councilmember to vote yes on Kashama Sawant’s rent control policy, however, she stated she is a “maybe” on rent control when asked by the Seattle Times.
ELECTION
Tanya Woo
Woo is a lifelong resident of the Seattle area and has worked to improve South Seattle and the Chinatown International District. Woo is endorsed by former Governor Gary Locke as well as the Seattle Times.
The perspectives on housing that Woo mentions in her legislative priorities are similar to the perspectives of many of the candidates this year. She does not include many details on specific actions to take to improve rental housing in Seattle but does mention requiring more affordable housing units for new developments. The method by which she hopes to achieve this will be providing incentives to developers as well as reevaluating the permitting systems already in place in Seattle. Woo stated she is a “maybe” on rent control but the approach to housing stated in her legislative priorities page seems to be less punitive than traditional Seattle City Council housing policy.
DISTRICT 3
Central Seattle. 2024 District changes: southern boundary of District 3 will follow the geographic and arterial boundaries of Interstate 90, Martin Luther King Junior Way S., Rainier Ave S,
and 12th Ave. The entirety of the Eastlake neighborhood will be included in District 3, so the district’s northwest boundary will follow the ship canal and the eastern shore of Lake Union.
Joy Hollingsworth
Hollingsworth is the first candidate in the close District 3 race. Hollingsworth was born and raised in the Central District and has garnered several notable endorsements such as Bruce Harrell, multiple state lawmakers and the Seattle Times.
Hollingsworth’s priorities are reminiscent of the other candidates running for Seattle City Council. Public safety and housing affordability fall to the top of her priority list. Additionally, she mentions some unique ideas relating to housing policy such as encouraging pathways to homeownership. Her approach also includes streamlining the permitting process and restructuring zoning regulations. Hollingsworth is a “maybe” on rent control and notes the importance of small businesses in her priorities which could bode well for small housing providers.
Alex Hudson
Trailing less than one percent behind Hollingsworth in the primaries, Alex Hudson has been a resident of the First Hill area for 14 years. She is endorsed by the Stranger and The Urbanist as well as several members of the King County Council.
Hudson’s legislative priorities are much more detailed on her website than many of the other individuals running for Seattle City Council. She mentions the zoning and permitting changes that are very popular with the candidates this year but also mentions implementing a new social housing authority, direct rental assistance and property tax deferral programs. Hudson mentioned that she would vote in favor of rent control if it came up in Council, but the policy is not specifically highlighted in her plan for housing.
DISTRICT 4
Northeast Seattle. In 2024 the northern boundary of District 4 is moving north and will include Wedgwood, to NE 95th St between Lake City Way NE and 45th Ave NE. The entirety of the Eastlake neighborhood will be included in District 3, so parts of Eastlake will no longer be in District 4.
Ron Davis
Davis had a strong showing in the primaries and has lived in the Seattle area for 10 years. Davis has spent most of his life in Portland and has garnered endorsements from The Urbanist and the Stranger.
Davis’s priorities include housing affordability, and he seems to take a slightly different approach than most of the candidates running this year. Davis notes our supply issue the fact that increased housing supply will lead to lower prices overall. He also mentions the benefit of subsidies in the rental housing market including expansion of rental assistance. However, Davis also mentioned that he is in favor of prohibitions on “rent gouging” which is a term that is often used to support policies such as rent control. Davis noted that he is a “maybe” on rent control when asked by the Seattle Times.
Maritza Rivera
Rivera grew up in the Bronx but has worked in Seattle politics for some time, working for Jenny Durkan and Bruce Harrell. Rivera is endorsed by current Councilmember Sara Nelson as well as Washington Attorney General Bob Ferguson.
Rivera’s priorities include both public safety and affordability, but she notes other factors than just housing when discussing affordability. In her comments regarding housing, Rivera mentions mixed-use developments but primarily focuses on the state of discourse surrounding housing policy. She notes that current discourse pits individuals against each other which is not beneficial to developing good policy. Rivera also stated that she is opposed to rent control which, combined with her other comments, looks encouraging for small housing providers in Seattle.
a “maybe” on rent control when asked by the Seattle Times. Some of her other priorities include support of small businesses, investment in city infrastructure and addressing homelessness.
ChrisTiana ObeySummer
Trailing slightly behind Moore in the primaries, ChrisTiana ObeySummer moved to Seattle in 2010 and is the former co-chair of both the Seattle Disabilities Commission and Seattle Renter’s commission.
ELECTION
Dan Strauss is only the second incumbent candidate on this list so far which should give you a good idea of how the makeup of Seattle City Council will change this year. Strauss was born and raised in the Ballard area and has been a member of the Seattle City Council since 2020.
Strauss’ priorities include public safety, homelessness and housing. He states that increasing the stock of family-sized units at affordable rates is one of his main goals, but does not provide many specific details on how to achieve this. Strauss also wants to revise building codes and improve the efficiency of permitting in Seattle. Strauss voted against Sawant’s rent control policy in August, however, he did mention that he is a “maybe” on rent control when asked by the Seattle Times.
DISTRICT 7
Pioneer Square to Magbolia. West Magnolia joins District 6, so it will no longer be in District 7. The boundary dividing the districts will be drawn along 28th Ave W, 15th Ave W, and the ship canal.
Andrew J Lewis
DISTRICT 5
North Seattle. In 2024, District 5 will expand southwest and will include all of Carkeek Park and portions of Blue Ridge and Crown Hill.
Cathy Moore
Cathy Moore is a lifelong Seattle resident and a former King County Superior Court judge, Seattle public defender and chair of the Seattle Human Rights Commission. Moore is endorsed by several members of the state legislature as well as the Seattle Times.
In Moore’s priorities, she mentions affordability but specifically highlights changes to the Seattle Comprehensive Plan as a method of increasing affordable housing. She does not provide more details on how she plans to improve housing in Seattle and stated that she is
ObeySummer lists Housing Justice and Homelessness as her top priorities. Her approach includes several policies that other candidates have mentioned like reforming zoning laws to increase density. However, ObeySummer also supports a vacancy tax in a similar manner as Vancouver B.C. and additional investment in existing affordable housing units. Unfortunately, her approach to housing does not detail any methods of increasing housing supply and she stated that she would vote yes if rent control returned to Seattle City Council.
DISTRICT 6
Northwest Seattle. In 2024 West Magnolia joins District 6. The boundary dividing Districts 6 and 7 will be drawn along 28th Ave W, 15th Ave W, and the ship canal.
Pete Hanning
Pete Hanning is challenging Dan Strauss for District 6 this year, he is a lifelong Seattle resident and the current Executive Director for the Fremont Chamber of Commerce. Hanning has garnered endorsements from several former councilmembers as well as the Seattle Times.
Hanning notes that expanding housing affordability is one of his top priorities and he notes that housing stock needs to catch up with demand. He notes the fact that Seattle has created a regulatory environment that is complex and slows the production of housing. Hanning is hoping to expedite the production of new housing by working together with the state, non-profits and the business community. Hanning also stated that he is opposed to rent control which is consistent with his perspectives on the complex nature of Seattle rental housing regulations.
The last incumbent hoping to maintain their position in Seattle City Council is Andrew Lewis. Lewis has been a member of the Seattle City Council since 2020. Lewis has maintained an inconsistent track record for small housing providers during his time in office.
Lewis includes housing and public safety as some of his top priorities but does not provide many details on his plan for improving rental housing in Seattle. He states he would like to increase the supply of “decommodified” housing such as social housing. His approach seems to focus more on homelessness than general housing affordability. Lewis voted against Sawant’s rent control policy but voted in favor of the $10 late fee cap. He also stated that he is still a “maybe” on rent control despite the fact that he voted against it in both committee and full council.
Bob Kettle
The final candidate we will cover today
Dan Strauss
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.
Towing, Inc. Seattle: (206) 682-2869 | Tukwila: (206) 767-4024 abc4atow.com
Integrating The Latest Technology Into Your Apartment Operations
Brian Platt, Michael Urquhart, and Ben Douglas | Paragon Real Estate Advisors | RHAWA Vendor Member
In today's fast-paced digital era, the integration of technology has become crucial for owners of multifamily properties to stay competitive and effectively manage their investments. Embracing technology offers numerous benefits, including streamlined advertising, efficient rent payment processing, and enhanced security measures. This article explores how utilizing technology for advertising, rent paying, and security is essential for owners of multifamily properties.
Advertising Through Technology
Traditional methods of property advertising, such as newspaper ads and physical signage, are no longer sufficient to attract potential tenants in today's digital landscape. Embracing technology-driven advertising strategies can significantly improve the reach and impact of property marketing efforts.
Websites like Zillow and Apartments.com offer a great place to reach potential tenants and showcase units that are up for lease. These platforms allow owners to showcase their units with high-quality photos or videos, detailed property description, list of amenities, and the ability to pre-qualify tenants before they apply.
Having the ability to reach a wide audience of potential tenants and allowing them to explore all the unit has to offer will spare the owner from conducting multiple showings to individuals who may not be qualified or genuinely interested.
Efficient Rent Payment Processing
Adopting technology for rent payment processing benefits both owners and tenants, streamlining the rental payment process and ensuring timely payments.
Providing tenants with online payment portals allows them to pay rent electronically, eliminating the need for physical checks and reducing the likelihood of payment delays. This option makes it easy on the tenant and thus results in longer-term tenants.
Enhanced Security Measures
Security is a top priority for multifamily property owners, and technology offers a wide range of innovative solutions to enhance property safety and protect both tenants and assets.
Implementing smart access control systems, such as keyless entry and digital locks, increases security by eliminating the risk of lost or stolen keys. These systems also allow owners to monitor and manage access remotely, enhancing overall property safety.
Installing video surveillance cameras in common areas and around the property acts as a deterrent to potential criminals and provides valuable evidence in case of incidents. Many modern surveillance systems are equipped with remote monitoring capabilities, enabling owners to check property activity from their smartphones or computers.
By incorporating technology-driven solutions, multifamily property owners can optimize operations, attract and retain high-quality tenants, and ultimately maximize their investment's potential.
Give us a call today if you would like to discuss how to modernize the way you run your building.
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.
Annual Business Meeting
An evening honoring members and the rental housing industry. This event features awards, Board of Directors election, success discussions, and future planning.
Ben Douglas
Brian Platt
Michael Urquhart
ANNUAL GALA
VENDOR OPPORTUNITIES
X DATE Saturday, December 2
SPONSORSHIP! ELEVATE YOUR BRAND AT RHAWA'S ANNUAL GALA!!
X LOCATION Emerald City Trapeze 2702 6th Ave S, Seattle 98134
Luke Brown | Business Development Specialist | lbrown@RHAwa.org | (206) 905-0610
This year’s theme is Winter Circus Under the Big Top and we can’t wait to show you what we’ve been planning. While there won’t be any lions or tigers, you will be amazed at the visual delights their trapeze artists and acrobats have in store for us. Put your company’s name at the forefront of attendee’s minds as they head into the New Year by sponsoring this elegant affair!
Ladies and Gentlemen! Gather 'round as the Rental Housing Association of Washington proudly presents this year's Annual Gala, the Winter Circus Under the Big Top! Set amidst the dazzling backdrop of the Emerald City Trapeze on 2702 6th Ave S, Seattle, this affair on Saturday, December 2 promises a mesmerizing night of tra-
peze artists, acrobats, and countless visual delights. No lions, no tigers – but, oh boy, the spectacle we have for you!
Now, here's the golden ticket – sponsorship opportunities! Elevate your brand's visibility and step into the spotlight alongside some of the most riveting performances in town. Whether
you're a Copper sponsor or take it up a notch to the Gold, each sponsorship tier offers unique benefits, from podium time to address attendees to advertisements in our Current Newspaper. This is the moment to put your company's name at the forefront of RHAWA's audience as we head into the New Year. From social media shout-
outs to email advertising, the Gala promises exposure like none other.
X CONTACT If you have any questions, please contact Luke Brown at: (206) 905-0610 or lbrown@RHAwa.org
If this sounds like the perfect stage to amplify your brand, don't hold back! Spaces are limited, and we anticipate them flying off like, well, trapeze artists!
CONTACT If you have any questions, please contact Luke Brown 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 acknowledgment on event materials – Company
Recognition at the event
Podium time to address the attendees prior to keynote
How to Prep Your Rental Home for Tenants in Washington
As a housing provider, it is important to attract quality tenants, minimize vacancy periods, and take precautions to prevent issues throughout the tenancy. Preparing a rental home for tenants involves more than a light cleaning and making sure everything is in working order. When a home is adequately prepared, it can be marketed well without the distractions of cleanliness or outstanding repairs. By showing the rental housing provider's intention to maintain a well-cared for home, it encourages tenants to apply who will show a similar level of care. In this article, we will share a comprehensive guide on how to prepare your rental home for tenants.
CLEANLINESS AND MAINTENANCE
Maintenance of the Rental Home
Before a tenant moves in, it is important to have all necessary maintenance completed at the home. This can include routine maintenance such as leaky faucets, broken or burnt-out light fixtures, and damage to walls or flooring. If needed, this may also include a fresh coat of paint or new carpet, as those items may need to be replaced between tenants.
It is also good to check on any major maintenance items that may need to be
addressed in the near future. This can include a new hot water heater, a new furnace, or a new roof. Being aware of these larger ticket items can prevent a financial strain when it comes time to repair or replace, and it is generally less time-consuming and less urgent to complete these repairs while the home is vacant, allowing you to obtain multiple bids, etc.
Taking measures to ensure a home is pest-free is an important part of preparing a home for a tenant. A professional pest control company can inspect the property for any signs of pests and rec-
signs of the pests coming back.
Cleaning the Rental Home
One of the most important steps in preparing your rental home for new tenants is having it professionally cleaned. Having a clean home can make a big difference in attracting potential tenants and increased rental income. Dusting, vacuuming, mopping, and wiping down all surfaces (counters and floors) is a good place to start. Make sure to deep clean the kitchen and bathrooms, as these are high traffic areas that tend
ommend a treatment plan if necessary. They have the expertise and equipment to deal with a variety of pests, including rodents, insects, and other unwanted critters. If any pests are found, the rental housing provider should work with the pest control company to remediate the problem areas. It is a good idea to have regular pest control visits to prevent any major pest-related issues at the home. Once you have tenants in the property, it’s important to educate them about ways to prevent pests in the future. A few ways to prevent pests are keeping the property clean and tidy, storing food properly, and identifying Continued on page 31
Kristin Stewart
How to Prep Your Rental Home for Tenants in Washington
to get especially dirty. Don’t forget to clean the exterior as well! Outdoor spaces such as patios, decks, or balconies need to be swept and kept free of dirt and debris.
SAFETY AND SECURITY Smoke Detectors
Smoke detectors are critical in keeping tenants safe and minimizing fire damage in the home. They need to be properly installed in order to work effectively. Smoke detectors should be installed:
• One inside each bedroom
• Additionally, at least one per level of the home in a common area such as the hallway outside of the bedroom(s)
o Each “level” includes the basement and attic if applicable
Make sure smoke detectors are installed away from windows, doors, and air vents, as these can interfere with their proper function. Smoke detectors should be tested regularly to ensure they are working properly, and batteries should be replaced at least once a year or when the detector indicates low battery.
It’s always a good idea to consult with your local fire department or building code enforcement agency for specific requirements and recommendations for smoke detector placement in your home.
Carbon Monoxide Detectors
Carbon monoxide detectors are critical to have in all rental properties. Carbon monoxide is harmful when breathed because it displaces oxygen in the blood and deprives the heart, brain, and other vital organs of oxygen. Large amounts of carbon monoxide can overcome you in minutes without warning — causing you to lose consciousness and suffocate. Carbon monoxide detectors should be installed, at minimum, one on each level of the home, including the basement and attic.
Make sure to follow the manufacturer’s instructions for installation and placement, and regularly test and maintain the detectors to ensure they are functioning properly. It’s also a good idea to educate tenants on the dangers of
carbon monoxide and the importance of maintaining and testing the detectors.
Security
Secured windows and doors are critical for ensuring the safety and security of a rental home. Locking doors and windows are designed to provide protection from break-ins. These locks are the first line of defense against burglars and intruders.
Rental housing providers also have a legal responsibility to provide a safe living environment for their tenants. Inadequate security measures, such as non-functioning locks, can result in legal liabilities in case of theft or other criminal activities. Insurance companies may also require certain security measures, such as door and window locks, to be in place in order for a policy to be valid. Failure to comply with these requirements may result in a denial of coverage.
A few other security measures a rental housing provider could consider are installing a security system or outdoor lighting. New technology has created much less expensive ways to install cameras and better lighting to keep tenants and their belongings safe.
Tenants can protect their belongings by obtaining renter’s insurance. This gives them financial protection in the case of damage or theft to their personal items (clothing, furniture, etc.).
Overall, ensuring necessary security measures are in place is an essential aspect of providing a secure and safe living environment for tenants in a rental home. These items should be done before a tenant moves in and are critical to preparing the property.
APPLIANCES
Many properties come with most appliances included in the rent. This includes refrigerator, oven, stove, and typically a microwave, dishwasher, and washer / dryer. It is the responsibility of the rental housing provider to provide functioning appliances in a rental home before renting it out. Because people rely on these appliances for everyday use, they need to be clean and in good condition for tenants to use.
If the appliances in the home are old or worn, it may be worth considering replacing them. Upgrading appliances can make a big difference in the appeal of the property. Consider replacing them with newer, more energy-efficient models and be sure to look into rebates from local utility companies. It is a very time-sensitive, and potentially more expensive, problem to address appliance repairs or replacement once the home is tenant-occupied.
COMMUNICATION AND DOCUMENTATION
Tenant Screening
Once the property is ready to be marketed, it is important to have a clear and objective application and screening process in place for prospective tenants that complies with Fair Housing regulations. This could include credit check, background check compliant with local ordinances, employment verification, and/or rental history verification. A rental housing provider must familiarize themselves with federal, state, and local Fair Housing laws that prohibit discrimination on the basis of race, color, national origin, religion, sex, familial status, disability, and many other protected classes. These laws apply to all stages of the rental process, including advertising, screening, and selection. All applicants should be screened in the same way and using the same criteria. Do not ask questions that could be interpreted as discriminatory, such as questions about an applicant’s national origin or disability.
Lease Agreement
When a tenant’s screening has been approved, it is time to prepare the lease. Having the terms for the lease in place is crucial to a successful lease signing with the new tenants. These terms can include rental price, security deposit amount, move in/move out dates, and the late payment policy. It is important to know the local regulations for rental properties, as there are laws in place that can impact these terms. Lori Gill & Associates is proud to have created a lease that benefits both the rental housing provider and the tenant and clearly outlines each of the parties’ responsibilities.
Communication with Tenants Rental housing providers must be available for tenants in handling their requests and emergency matters. Prompt communication is necessary, even though the issue may not be able to be resolved immediately. Email, phone calls, and an online portal are the most common methods of communication. It is also a good idea to provide a tenant with emergency contact information so they can reach someone at all hours of the day and night. If a rental housing provider is out of the state or country, they should provide a tenant with backup contact information for someone local.
It is also helpful to have a list of preferred vendors to feel confident the work is being done quickly and done well.
In conclusion, preparing a rental home for tenants requires careful planning and attention to detail. Rental housing providers who take the time to adequately prepare their rental properties before listing them on the market are more likely to attract quality tenants and reduce vacancy periods. By ensuring that the home is clean, well-maintained, and free of outstanding repairs, rental housing providers can demonstrate their commitment to providing a safe and comfortable living environment for their tenants. Ultimately, investing in the preparation of a rental home can pay off in the form of a longterm, positive relationship between rental housing provider and tenant, and a steady stream of rental income for the rental housing provider.
Kristin Stewart is a Property Manager at Windermere Property Management / Lori Gill & Associates. Her firm oversees management of approximately 2,000 residential rental homes throughout the Greater Seattle Area, as well as commercial & multi-family properties. She may be contacted via email at kstewart@windermere.com. Visit their website wpmnorthwest.com.”
In June of this year, RHAWA removed the “default notices” from the forms library due to reports that some courts were finding fault with them for various reasons, such as containing extraneous information like disclosures related to multiple cities, and unclear procedures transitioning out of COVID-related programs. Over the last few months, in consultation with our member attorneys, we have developed individualized forms for each city that has unique requirements. This will be a work in progress as additional cities add their own rules, or as we receive updates from members in various jurisdictions. Going forward, it is still very important to have your attorney review your completed notice form before you serve it. You definitely want to avoid getting to
court and having your case thrown out due to some fault found with either our form or the way you have filled in the specifics of your case.
Now, when you click on the link for a default form such as the Pay or Vacate Notice, you will go to a new page that lists several versions of the form. Which one should you use?
1. First, determine if your property is subject to the CARES Act. If your property benefits from any federal program such as a federally backed mortgage loan (e.g., Freddie Mac) or a federal rent assistance program (e.g., Section 8/Housing Choice Voucher), select the 30-Day version of the form. If not you may use the version with
a shorter notice period. Note: In some counties, the 30 day notice requirement for CARES Act properties may only apply to the Pay or Vacate Notice. Check with your attorney.
2. Next, scan the list of forms in that table. If you do not see the city where your property is located, use the WA State version of the form. If your property is in King County, but not within city limits, select the King County option.
3. In addition to downloading the appropriate notice form, you must also download the Instructions and Declaration of Service form. Do this by clicking on the orange button above the tables of notice forms.
Often, when serving a Pay or Vacate Notice or a Comply or Vacate Notice, you will not end up in court because the tenant will pay, comply with the rules or move out on their own. However, if you do end up in court, everything about how the notice is written and served is likely to be scrutinized by the tenant’s attorney, so the details are very important. Make sure to follow the notice service instructions. In many cases, it makes sense to hire a professional process server or your attorney to complete the service process.
Note: To view a list of member attorneys who currently practice eviction law, go to rhawa.org/vendor-directory and select “Evictions” from the Filter list.
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.
OUTSIDE DRAIN CARE The Root of the Problem
the Year
Our office is located in a nice facility on the top of a hill near I-5, but our last office was on the edge of the suburbs in Lynnwood, Washington in a small industrial park that got ‘Grand-fathered in’. And because of that, the infrastructure was not the greatest.
As a matter of fact, our neighbor was a small manufacturing facility that worked for Boeing, and any time it rained, their loading dock area got flooded. In the middle of winter when we would have weeks of rain, the loading dock area (which was ramped down-hill toward the building) flooded so badly there would be three to four feet of water.
One day I went over to visit it and the guys on break were sitting there with fishing poles and someone had put up a sign that said “Lake Steel’ next to it. Funny… but it wouldn’t have been funny if a small child had fallen in and drowned.
This is the time of year when these outside drains need to be maintained, repaired, or replaced. Perhaps your driveway drain doesn’t flood as deep as Lake Steel, but even a couple of inches of water can freeze and cause damage to someone at the right time of year, and if the property owners have neglected maintenance and repair, they can become liable for any harm that befalls anyone.
Outside drains need to be cleaned twice a year, in the spring and in the fall. Small drains in a driveway or at the bottom of the stairs on a landing can be cleaned by hand, and then a hose should be run to prove drainage.
Large drains in parking lots need to be cleaned by a company that does that, and usually once a year is fine. They use what are called Vactor Trucks, which suck all the mud and sand and debris out, and then they have a high-pressure
hose that can run up the line to prove it clean and draining. Cities use these trucks to keep their street drains clean and running.
One winter several of my customers had outside drains that failed, and due to the weather, couldn’t be properly repaired at the time. We snaked the drains and worked on them; but they would not work. So, we opened up the ground a little and installed temporary pumps with hoses that would send the water away to a safe area. When summer rolled around, we went back to those customers and excavated drain lines to appropriate areas to fix the drains permanently.
The unfortunate thing about these failed drains is that regular semi-annual cleaning would have kept them working for years without replacement. With that in mind, it makes sense to heed this “new” old saying, “An ounce
of prevention is worth a pound of cure, a ton of mud, and whole lot of money”.
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. | Day & Night Plumbing & Heating, Inc. | 2020 Vendor Member of
Bruce Davis, Sr.
Continued from page 17
MITIGATING RISKS
damage that occur on your property. For example, if a tenant or visitor is injured due to a faulty stair railing, liability insurance can cover legal fees and any awarded damages.
Loss of income insurance, also known as rental default insurance, can cover lost rental income if a tenant fails to pay rent. This type of insurance can be particularly valuable during economic downturns or if a tenant unexpectedly breaks their lease.
Umbrella insurance provides an additional layer of liability protection for rental property owners in Washington State. It extends beyond the limits of standard homeowners and auto policies and covers scenarios specific to housing providers. For example, if a person trips over a sidewalk crack at a rental property, or a tenant's dog bites someone, umbrella insurance can cover the associated liability costs. It can also protect against legal claims such as slander or libel that might arise in the course of property management.
For Washington's housing providers, umbrella insurance offers an enhanced safety net against various unexpected legal and liability expenses.
It's important to understand what each policy covers and doesn't cover, and to choose the right coverage limits and
deductibles for your situation. Consulting with an experienced insurance broker who deals with many insurance providers can be helpful.
Property Maintenance
Regular property maintenance is another risk mitigation strategy. By addressing small repairs promptly, you can prevent minor issues from escalating into costly problems. Regular inspections, at least annually, can also help identify any potential issues early on.
Maintenance is not just about repairs, but also about keeping the property safe and habitable. This can include ensuring the heating and electrical systems are working properly, that there are functioning smoke and carbon monoxide detectors, and that there are no hazards like mold or lead paint. A well-maintained property can also attract and retain quality tenants.
In addition to regular maintenance, you should also plan for major repairs and upgrades. Roofs, furnaces, and other major components have limited lifespans and will eventually need to be replaced. Setting aside funds each month for these major expenses can prevent them from becoming financial crises.
Many people talk about LLCs as a way to mitigate risk, but that only works if they are set up and maintained properly. Consult with your attorney!
Education and Support
Lastly, education is key to risk manage-
ment. Staying informed about property management’s best practices, laws, and regulations can help you avoid costly mistakes. This is particularly important in areas like fair housing, security deposit handling, and eviction procedures, where mistakes can lead to legal disputes.
RHAWA’s Rental Housing Academy program is designed to equip its members with a foundational knowledge base and the necessary skills to meet legal responsibilities and achieve business success. We offer education on rental operations, Residential and Manufactured Housing Landlord-Tenant Acts, property investment, and rental business management. Furthermore, our monthly link meetings are a great way to delve into trending issues and targeted topics of interest in the rental housing industry.
While being a housing provider comes with inherent risks, there are many strategies you can use to mitigate these risks. By utilizing QuickApp, which is free for members (excluding application fees) and boasts a swift certification process, you can implement a robust tenant screening process with ease. Coupling this with regular property maintenance and tapping into our OnDemand Education platform for the latest laws and best practices will help you protect your rental business effectively.
Continued from page 20
Seattle Election Preview
is Bob Kettle. Kettle directly calls out Lewis for his “inaction and failure on the issues facing our city” on the front page of his campaign website. Kettle is a former naval officer and has several endorsements including the Seattle Times and Sara Nelson.
Kettles top priority seems to be public safety but he does note housing and homelessness as well. Kettle hopes to build more affordable housing and seems to understand the importance of supply in this issue. He also notes a unique approach to evaluating the efficacy of previously implemented policies in order to reduce unnecessary spending. Kettle also speaks to the importance of small businesses and stated that he is opposed to rent control. It seems that Kettle understands the issues facing small housing providers and will attempt to keep the council accountable if elected.
I hope you enjoyed this Seattle Election Preview and are looking forward to our full Voter Guide. It is also important to remember that RHAWA supports lawmakers who understand our issues through the RHAWA PAC. Please consider donating to the RHAWA PAC if you want to help change the tide of rental housing policy in the City of Seattle and beyond!
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
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