CURRENT - November 2023 by RHAWA

VOL. XXXVII No. 11

November 2023

R H AWA

CURRENT R E N T A L

H O U S I N G

I N D U S T R Y

N E W S

 MUST READ

GET THE VOTE OUT! DANIEL BANNON | 3

 MUST READ

HOUSE BILL 1110 AND ITS IMPACT ON HOUSING

LEGAL BATTLES + LANDLORD RIGHTS RHAWA's Ongoing Fight Against Tacoma Measure 1, King County + the US Supreme Court TIM HATLEY | 18

IVAN KALLEVIG | 26

PRSRT STD US POSTAGE PAID PERMIT #13465 SEATTLE,WA

 A CLOSER LOOK

GALA 2023

UPCOMING EVENT RHAWA's Annual Gala

Registration Now Open

Under the big top

CHANGE SERVICE REQUESTED

Rental Housing Association of WA P.O. Box 31103 Seattle, WA 98103

LUKE BROWN | 27

DID YOU NOTICE CHANGES

NEW APPLICATION CRITERIA

TO YOUR CREDIT REPORT?

GUIDELINES + FORM

TO TACOMA LAW

SCREENING | 4

EDUCATION + RESOURCES | 6

SUPPORT CENTER | 11

UPCOMING

LINK MEETINGS NOVEMBER 14, 16, 21

CONNECT

LEARN ABOUT CHANGES

/RHAofWA

@RHA_ofWA

@RHAofWA

RHAwa.org

Rental Housing Association of WA

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CURRENT | November 2023 IN THIS ISSUE

MEMBER ENGAGEMENT

GET THE VOTE OUT! Daniel Bannon | Grassroots Organizer |  dbannon@RHAwa.org |  (206) 905-0609

Daniel Bannon

Get the Vote Out! .....................................................3 Screening: Did You Notice Changes to Your Credit Report? ........................................4 Education + Events: November Calendar...............5 Education + Resources: New Application Criteria Guidelines + Form...................................6 Industry in Motion......................................................7 Sealing Windows and Doors: How It’s Done........................................................9 Support Center: Learn About Changes to Tacoma Law......................................................... 11 The Truth About Relocation Assistance ................ 14 Government Affairs: Tacoma Measure 1 Makes it Even Harder to Evict a Violent Tenant............16 LDF Urgently Needs Your Support........................ 17 Legal Battles + Landlord Rights: RHAWA's Ongoing Fight Against Tacoma Measure 1, King County + the US Supreme Court..............18 2023 RHAWA's Volunteer & Member of the Year............................................20 House Bill 1110 and Its Impact on Housing...........26 Sponsorship! Elevate Your Brand at RHAWA's Annual Gala!...................................28 Tacoma's Residents Opinions: Perspectives on Rental Housing, Landlords, and Policy ...... 31 Heating with Fossil Fuels? Know the Risks ...........32 2024 Property Manager Series..............................33 Navigating Changing Loan Sizes: Preparing Building Operations for a Smoother Refinance...................................34

The November Ballot has likely already showed up in your mailbox, so it is now the time to make your voice heard and participate in this year’s election. While I’m sure that most of our members are active voters, it is valuable to take a brief moment to emphasize the importance of participating in this process. Voting is one of the most important rights and responsibilities that we have as citizens of a democratic country. By voting, we can express our opinions, influence our government, and shape our future. However, many people do not vote or take voting seriously. They may think that their vote does not matter, that they do not have enough information, or that they do not have time to vote. Voting in local elections is often overlooked because many people focus more on national or presidential elections, which tend to get more media attention and publicity. However, voting in local elections is just as important, if not more important, than voting in other elections, because local elections have a direct and immediate impact on our lives and communities. Some of the reasons why voting in local elections is important are: • Local elections determine who will represent us in city councils, school

•

boards, county commissions, and other local offices. These officials make decisions on issues such as public safety, education, health care, transportation, housing, environment, and more. They also manage the budget and resources of our local governments. By voting in local elections, we can choose the candidates who share our values and interests, and hold them accountable for their actions. Local elections also include ballot measures or propositions that ask us to approve or reject certain policies or laws. These can affect our taxes, rights, services, and quality of life. For example: Tacoma Measure 1 will have significant negative impacts on Tacoma rental housing providers and reduce rental housing supply. It is crucial that we get involved by voting, expressing our opinions and communicating the impact on these issues. Local elections can also influence national politics and policies. Many national movements and reforms start at the local level, such as women’s suffrage, marriage equality, civil rights, and environmental protection. Local officials can also challenge or support the actions of the federal government on issues such as immigration, health care, climate change, and more. By voting in local elections,

we can shape the future of our country and the world. Therefore, voting in local elections is not only our right and responsibility as citizens, but also our opportunity and privilege as members of a democracy. Every vote matters and every vote counts. Voting in local elections can make a difference and create a positive change in our lives and communities. So, the next time there is a local election, do not hesitate to go to the polls and cast your vote. It may seem like a small thing, but it can have a big impact in the end.

Accounting + Membership Administrator Geoff Schertz: ................................. (206) 905-0606 Board Administrator Jim Nell: jnell@RHAwa.org Business Development Manager Ivan Kallevig: .................................... (206) 905-0600 Business Development Specialist Luke Brown: .......................................(206) 905-0610 Creative Director Sisi Mereness: ................................. (206) 905-0605 Deputy Director Melissa Canfield: ..............................(206) 905-0615 Education + Resources Director Denise Myers: ...................................(206) 905-0614 Event Coordinator Chloe Moser: cmoser@RHAwa.org External Affairs Manager Corey Hjalseth: ................................ (206) 905-0603 Grassroots Organizer Daniel Bannon: ................................. (206) 905-0609 Member Services Specialist (Resource Desk) Sue Lewis: RHAwa.org/supportcenter Member Services Specialist (Screening) Val Kushi: ...........................................(206) 283-0816 screening@RHAwa.org Policy + Communications Tim Hatley: ........................................ (206) 905-0601

CONNECT WITH US  Facebook: Like us at facebook.com/RHAofWA  Instagram: Follow us at @RHA_ofWA

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

 LinkedIn: linkedin.com/company/rentalhousing-association-of-washington  Twitter: Follow us at @RHAofWA

EXECUTIVE COMMITTEE President Sean Flynn

Secretary Larry Crites

Vice President Christopher Cutting

Treasurer Neil Wilson

Past President William Shadbolt

DIRECTORS

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

Jason Dolloph Kaitlyn Jackson Mark Mullally Sharon Cunnington Synthia Melton

Cathy Jeney Chris Dobler Chris Gurdjian Cory Brewer Devin Easterlin

LEGAL COUNSEL Christopher Benis

Rental Housing Association of WA SCREENING

Did You Notice Changes to Your Credit Report? Screening Department |  screening@RHAwa.org |  (206) 283-0816

Credit reports are a very important screening tool. As of July 1, 2022, they are changed a bit. All three major credit reporting agencies will no longer count paid medical bills on reports that are used to consider creditworthiness by housing providers. The credit reporting agencies will also expand the time-frame consumers have to resolve medical debt that is delinquent prior to reporting from 6 months to a year. Including this change, you will see less medical debt on credit reports altogether as the reporting agencies will also stop counting unpaid medical debt if it is under $500. The decision to remove this type of debt when considering a person for rental housing comes as a part of a large debate to see if medical debt should be reported on credit reports at all. So, how important is a credit report? 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 applicant screening? I believe that one type of report is not necessarily more important than another. They all provide you with different types of information that are ALL necessary to make an informed decision when it comes to selecting an applicant.

When you decide to run an application screening on your prospective tenants you are looking for lots of different information. All this information is not found in one location. It may seem that way because when you order your applicant screening report from RHAWA we are able to wrap it all in one nice, complete, easy-to-read report for you to receive. 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 or, the HR department, and in some cases, it comes from an online data provider. 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. What does a credit report tell you? A credit report can help you determine a person’s financial responsibility. You may not feel you necessarily need to require flawless credit, but you probably 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 i.e.: loans and credit cards. It can also tell you if they have fallen behind and when. This information is necessary in determining the debt-to-income ratio to make sure they can afford to pay your rent. So yes, a credit report is equally as important as the rest of the information used to conduct a tenant screening. For housing providers within the city of Seattle: Seattle law, SMC 14.09.025 prohibits the following uses of criminal history when making decisions about a prospective tenant, tenant, or other occupant: • Advertising or following any policy or practice that automatically excludes people from rental housing based on criminal history. • Requiring disclosure, inquiring

•

about, and/or accessing criminal records for screening. Take any adverse action based on criminal history, including denying tenancy, eviction, failing or refusing to add an individual to a lease, and/or applying different terms or conditions. Exception: If clearly supported by business case , the housing provider can take adverse action if person is on the sex offender registry list based on conviction for a crime committed as an adult. For details on determining a business case.

For more information about this see our Support Center article Seattle Fair Chance Housing. Don’t let the federally required certification process deter you from having access to this important information. RHAWA can help you with this process so that we can provide you with a complete and thorough consumer report that will meet your applicant screening needs. The certification process is first so don’t wait until you have an application in hand that you need to screen, contact us today! (206) 2830816 or 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.

CURRENT | November 2023 EDUCATION + EVENTS

NOVEMBER CALENDAR Denise Myers | Education + Resources Director |  dmyers@RHAwa.org |  (206) 905-0614 ALL CLASS SESSIONS ARE PRESENTED ONLINE ONLY UNLESS OTHERWISE SPECIFIED.

MANUFACTURED HOUSING COMMUNITIES: STATE + LOCAL LAWS When: Thursday, November 2 | 2-5pm Cost: $30 Members | $200 Freemium Subscribers

Review the state and local laws that govern the operation of manufactured housing communities in the State of Washington. Attorneys, Cody Branstetter and Brad Drury will discuss various aspects of the MHLTA as it relates to all phases of a tenancy including screening of applicants, the rental agreement, legal duties of the landlord and the tenant, preparing and serving notices and the unlawful detainer process. They will also review recently implemented laws in several local governments across the state.

GALA 2023

LINK MEETINGS

UnDEr thE big top

Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. • Claim Jumper, Tukwila | Lease Renewals When: Tuesday, November 14, 6:30-8pm • Harbor Lights, Tacoma | Lease Renewals When: Thursday, November 16, 6-7:30pm

attirE: Black Tie with a Circus Twist.

DEC

5 pm - 11 pm

• Angelo’s of Bellevue, Bellevue | Lease Renewals When: Tuesday, November 21, 6-8pm

*Meeting time and subject may change. Please check the calendar at RHAwa.org/events. NAVIGATING LEGAL RISKS IN SEATTLE RENTALS When: Thursday, November 9 | 3-4:30pm Cost: $30 Members | $200 Freemium Subscribers

With over 30 years practicing landlord-tenant law, and over 40 years owning and managing Seattle area rental property, RHAWA legal counsel Chris Benis will highlight important best practices for Seattle housing providers while explaining related rental regulations, both old and new. Whether you are a seasoned landlord, or new to the business, do not miss this chance to get your questions answered as you approach today's challenges when operating a rental property in the City of Seattle. TAXES FOR RENTAL OWNERS When: Wednesday, November 15 | 2-3:30pm Cost: $30 Members | $60 Freemium Subscribers | $90 Guests

Learn best practices for the small landlord to structure rental operations and taxes to take advantage of commonly overlooked deductions. Specific guidance for filing 2023 taxes will be reviewed. Instructor, Nika Toce makes it easy to understand complex tax law and best practices for rental property owners when filing federal taxes with ongoing rental operations, property purchases and sales. She is the managing partner of Hutchinson & Walter, specializing in federal tax return preparation.

October Issue

CROSSWORD SOLUTION

LoCation Emerald City Trapeze Arts 2706 6th Ave. South, Seattle, WA Contact: cmoser@RHAwa.org

Rental Housing Association of WA EDUCATION + RESOURCES

New Application Criteria Guidelines + Form Denise Myers | Education + Resources Director |  dmyers@RHAwa.org |  (206) 905-0614

Your Rental Application and Criteria Notice is one of your most important tools when looking for a new tenant. It’s how you set the bar for finding the most responsible tenants possible for your rental property. What does their financial history look like? Have they been responsible tenants in the past? What is their current income? State law and many local laws dictate the information you must provide prospective tenants about your screening process, what information you can and cannot use when making decisions about offers of tenancy, what types of docu-

mentation you must accept when validating income and fiscal responsibility, Tacoma even tells you how to set your income requirements! As an owner or leader of a property management firm, this is homework you must do for yourself so that it reflects your specific business needs and the legal requirements where each property is located. Often, housing providers must maintain different versions of criteria notices for each property. While we cannot provide this document for you, we have worked hard to

Denise Myers

give you detailed guidelines, now reflecting the laws of the state of Washington and nine different cities. These guidelines are organized to align with a convenient form blank where you can enter your details into the following sections: 1. Information accessed for screening. 2. Instructions to apply. 3. Terms and policies to be offered. 4. Required documentation and fees to be included with each application. 5. Minimum criteria for acceptance:

5.1 Minimum income requirement. 5.2 Financial history. 5.3 Rental history. 5.4 Employment history. 5.5 Criminal history/sex offender registry. 5.6 Other. RHAWA members can find this useful tool on our forms page at rhawa. org/rental-forms-leases-notices under Screening.

The new Rental Application and Criteria Notice form aligns with detailed guidelines that include all state and local law requirements.

AP PL IC AT

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On luation of the other expenses invo tions alignin t and objective eva m with sec t they to focus on income to afford the ren A blank for enough tha ant low o ort rati imp eria, it is t to income have enough g your crit is their deb ctive tenant on time, and When creatin ng any s the prospe bills udi Doe incl ing : pay be, pay to history of they would • Capacity or storage? have good e of renter as parking ral issues? ctive tenant ence the typ costs such nt or behavio s the prospe er obligations? rmation t would influ include info thiness: Doe due to payme s history tha meeting oth r? This can • Credit wor rd references civil record r rent while plete manne poor landlo ant have a or com ten e rds and ctiv dlo can afford you ely ts in a tim s the prospe money to previous lan ections. trac Doe coll y: con s grit and ng viou , owi • Civil Inte on payments fulfilled pre vious eviction ctive tenant eening reports history of pre the prospe tion from scr l Integrity: Has also informa tion • Contractua violations, but any informa rds on lease r to obtaining from landlo in may result ng criteria prio RE EN ING what criteria ten, qualifyi ED FO R SC ants with writ screening and N AC CE SS ten ant e ten TIO ctiv the MA t spe 1. INF OR provide pro ed to conduc rds ess dlo acc lan t be s tha tion will 257 require es of informa RCW 59.18. er report in ng what typ WA State: ant, includi of the consum spective ten a free copy about a pro ort. ts to obtain ude: consumer rep tenant’s righ application. e must also incl the the ctiv ice in of not spe ial ing eria den N Northlake and the pro tion appear used the crit gton; 1101 ng agency cy of informa er report is tion of Washin sumer reporti to dispute the accura If a consum sing Associa s of the con and d: Rental Hou e and addres other adverse action, vide nam sumer repro con ces The a • spa dlord by a denial or wing in the le to the lan the event of enter the follo made availab 16. ing services, eening report (206) 283-08 AWA screen additional le tenant scr 03; Phone: If using RH an sab 981 ng reu uiri WA req hensive Seattle This nt such as ept a compre Way, Ste 2., ion Notice. the applica dlord will acc Adverse Act en against a copy of or not the lan provide an action is tak nt to obtain • Whether required to of adverse lica is rd app form . dlo er the ncy lan for porting age y, or any oth information rent, etc., the anc t ly ten tac nth ied con mo is den eased providing an applicant nth’s rent, incr y, as well as In the event tor, last mo ial of tenanc lified guaran basis for den deposit, a qua licant of the inform the app notice must ing report. their screen e, such as: nt may hav ns an applica AP PLY any questio e alternaTIO NS TO and answer red? Includ 2. INS TR UC to anticipate tion conside Try lica ly. app app to e his or her classes. tions on how dit score plete and hav application? er protected ailed instruc a separate meet your cre nt to be com rce of income and oth t d Include det lica uni nee app nt the in an upa status, sou who will live required for ry adult occ entation is • Does eve three adults or citizenship and docum y two of the immigration tion onl ed if rma at bas info Wh ? • What opportunity or separately vide equal collectively tives to pro so, when? and income process? If sider credit application • Do you con uirement? as part of the unit before the or income req view to materials? nts required ? lica mit tion sub app lica nts • Are ir app applica status of the how should nt about the • Where and t the applica you contac by law, • How will supported occupancy or e, maximum not meet one licant does ncement dat FE RE D es, comme when an app TO BE OF / cosigners in deposits/fe PO LIC IES vetors D mo ran AN t, S gua oun ws 3. TE RM uded icy that allo h as rent am incl pol s suc a s e term icie hav er pol . If you to all oth terms and policies, etc s, in addition terms.” Describe key smoking, pet alternative s and policie tations, nonts. y be offered g basic term parking limi r requireme the followin eria, they ma ants.* to agree to , describe you minimum crit spective ten st be willing ted by pro more criteria s not meet mu visi doe nt ty nt lica per lica offered, and ch app at any pro qualified app n tenancy is tement: “Ea to be posted . If the best tenant whe Example Sta sing Poster prospective se agreement the Hou lea to rd en n Op nda give Seattle in our sta Tenants is requires the rmation for 14.08.015 indicated. Seattle Info ttle: SMC . copy of the Seattle laws City of Sea n be digital) that a hard exempt from annually (ca 80 requires m rentals) are 4 at minimum, SMC 7.24.0 or PAGE 1 OF ls DADUs or roo ewa Us, se ren the tenant (AD as t your selection again with lea sent ty/lo repre per WA does not this form. ily-home pro from use of ided form. RHA e single-fam use of prov consequences g on the sam selection and iency or tax to idin 23 suffic prior res 5/20 the er s to 10/0 Own e as *Owner Resident and ation is mad 023 | REVISED

R E N TA L

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5.1 Minimum Income Requirement

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CE the the foll owing me thod to pro Complete d applicatio cess applic ns (with all regulation ations. Ou s, SMC 14 r minimum required do .08.050. criteria for cumentat Other me ion) will be acceptance thod: evaluated are detail in order rec ed on the next page eived in acc . ordance wit h City of Se attle First in

Time RENTAL APPLICATIO N AND CRI © 2023 Ren TERIA NOT tal Housing ICE | REV Association or executio IEWED: 10/2 of WA. Form n of this form 023 | REV al legal adv as appropr ISED 10/0 ice and revi iate for you 5/2023 ew is reco r specific mmended circumstanc for both Res es. For use ident and by current Owner prio RHAWA mem r to selection bers only. and use of No represe provided form ntation is PAGE 1 OF made as to . RHAWA does not repr the sufficien 2 cy or tax con esent you r selection sequences from use of this form .

RENTAL APPLICATION AND CRITERIA NOTICE | REVIEWED: 10/2023 | REVISED 10/05/2023 PAGE 2 OF 2 © 2023 Rental Housing Association of WA. Formal legal advice and review is recommended for both Resident and Owner prior to selection and use of provided form. RHAWA does not represent your selection or execution of this form as appropriate for your specific circumstances. For use by current RHAWA members only. No representation is made as to the sufficiency or tax consequences from use of this form.

sent 10/2 nded for both only. No repre | REVIEWED: w is recomme WA members GUIDELINES e and revie current RHA CRITERIA al legal advic For use by APPLICATION of WA. Form mstances. Association specific circu al Housing opriate for your © 2023 Rent form as appr this of or execution

CURRENT | November 2023

Industry in Motion

TIPS FOR REDUCING RENTAL PAYMENT DELIQUENCY

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

ANNOUNCEMENTS

MULTIPLE RENT PAYMENT OPTIONS

KEEP YOUR TENANTS HAPPY

INCENTIVIZE TIMELY RENT PAYMENTS

CONSEQUENCES FOR LATE RENT

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 Dan Swanson - Rep Seller 8 Apt. Units

The Franklin 2362 Franklin Ave E, Seattle

$3,250,000

Cash ﬂow is one of the most critical components of successful property management and ownership.

LEE & ASSOCIATES Chevalier, Lim, Sumantri, Larsen 5 Apt. Units 2 Retail Units

Chalet Apt. 8320 5th Ave NE Seattle

$2,480,000

KIDDER MATHEWS Dan Swanson - Rep Seller 42 Res. Units, 2 Commercial, 1 Office

New Pacific 2600 1st Ave Seattle

5,400,000

KIDDER MATHEWS Dan Swanson - Rep Seller 13 Apt. Units

1706 NW 59th St Seattle

4,348,000

 Submit your 'Industry in Motion' news to:

publications@RHAwa.org

206.566.6600

hello@pilotnw.com

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CURRENT | November 2023

Sealing Windows and Doors: How It’s Done. Phil Schaller, CEO | RentalRiff | RHAWA Vendor Member

Phil Schaller

One of the most effective yet often overlooked tasks is sealing windows and doors. This simple act of preventative maintenance can yield significant benefits, both immediate and longterm.

small rodents looking for a warm place to stay. 4. Longevity: Moisture can seep through unsealed gaps, potentially damaging the structure of your home over time.

•

WHY SEALING WINDOWS AND DOORS IS IMPORTANT 1. Energy Efficiency: Gaps and cracks in windows and doors allow warm air to escape and cold air to enter, making your heating system work harder. Proper sealing can reduce energy consumption and lower your utility bills. 2. Comfort: Drafty windows and doors can make your living spaces uncomfortable, especially during the chilly winter months. 3. Pest Prevention: Small openings can be an invitation to insects and

WHY FALL IS THE IDEAL TIME FOR THIS TASK Fall offers moderate temperatures that are ideal for outdoor work. The sealants adhere better in milder weather, ensuring a more effective seal. Additionally, taking care of this task in the Fall allows you to reap the benefits as soon as the colder weather sets in, rather than scrambling to fix drafts in the dead of winter.

Steps: 1. Inspect: Walk around your home and feel for drafts around windows and doors. You can also use a lit incense stick; the smoke will waver where there's a draft. 2. Clean: Before applying any sealant, clean the area thoroughly to remove dirt and grime. 3. Measure and Cut: Measure the length of the gaps and cut your weatherstripping or V-strip accordingly. 4. Apply Weatherstripping: For windows, apply the adhe-

HOW TO SEAL WINDOWS AND DOORS Materials Needed:

• • • •

Weatherstripping or adhesivebacked V-strip Caulk and caulk gun Door sweeps Tape measure Scissors or utility knife

sive-backed V-strip along the sides of the sash. For doors, apply weatherstripping around the frame and a door sweep at the bottom. 5. Caulk: Use caulk to seal any remaining gaps or cracks. Make sure to smooth it out for a clean finish. 6. Test: Once everything is dry, test by feeling for drafts again or using the incense stick method. By taking the time to seal your windows and doors, you're investing in a more comfortable, energy-efficient, and durable property. So grab your sealant and weatherstripping, and make this simple yet impactful task a part of your annual preventative property maintenance routine.

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.

Rental Housing Association of WA

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Our dynamic 12-part series, designed exclusively for property managers, goes live online every month during the third week, from 12:00 pm to 1:00 pm. Join any single live virtual class for just $30, or go all-in for the entire series at an unbeatable $160. We've got cool ticket options for our Freemium pals and guests too! Register for the Full Series by January 18th & pocket a whopping $200 in savings. Let's turn your property management game into a blast! See details on class‘s on page 33.

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RHAwa.org/events For questions about the series or RHAWA’s Rental Housing Academy, please contact Denise Myers at dmyers@RHAwa.org. 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 are recommended prior to the 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 https://www.rhawa.org/cancellation-policy.

CURRENT | November 2023

SUPPORT CENTER

LEARN ABOUT CHANGES TO TACOMA LAW Denise Myers | Education + Resources Director |  dmyers@RHAwa.org |  (206) 905-0614

Because this is an especially hot topic, we are rerunning a recent article summarizing Tacoma Rental Regulations, calling attention to the unnecessary ballot measure you will see in the general election on Tuesday, Nov. 7. Note that in August when we last ran this summary, there were to be two similar measures on the ballot. This has changed … there will now only be one. If passed, this measure will undo much of the thoughtful work done by city council members that were at least vetted by community and industry professionals. In addition to piling excessively burdensome duties onto housing providers, this measure would make it nearly impossible for landlords to provide safe housing because it protects dangerous bad actors from eviction. Measure No. 1 requires the landlord to comply with health and safety standards before eviction or raising rent; limits on fees, two notices to increase rent, relocation assistance for increases of 5% or more, limits on eviction of students, servicemembers, seniors, etc. If voters choose this measure, the rental code will be amended, repealing parts of Ordinance 28894.

sions. Simply subscribe to our extensive On-Demand Library at RHAwa. org/products/classPasses. Select the monthly subscription for $25/month or a heavily discounted annual subscription for $120/year. Our On-Demand Library is jam-packed with over a hundred valuable class session recordings and is exclusively available to RHAWA members. This summary article below is also available in our online Support Center found at RHAwa.org/support-center.

If you want to learn more about new and old

TACOMA RENTAL LAWS, watch our Tacoma Rental Regulations class on demand at your convenience.

ON-DEMAND CLASS Chris Benis Legal Counsel

See https://www.cityoftacoma.org/ and look for updates on rental housing. See https://www.cityoftacoma.org/ whats_going_on/facts_on_the_rental_housing_ballot_measures. If you want to learn more about new and old Tacoma rental laws, watch our Tacoma Rental Regulations class on demand at your convenience. RHAWA Legal Counsel, Chris Benis leads this 90-minute Zoom class, reviewing the entire Tacoma Rental Housing Code, including recent additions and revi-

City of Tacoma Law Summary TMC 1.95 with an 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

90-minute ZOOM Class

$25/mth or $120/yr

Denise Myers

• • • • • • • • • •

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 right to pay movein costs (fees, deposits, last month rent) in installments. • City of Tacoma Tenant Resources webpage that provides information on properties and landlords: 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 the City of Tacoma and can be downloaded from their webpage,

Rental Housing Association of WA

CHANGES TO TACOMA LAW

Landlord Resources. Landlords must provide an initial distribution to the tenant or prospective tenant when offering a lease as a hard copy with a receipt signed by the tenant. Landlords 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 plans for move-in costs. Landlords

records is required per HUD and WA Guidelines. See the article, Screening for Criminal History. • 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 landlord may not screen “occupants” for financial responsibility, only for the

• •

•

month 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 landlord insurance policy requires such ban. Using money collected for last

Tacoma Law adds specific criminal records that may and may not be considered for denial.

May consider for denial

May NOT consider for denial

• Sex Offenses under RCW 9A.44

• An arrest that did not result in conviction, except as provided under subsection b above.

• Violent offense under RCW 9.94A.030, against landlord, employees, or other tenants

• Participation in or completion of a diversion or deferral of judgment program.

• Arson under RCW 9A.48

• A conviction or any other determination or adjudication issued through the juvenile justice system.

• Manufacturing, sale, or distribution of controlled substance under RCW 69.50, or • Use of Buildings for Unlawful Drugs under RCW 69.53.

• 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 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.

must distribute this form to prospective tenant/tenant when offering a lease.

conduct, care of property and rules compliance.

month’s rent for anything other than last month’s rent.

Use of Social Security Number in Screening • A landlord shall not require that any tenant, prospective tenant, occupant, or prospective occupant of rental property provide a social security number. • A landlord 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 landlord must offer the same rental agreement terms to the applicant offering alternative proof as if a social security number was provided.

The income-to-rent ratio used by landlords 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.

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, and garages that have not been properly permitted for occupancy. • The name and physical address of the landlord 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.

Use of Criminal History in Screening Individualized assessment of criminal

The landlord 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 for tenant ending a month-to-

Setting Occupancy Limits The maximum number of residents of each dwelling unit shall not exceed the gross area divided by 200, rounded to

CURRENT | November 2023 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 landlord 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. Landlord must inform all applicants of their right to pay move-in costs on installments and they must provide tenant with installment payment form created by the City of Tacoma at the time lease is offered.

Notice to Increase Rent • A landlord 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 landlord may serve notice.

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 landlord may serve notice. • All notices must include the stated reason for or condition(s) justifying the termination of tenancy.

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 landlord must provide tenant with written notice outlining late fees and how to 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.

Shared Housing Regulations • All shared housing agreements must be in writing and in compliance with TMC 1.95. 037. • A landlord or master lease holder renting to four or more tenants in a dwelling unit must have a separate rental agreement for each “habitable space.” • A master lease holder must exchange contact information between property owner and all subtenants. • Landlords and master lease holders must both comply with Shared Housing Regulations. • Landlords and master lease holders must each investigate any complaints of crime on the rental property. • Landlords must serve any notices to end tenancy to master lease holders and provide enough copies for all other occupants. o Master lease holders must then serve notices to all other occupants. o Landlord still ultimately responsible for eviction.

If Rental Agreement is:

Pay Deposits, Fees & Last Month’s Rent in:

> 6 months fixed term

6 equal payments

3-5 months fixed term

3 equal payments

Month-to-month

2 equal payments

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 landlord 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/government/ city_departments/equity_and_human_ rights/rental_housing_code/relocation.

CHANGES TO TACOMA LAW

Rental Housing Association of WA

The Truth About Relocation Assistance Corey Hjalseth | External Affairs Manager |  chjalseth@RHAwa.org |  (206) 905-0603

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ So, what is relocation assistance? Relocation assistance in basic terms says that if a property provider raises rent a certain amount year-over-year and a resident decides the increase is too much and wants to relocate somewhere else, the resident may be eligible for a certain amount of money paid towards their moving costs. The amount can differ depending on the area, but let’s just look at Seattle for an example. Currently under Seattle’s Economic Displacement Relocation Assistance (EDRA), if a housing provider raises rent by 10% or more the City of Seattle

IF A HOUSING PROVIDER RAISES RENT BY 10% OR MORE THE CITY OF SEATTLE WILL PAY OUT UP TO THREE MONTHS’ RENT TO HELP THAT RESIDENT RELOCATE. will pay out up to three months’ rent to help that resident relocate. This relocation assistance is available IF the household income for the resident(s) is 80% or less of the area median income or AMI (Seattle.gov). AMI adjusts based on the number of people living in a residence. The onus is on the tenant to apply for assistance with the city to follow all the proper procedures and notify their housing provider in writing of their intent to move. If the resident has not moved by the date agreed or chooses instead to stay after all, then the money must be refunded to the City of Seattle within 10 days.

Tacoma ballot in last month’s Current, so I won’t go too deep on the full measure here. I just want to touch more extensively on the Relocation Assistance aspect of the so-called “Tenants Bill of Rights”. The potential fallout if this measure comes to pass could be astronomical. See below for the different proposed levels of relocation assistance levels based on the percentage of monthly rent increase. I was not able to locate data on how many exempt housing providers there would be in Tacoma, but my hunch would be not very many. The measure for Tacoma says that a certain bureaucracy will need to be established by the city to monitor not only the relocation assistance item, but all other aspects of Measure 1. Nowhere is there a specification on how this will be funded or organized. In any of the 3 city ordinances discussed the flaws and abuse potential can be seen quite clearly. These illustrate the continuing trend of taking the independent operation of rental housing providers out of the equation. In an area where rental housing is already in short supply, do we again want to pass laws that make it much more difficult for small rental housing providers to best serve their residents? Please visit our website at RHAwa.org for a variety of ways to get involved in our efforts. We have upcoming volunteer opportunities for doorbelling in Tacoma to speak with our neighbors about the detrimental effects of Measure 1. Also, there you can find videos about the Tacoma initiative as well as our podcast with Tacoma District 1 City Council Member John Hines. If you are a registered voter in Tacoma or Bellingham, I urge you to vote no on your respective ballot measures and tell everyone in your sphere of influence why these measures will hurt rental housing. Don’t have time to volunteer, donate to our Political Action Committee or Legal Defense Fund so that we can continue fighting for you, our members.

Similar policies are on ballots in two other Western Washington cities this November. Small-town neighbor to the north, Bellingham, will have Initiative 2023-02 on the ballot. This would require three months’ rent or three months’ Bellingham fair market rent value, whichever is higher if the housing provider raises rent by more than 8%. This initiative would also require 120 days’ notice to a resident if the housing provider will raise rent. This relocation assistance would be paid out to the resident by the housing provider. From what I can tell this will mostly operate on the honor system as the only recourse mentioned is a resident taking their provider to civil court for restitution. Once the resident informs their housing provider that they wish to relocate they have a 5-month relocation period in which to move. The biggest rental housing regulation forthcoming that should be on everyone’s radar, comes to us from Tacoma. I wrote more extensively about Measure 1 on the

Exempt: Housing providers and tenants who live on the same site, if that location has four or fewer units, tenants who have lived in a unit for less than six months, and landlords temporarily renting out their primary residence.

CURRENT | November 2023

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Tacoma Measure 1 Makes it Even Harder to Evict a Violent Tenant Tim Hatley | Policy + Communications |  thatley@RHAwa.org |  (206) 905-0601

Tacoma Measure 1 will make it more difficult to evict a dangerous, destructive, or disruptive tenant and one provision even prohibits the eviction of a certain class of tenant from ever being evicted. For example, anyone over 65 or a member of their family can never be evicted under Measure 1. So, if someone over 65 has their 35-year-old son living with them who was dealing drugs, and threatening other tenants, you couldn’t evict either one of them. Most rental housing providers never have to go through the eviction process, nor do they want to. With the Tacoma Measure 1 potentially creating a whole new class of tenants who could never be evicted, it would be good to get a refresher on the challenges of evicting dangerous, destructive, and disruptive tenants. For that, I turned to Christopher Cutting, a leading Landlord/Tenant Attorney in Washington State and a member of the Executive Committee of the Rental Housing Association of Washington.

Q: Christopher, why is so hard to evict such problem tenants?

A: Here's my lawyer's take on why it’s hard to evict violent tenants: For-cause termination laws require a housing provider to be able to prove in court that a tenant is engaged in criminal activity. Proving someone is engaged in criminal actions is generally the duty of law enforcement and done at public expense, but a housing provider must do this himself or herself at his or her own expense. In court, the dangerous resident is provided with a public defender at no cost to him or her regardless of the outcome of the case. Law enforcement has a wide array of tools available to them to investigate criminal activity and

PROVING SOMEONE IS ENGAGED IN CRIMINAL ACTIONS IS GENERALLY THE DUTY OF LAW ENFORCEMENT AND DONE AT PUBLIC EXPENSE, BUT A HOUSING PROVIDER MUST DO THIS HIMSELF OR HERSELF AT HIS OR HER OWN EXPENSE prove that activity in court. Police officers carry guns, wear bullet-resistant vests, can use undercover agents or anonymous informants, can obtain search warrants to enter a home without advance notice, and can seize evidence of criminal activity among many other tools. Housing providers have access to none of these resources. When law enforcement charges someone with a violent crime, they can arrest that dangerous criminal, hold him or her in custody away from his or her victims, require the dangerous criminal to post bail to ensure compliance with court orders pending trial, and can obtain restraining orders preventing the dangerous criminal from having contact with any of his or her alleged victims. Housing providers have access to none of these tools. Housing providers are required to give most offenders a formal warning and can only remove them from the property if they commit a second offense. Housing providers are required to tell the dangerous criminal every fact they have learned about the crime, including

the names and contact information of all victims, and wait weeks or months before having a first court hearing. During this time, the dangerous criminal is allowed to continue living in the property, next to the dangerous criminal's victims, while in possession of information about what they told the landlord. When seeking witnesses to cooperate with a housing provider's investigation of criminal activity, the housing provider is obliged to tell anyone who cooperates that their names and contact info will be given to the dangerous criminal before that dangerous criminal can be required to move, usually meaning the cooperating victim must keep living next to the dangerous criminal for weeks or months after the dangerous criminal learns about this cooperation. This is the opposite of what law enforcement is allowed to do, where they keep all this information, including witnesses' identities and statements secret until the dangerous criminal is arrested and a court order is issued protecting the cooperating victims.

To prevent abuse by housing providers, most procedures available for a housing provider to terminate a tenancy based on criminal activity require that the dangerous criminal is arrested before the housing provider can terminate the tenancy. (E.g. RCW 59.18.180(4)) Because of staff shortages and reductions in funding for law enforcement, it is rare that someone is arrested for weeks or months after an offense occurs. Unless the criminal act and the termination notice are very close in time, it is rare that a court will view a violent crime as serious enough to justify terminating someone's tenancy.. Thanks, Christopher for the explanation. One can see why most rental housing providers never want to have to go through the eviction process, let alone when you must deal with a dangerous or threatening situation. Tacoma Measure 1 will make managing rental property even more challenging and likely lead to small housing providers leaving the market.

CURRENT | November 2023 GOVERNMENT AFFAIRS

URGENTLY NEEDS YOUR SUPPORT

November, 20

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A 98103 3, Seattle, W

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Tel: (206) 283-

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PO Box 3110

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Rental Housing Association of WA GOVERNMENT AFFAIRS

LEGAL LA BATTLES + RI RHAWA'S ONGOING FIGHT AGAINST TACOMA MEASURE

Tim Hatley | Policy + Communications |  thatley@RHAwa.org |  (206) 905-0601

TACOMA MEASURE ONE RHAWA’s Legal Defense Fund (LDF) is closely scrutinizing the proposed Tacoma Measure 1 on the ballot that will be voted on in the November 7, 2023, election. As you recall, this measure would impose even stricter rental restrictions than what the city of Tacoma just passed this July. Some of these proposed restrictions may be ill-conceived and require further clarity by the City Council if passed, or perhaps even require judicial review to ensure no illegal provisions are placed on housing providers. In addition to fighting tooth and nail opposing Tacoma Measure 1 on the

ballot, the LDF along with the rest of the RHAWA government affairs team, is mapping both a legislative strategy to fix any elements of the measure that we deem unworkable or inconsistent with state law as well as reviewing the measure in detail for any significant legal flaws. This measure, if passed in Tacoma, is a likely roadmap for additional local and state legislation proposing new rent restrictions. KING COUNTY SUPERIOR COURT EVICTION FILINGS Several members have continued to find that things are getting very dire and at the tipping point at King County Superior Court when it comes to

scheduling hearings for evictions. Several of our attorneys have reported hearings are down to 4-5 per day for no reason and hearings requested in September are not being scheduled until late January. This is unacceptable and the LDF will be considering action to address and fix this issue which will certainly include communication with the King County Superior Court Presiding Judge and potential litigation if required. The Legal Defense Fund intends to pursue this matter aggressively. US SUPREME COURT PETITION FOR WRIT OF CERT YIM V. CITY OF SEATTLE

On September 26, 2023, RHAWA filed a petition to the Supreme Court of the United States asking the court to review the Ninth Circuit’s decision in Yim v. City of Seattle, the Fair Chance Housing matter. As you recall, Seattle’s Fair Chance Housing Ordinance declares it unlawful for private property owners to consider a prospective tenant’s criminal history when deciding who may occupy their property. The ordinance bans such consideration regardless of the gravity of an applicant’s crime, the number of convictions, or other indicators that the applicant poses a risk or harm to an owner’s family or other tenants, and furthermore subjects owners to

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CURRENT | November 2023

Tim Hatley

1, KING COUNTY + THE US SUPREME COURT

massive civil penalties for considering that history when selecting tenants. The City exempts itself and other public housing providers from these restrictions. The question presented to the court is: Does Seattle’s restrictions on private owners’ right to exclude potentially dangerous tenants from their property violate the Fourteenth Amendment’s Due Process? The Supreme Court only accepts a small handful of the many petitions filed before it every year. We feel we are presenting a strong and convincing case, so we are hopeful.

INSLEE EVICTION MORATORIUM – GONZALES, ET AL. V JAY INSLEE & STATE OF WA A divided Washington State Supreme Court ruled on September 28, 2023, in the Gonzalez, et al. v. Jay Inslee & State of WA which concerns Gov. Jay Inslee’s proclamation, which barred landlords from evicting residential tenants for failing to pay rent during the height of the COVID-19 pandemic. In their 5-4 ruling, a majority of justices upheld a lower court decision that the governor “acted within his statutory authority” in imposing the eviction moratorium from March 2020 through June 2021. In dissent, Justice Charles Johnson contended that Gov. Inslee’s

proclamation exceeded his statutory authority and wrongly barred landlords from pursuing evictions over unpaid rent. Justices Barbara Madsen, Susan Owens, and G. Helen Whitener concurred with Justice Johnson. RHAWA had filed an amicus brief on the matter.

w.RHAwa.org/products/LDF

DONATE

ANDLORD IGHTS

Rental Housing Association of WA GOVERNMENT AFFAIRS MEMBER ENGAGEMENT

2023 RHAWA'S VOLUNTEER & MEMBER OF THE YEAR. Luke Brown | Business Development Specialist |  lbrown@RHAwa.org |  (206) 905-0610

Volunteer of the Year

small housing providers, enhancing understanding and compliance within the industry. This recognition not only accentuates her dedication to RHAWA but also her desire to uplift industry standards. 33

RHAWA's Volunteer of the Year: Julie Martiniello Julie Martiniello, the proficient Managing Partner at Dimension Law Group, has been honored as RHAWA’s Volunteer of the Year for her notable contributions as a speaker at the annual Spring Workshop + Tradeshow and classes throughout the year. Her talks have elucidated legal complexities for

Professionally, Martiniello’s tenure at Dimension Law Group showcases her expertise in Estate Planning, Probate, and Real Estate Law. Being acknowledged as a Rising Star for 2019 - 2020 in related legal fields further underscores her professional acumen. This accolade from RHAWA mirrors a career marked by continuous learning and exemplary service, shedding light on her significant impact on both the RHAWA community and the broader legal sector.

Member of the Year

in RHAWA's government affairs further demonstrates his dedication to the organization and the broader industry.

RHAWA's Member of the Year: Jim Yearly Jim Yearly is the deserving recipient of RHAWA’s Member of the Year award. His consistent presence at monthly Link meetings and valiant representation of housing providers at the Seattle rent control hearing, despite being greatly outnumbered, underscores his commitment. His active involvement

Professionally, Jim's advocacy for fair housing policies, mirror in his courageous stance at the rent control hearing and regular participation in governmental affairs, reflects his broader commitment to fostering a conducive environment for housing providers and renters alike. As RHAWA's Member of the Year, Jim Yearly exemplifies the impactful role of active membership, portraying a model of engagement and advocacy for the association and the housing sector.

CURRENT | November 2023 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. BANKS

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

Eastside Funding

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

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

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

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

(425) 230-0000 | eastsidefunding.com

ADVERTISING | VACANCY LISTINGS

First Financial Northwest Bank Tom Jarzynka (425) 264-2757 | ffnwb.com

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

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

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

Luther Burbank Savings Bank Tiana Jackson: (425) 739-0023 lutherburbanksavings.com

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

Construction Expeditors, LLC (206) 595-8852 | (877) 644-1700 constructionexpeditors.com

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

ASSOCIATIONS – REAL ESTATE Brink Property Management Dean Foggitt (425) 458-4848 | brinkpm.com

ATTORNEYS Access Evictions Travis Eller (425) 641-8010 | accessevictions.com Christopher T. Benis, Attorney at Law First Avenue Law Group, PLLC Vendor of the Year | 2006 (206) 447-1900 | firstavenuelaw.com Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com Dimension Law Group PLLC Synthia Melton (206) 973-3500 | dimensionlaw.com Flynn and Associates, PLLC Sean Flynn (206) 330-0608 | theflynnfirm.com Glasson Legal

(206) 627-0528 | glassonlegal.com Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com Holmquist & Gardiner, PLLC (206) 438-9083 | lawhg.net Jeffery Bennett

Washington Federal Vendor of the Year | 2015 Tim Marymee : (206) 777-8213 | (800) 324-9375 washingtonfederal.com

(425) 881-0911

CLEANING

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

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

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

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

Interland Design Jake Cervilla (425) 290-9639 | interlanddesign.com Umpqua Bank | Multifamily Lending Matt Couch (425) 602-1250 | umpquacrelending.com

G & L Vactor Services LLC

Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com Fischer Restoration (888) 345-2532 | fischerrestore.com

APARTMENT SUPPLIES

CATCH BASIN + STORM DRAIN

The Chimney Specialists, Inc. Pierce Co.: (253) 475-0399 | (888) 979-3377 Seattle: (206) 782-0151 | (888) 979-3377 So. King Co.: (253) 833-0144 | (888) 979-3377 thechimneyspecialists.com

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

Envirotest | Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com

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

CHIMNEY CLEANING | REPAIR (MASONRY)

Pacific Crest Savings Bank Scott Gibson (425) 670-9600 | (800) 335-4126 paccrest.com

AIR QUALITY

CARPORTS

BUILDING REPAIR | REMODEL

Kanso Homes, Inc. (206) 278-3403 | kansohomes.com Maintco (425) 822-5505 | maintcogc.com Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com

COLLECTIONS Puget Sound Collections Garrett Michaud (206) 728-5000 | pugetsoundcollections.com

COMMERCIAL REAL ESTATE Capstone Commercial Real Estate Advisors John Downing

(206) 324-9427 | capstonerea.com

BATHTUB + SHOWER RENOVATION

CBRE - PNW Multifamily | Private Capital Group (206)292-1600 | www.cbre.com

Fischer Restoration (888) 345-2532 | fischerrestore.com Flippers Warehouse (206) 656-3222 | flipperswarehouse.com Tub Cove Inc. New Tubs, Surrounds and Bathroom Plumbing (206) 522-1711 | tubcove.com

BED BUG DETECTION NWK9 Bed Bug Detectives

(206) 801-3522 | nwk9bedbugdetectives.com

BLIND CLEANING + REPAIR Shine a Blind On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net

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

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

Colliers International

Pro Realty Options, Inc. (425) 745-2400 | prorealtyoptions.com

CPX LLC

Rife Masonry Chad Rife: (206) 696-6998 | rifemasonry.com T.E. Kelly Company, LLC Tim Kelly: (206) 240-1950

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

The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.com

(206) 223-1428 | colliers.com/seattle (866) 405-1435 | cpxone.com

First Federal Savings and Loan (206) 586-1701 | ourfirstfed.com HFO Investment Real Estate (971) 717-6337 | hfore.co

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

Top-Rung Construction LLC Gary Gilmer (253) 893-1101 | fieldsroofservice.com

Icon Real Estate Services Inc. Jeremiah Roberson (425) 633-3330 | iconre.org

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

CARBON MONOXIDE + SMOKE DETECTION

Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com

(503) 255-8795

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

Envirotest | Mold & Air Quality Analysis Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com

LT Services (206) 241-1550 | ltservices.net Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com Maxwell Glasson (206) 627-0528 | loefflerlawgroup.com Micheal D Mclaughlin, Attorney at Law (253) 686-9786 Reed Longyear Malnati & Ahrens, PLLC (206)624-6271 | www.reedlongyearlaw.com Seattle Real Estate Law Group (206) 623-4846 | seattlerealestatelawgroup.com

Greenwood True Value Hardware | Detectors (206) 783-2900 | greenwoodhardware.com Straight Street Building / Home Inspection John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws

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

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

Extreme Steam Carpet Cleaning – 24/7 Water Extraction (425) 330-9328 | extremesteamcc.com Genesee Carpet Cleaning (206) 569-5573 | genesseecarpetcleaning.com

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

Rental Housing Association of WA VENDOR LISTINGS COMMERCIAL REAL ESTATE

Lee & Associates Multifamily Team Candice Chevaillier (206) 284-1000 | lee-nw.com

CONTRACTORS Diamond Roofers, LLP Flat & Low Slope (206) 202-7770 | diamondroofers.com ER Flooring (360) 402-9566 | erflooring.com First Choice Remodeling, Inc. (253) 846-9000 | firstchoiceremodelinginc.com Global Paving LLC (253) 286-7943 | globalpavingllc.com Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com Maintco (425) 822-5505 | maintcogc.com

Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871

Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net T.E. Kelly Company LLC Tim Kelly: (206) 240-1950

paragonrea.com

CRIMINAL BACKGROUND CHECKS Rental Housing Association of Washington Chartrice Young (206) 283-0816 | RHAwa.org

DECKS Pilot Ventures LLC Jason Kono (206) 566-6600 | pilotnw.com Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com Westlake Associates (206) 505-9400 | westlakeassociates.com Windermere Real Estate Commercial Therasa Alston | (206) 650-4777

COMMERCIAL REINVESTMENTS + FINANCIAL SERVICES 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com First Federal Savings and Loan (206) 586-1701 | ourfirstfed.com

CONSULTING Alliance Flooring Services

(253) 850-1288 | allianceflooring.com Real Estate Transition Solutions Exchange - 1031 Real Estate (206) 502-4862 | www.re-transition.com/rhawa Redside Partners, LLC Craig Swanson (206) 323-1771 | redsidepartners.com

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

CONTRACTORS +1 Construction (206) 313-6587 | plusoneconstruction.com A&A Electric (206) 212-1888 | anaelectric.com ABC Towing, Inc. Seattle: (206) 682-2869 Tukwila: (206) 767-4024 abc4atow.com Bellan Group, LLC Susan Bellan (206) 383-0102 | bellan.com Bravo Roofing, Inc. GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com bravoroofs.com Construction Expeditors, LLC (206) 595-8852 | constructionexpeditors.com

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

DEVELOPERS Affinity Real Estate Management (206) 812-9155 | affinityrem.com Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com

DOORS SRC Windows (253) 565-2488 | srcwindows.com

DRAIN CLEANING Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Day & Nite Plumbing & Heating Inc. Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com

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

Capstone Solar (206) 580-3448 | capstonesolar.com Energy Benchmarking Services Michael Jones (206) 245-8737 | EnergyBenchmarkingServices.com SRC Windows (253) 565-2488 | srcwindows.com

ESTATE PLANNING Dimension Law Group PLLC Synthia Melton (206) 973-3500 | dimensionlaw.com Flynn and Associates, PLLC Sean Flynn (206) 330-0608 | theflynnfirm.com Olympic Estate Group, LLC G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com

EVICTIONS Access Evictions Travis Eller, Attorney at Law (425) 641-8010 | accessevictions.com Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com Glasson Legal

(206) 627-0528 | glassonlegal.com LT Services, Inc. (206) 241-1550 | ltservices.net Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com Maxwell Glasson (206) 627-0528 | loefflerlawgroup.com

EXCHANGE — 1031 REAL ESTATE 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com Investment Property Exchange Services, Inc. (425)582-3487 | www.ipx1031.com Kay Properties & Investments Dwight Kay (855) 899-4597 | kpi1031.com

FLOOR COVERINGS AFB Floors

(425)255-3893 | afbfloors.com Alliance Flooring Services

(253) 850-1288 | allianceflooring.com ER Flooring

(360) 402-9566 | erflooring.com

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

GOVERNMENTAL AGENCIES Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org Tacoma Housing Authority (253) 281-7674 | tacomahousing.net

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

HANDYMAN SERVICES Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com Ohlsen's Property Renewal

(206) 228-2123 | propertyrenewals.com RentalRiff (541) 600-3200 | rentalriff.com TQ Handyman LLC Trevor Rose: (206) 222-5129 trevor@tqhandyman.com

HARDWARE Greenwood True Value Hardware

(206) 783-2900 | greenwoodhardware.com King County Hazardous Waste Management Program (206) 296-4692 | kingcountyhazwastewa.gov

HEATING | AIR CONDITIONING (HVAC) Alpine Ductless, LLC (360) 529-7567 | alpineductless.com Fischer Heating and Air (206) 783-1190 | fischerheating.com

HOME INSPECTIONS

DRYER VENT + DUCT CLEANING

VentMasters | (206) 362-5190 | ventmasters.net

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

ENERGY CONSERVATION + WEATHERIZATION

The Pipe Guys (253) 537-2830 | pipeguys.com

The Chimney Specialists, Inc. | Dryer Vent Only Seattle: (206) 782-0151 | (888) 979-3377 So. King Co.: (253) 833-0144 | (888) 979-3377 Pierce Co.: (253) 475-0399 | (888) 979-3377 thechimneyspecialists.com

FLOOD | SEWER OVERFLOW CLEANUP

Optimized Inspection Services, LLC Bryan Mize (206) 349-0733 | seattlerentalinspector.com Seattle Rental Inspection Services (RRIO) (206) 854-0390 Real Estate Transition Solutions Exchange - 1031 Real Estate (206) 502-4862 | www.re-transition.com/rhawa

DRYWALL

seattlerentalinspectionservices.com Straight Street Building / Home Inspection John Leon Gonzalez

(206) 999-1234 | hi@homeinspect.ws Taurus Home Inspections Lisa Lotus | WA State Home Inspector #2261 (206) 676-0023 | taurushomeinspections.com

The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.com

EDUCATION – REAL ESTATE Rental Housing Association of Washington Denise Myers | (206) 283-0816 | RHAwa.org

ELECTRICAL MAINTENANCE + REPAIR A&A Electric (206) 212-1888 | anaelectric.com

FINANCIAL | LIFE INSURANCE SERVICES

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

Diamond Cut Insurance Group, Inc. Larry Janowicz (425) 879-5198 | larry@dcigi.com

Capstone Solar (206) 580-3448 | capstonesolar.com Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net

Olympic Estate Group, LLC G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com

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

CURRENT | November 2023 VENDOR LISTINGS INSURANCE Brent Ward State Farm Insurance (425) 488-9100 | (888) 532-1875 brentwardagency.com Diamond Cut Insurance Group, Inc. Larry Janowicz (425) 879-5198 | larry@dcigi.com State Farm Insurance (206)322-3910 | myseattleinsurance.com

INVESTMENT + FINANCIAL SERVICES CBRE - PNW Multifamily | Private Capital Group (206)292-1600 | www.cbre.com

LAUNDRY SERVICES Coin Meter (503) 750-8442 | coinmeter.com Hainsworth Laundry Jason Hainsworth (509) 534-8942 | hainsworth.biz

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

LENDERS, MORTGAGE CAPITAL CrossCountry Mortgage LLC (206) 650-4041 | keaneloans.com Eastside Funding

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

MAINTENANCE First Choice Remodeling, Inc. (253) 846-9000 | firstchoiceremodelinginc.com Multifamily Elites (425) 698-1631 | multifamilyelites.com Pro Realty Options, Inc. (425) 745-2400 | prorealtyoptions.com Real Property Management Today (253) 426-1730 | rpmtoday.com RentalRiff (541) 600-3200 | rentalriff.com

(425) 230-0000 | eastsidefunding.com First Federal Savings and Loan (206) 586-1701 | ourfirstfed.com First Financial Northwest Bank Tom Jarzynka (425) 264-2757 | ffnwb.com Colliers International GoldStar Vendor + Vendor of the Year | 2018 Tim McKay: (206) 223-5586 CPX LLC (866) 405-1435 | cpxone.com Dan Chhan: (206) 223-1265 Joe Levin: (206) 223-5583 Sam Wayne: (206) 515-4498 Brittany Rondello: (206) 515-4495 colliers.com

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

MASONRY SERVICES Rife Masonry Chad Rife: (206) 696-6998 | rifemasonry.com Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com

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

(206) 747-4725 | dylansimon.com

Peak Mortgage Partners Dave Eden (206) 660-3014 | peakmp.com Sound Reatly Group Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com Umpqua Bank | Multifamily Lending Matt Couch (425) 602-1250 | umpquacrelending.com Wilson Property Management, Inc. Gary Wilson, CPM (425) 453-0089 | wilsonmanagementinc.com

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

LAND DEVELOPMENT | ZONING Kanso Homes, Inc. (206) 278-3403 | kansohomes.com

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

LANDSCAPING Echo Yard Maintenance (206) 909-6873

The Pipe Guys (253) 537-2830 | pipeguys.com Tub Cove Inc. One-piece one-of-a-kind bath walls (206) 522-1711 | tubcove.com

PLUMBING Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Day & Nite Plumbing & Heating Inc. Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com

POOL LEAK DETECTION

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

Luther Burbank Savings Bank Tiana Jackson: (425) 739-0023 lutherburbanksavings.com

PROPERTY MANAGEMENT Affinity Real Estate Management (206) 812-9155 | affinityrem.com All County Evergreen Property Management (253) 238-9590 | allcountyevergreen.com Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com

Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com

Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com

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

PRINTING

Kidder Matthews Simon and Anderson Team

Havium. Inc (888) 642-8486 | havium.com

McTaggart Real Estate (206) 322-9495 | darcoapts.com

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

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

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

Luther Burbank Savings Bank Tiana Jackson: (425) 739-0023 lutherburbanksavings.com

PIPE RESTORATION

METER + BILLING SERVICES Pacific Crest Savings Bank Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com Peak Mortgage Partners Dave Eden (206) 660-3014 | peakmp.com Sound Community Bank

LIGHTING Tacoma Public Utilities Power: (253) 502-8600 Water: (253) 502-8723 TacomaPowerRebates.com/multifamily

LOCKSMITH Pacific Northwest Locksmith (206) 531-0411 | pnwlocksmith.com SnS Locks (206) 664-1209 | safeandsecurelocks@gmail.com

S n S Locks Mobile Locksmith Residential and Commercial Master and Tracking Systems South King and Pierce Counties

206-664-1209

safeandsecurelocks@gmail.com

Guardian Water & Power Chris Apostolos (206) 271-6913 | (877) 291-3141 x139 guardianwp.com Submeter Solutions, Inc. Jeff Lowry: (425) 228-6831 (888) 64-METER (63837) submetersolutions.com

Allen Property Management Mike Larson (253) 582-6111 | (800) 995-6111 haroldallen.com Bell-Anderson & Assoc., LLC, AMO (253)852-8195 | bell-anderson.net Brink Property Management Dean Foggitt (425) 458-4848 | brinkpm.com Cadence Real Estate (206)258-4871 | www.cadencere.com Capstone Commercial Real Estate Advisors John Downing

(206) 324-9427 | capstonerea.com

MOLD | MOLD INSPECTIONS Envirotest Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com

ON-SITE LAUNDRY SERVICES Hainsworth Laundry Jason Hainsworth (509) 534-8942 | hainsworth.biz

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

Champions Real Estate Services (425) 744-5550 | nwchampions.com Cornell & Associates Inc (206)329-0085 | www.cornellandassociates.com Dave Poletti & Associates (206) 286-1100 | davepoletti.com Dobler Management Company Inc. (253) 475-2405 | doblermanagement.com Elita Living Real Estate LLC Erica Vincent (206) 323-0771 | elitaliving.com Emerald Heights Property Management Ryan Dosch (206) 457-2475 | emeraldheightspm.com First Comercial Properties NW. (206) 985-7275 | fcpnw.com

Interland Design Jake Cervilla (425) 290-9639 | interlanddesign.com Ohlsen's Property Renewal

(206) 228-2123 | propertyrenewals.com

PEST INSPECTIONS NWK9 Bed Bug Detectives

(206) 801-3522 nwk9bedbugdetectives.com Straight Street Building / Home Inspection John Leon Gonzalez

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

Foundation Group, LLC (206) 324-7622 | foundationgroupre.com Icon Real Estate Services Inc. Jeremiah Roberson (425) 633-3330 | www.iconre.org

Rental Housing Association of WA VENDOR LISTINGS PROPERTY MANAGEMENT

PROPERTY MANAGEMENT

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

Spartan Agency, LLC (253) 863-6122 | spartanagency.com

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

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

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

The Paris Group NW

Lexington Asset Management (310) 650-3343

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

Longley Property Management Inc. Venita Longley (206) 937-3522 | longleypm.com Madeson Management LLC Melissa Melia (206) 673-4282 | madesonmanagement.com Madrona Real Estate Services, LLC Bradford Augustine (206) 538-2950 | MadronaRealEstate.com Maple Leaf Management LLC Michelle Bannister (206) 850-8095 | mapleleafmgt.com Marathon Properties Jeff O’Hare (425) 745-9107 | marathonpropmgmt.com

(206) 466-4937 | theparisgroupnw.com

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

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

Next Brick Property Management (425) 372-7582 Niche Realty Associates LLC (206) 851-4694 | nichrealtyassoc.com

Windermere Property Management / JMW Group (206) 621-2037 | windermere-pm.com Rental Housing Association of Washington (206) 283-0816 | RHAwa.org/RMAP

Redside Partners, LLC Craig Swanson (206) 323-1771 | redsidepartners.com Rentals Northwest Richard Wilber (253) 581-8616

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

Capstone Commercial Real Estate Advisors John Downing (206) 324-9427 | capstonerea.com Champions Real Estate Services (425) 744-5550 | nwchampions.com Colliers International

(206) 223-1428 | colliers.com/seattle Cornell & Associates Inc (206)329-0085 | www.cornellandassociates.com Dave Poletti & Associates (206) 286-1100 | davepoletti.com DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com Elita Living Real Estate LLC Erica Vincent (206) 323-0771 | elitaliving.com Foundation Group, LLC (206) 324-7622 | foundationgroupre.com

Havium. Inc

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

HFO Investment Real Estate (971) 717-6337 | hfore.com

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

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

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

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

(888) 642-8486 | havium.com

Optimized Inspection Services, LLC Bryan Mize (206) 349-0733 | seattlerentalinspector.com Seattle Rental Inspection Services (RRIO) (206)854-0390

seattlerentalinspectionservices.com Straight Street Building / Home Inspection John Leon Gonzalez

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

RETIREMENT PLANNING Olympic Estate Group, LLC Jeri Schuhmann (206) 799-0544 | OlympicWealthStrategies.com

RISK MANAGEMENT

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

RECYCLING + GARBAGE

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

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

RENTAL HOUSING INSPECTORS

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

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

BricksFolios Real Estate Solutions Jyotsna (Jo) Dixit (425) 503-1225 | brickfolios.com

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

Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com

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

REAL ESTATE BROKERS

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

North Pacific Property Management (206) 781-0186 | (800) 332-1032 northpacificpropertymanagement.com

Windermere Property Management / WPM South, LLC Ed Verdi | (253) 638-9811 | wpmsouth.com

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

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

Madrona Real Estate Bradford Augustine (206) 538-2950 | MadronaRealEstate.com McTaggart Real Estate (206) 322-9495 | darcoapts.com

Northfield Properties Inc. (425) 304-1250 | (425) 304-1250

Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com

Lee & Associates Multifamily Team Candice Chevaillier (206) 284-1000 | lee-nw.com

Windermere Property Management

Niche Realty Associates LLC (206) 851-4694 | nichrealtyassoc.com

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

Leading Edge Property Management (425) 405-2358 | edgehomerentals.com

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

Wilson Property Management, Inc. Gary Wilson CPM (425) 453-0089 wilsonmanagementinc.com

Next Brick Property Management (425) 372-7582

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

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

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

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

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

Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com

REAL ESTATE BROKERS

Weber & Associates Property Management (425) 745-5838

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

North Pacific Property Management Joshua Fant (206) 781-0186 | (800) 332-1032 northpacificpropertymanagement.com

REAL ESTATE BROKERS

Park 52 Property Management Paul Jakeman | (253) 473-5200 | park52.com People’s Real Estate, Inc. (425) 442-9941 | peoplespm.com

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

Phillips Real Estate, LLC (206) 622-8600 | phillipsre.com Prime Metropolis Properties, Inc. (425) 688-3003 | pmp1988.com Real Estate Gladiators (425)260-3121 | www.realestategladiators.com Real Estate Investment Services (REIS) Lakewood: (253) 207-5871 Seattle: (206) 319-5981 | REISinvest.com Seattle Land Broker Inc. (206) 973-3022 | seattlelandbroker.com

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

SJA Property Management (425) 658-1920 | sjapropertymanagement.com Sound Reatly Group Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 | suhrco.com Tecton Corporation (206) 448-4100 | tecton.com The Chang Group (425) 678-2288 | changgroup.com The Paris Group NW (206) 466-4937 | theparisgroupnw.com T-Square Properties | Real Estate Brokers (425) 485-1800 | www.tsquaremanagement.com Westlake Associates (206) 505-9400 | westlakeassociates.com Windermere Property Management / Lori Gill & Associates (425) 455-5515 | wpmnorthwest.com Windermere Real Estate Commercial Therasa Alston | (206) 650-4777

Fields Roof Service Inc. (253) 852-4974 | (888) 852-4974 fieldsroofservice.com Mono Rooftop Solutions Commercial / Residential Repair & Maintenance (206) 767-2025 | monorooftop.com

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

CURRENT | November 2023 VENDOR LISTINGS SECURITY Signal 88 Security of South Puget Sound (206)208-0233 | signal88.com

SnS Locks (206) 664-1209 | safeandsecurelocks@gmail.com

SEWER & DRAIN VIDEO INSPECTIONS Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com

SIDE SEWER REPAIR Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com

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

SOFTWARE FOR RENTAL OWNERS Yardi Kelly Krier (805) 699-2040 | yardi.com

SUBMETERING Guardian Water & Power Chris Apostolos (206) 271-6913 | (877) 291-3141 x139 guardianwp.com Submeter Solutions, Inc. Jeff Lowry: (425) 228-6831 (888) 64-METER (63837) | submetersolutions.com

TAX CONSULTING | PREPARATION Brink & Sadler Johann Drewett (253) 582-4700 | brinkandsadler.com Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com

TAX-DEFERRED EXCHANGES (1031) Investment Property Exchange Services, Inc. (425)582-3487 | www.ipx1031.com Real Estate Transition Solutions 1031 Exchanges & Delaware Statutory Trusts Vendor of the Year | 2017 (206) 686-2211 | re-transition.com

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

TENANT SCREENING Rental Housing Association of Washington Val Kushi | (206) 283-0816 | RHAwa.org SafeRent Solutions (419) 367-7615

THIRD PARTY BILLING | UTILITIES Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139 Submeter Solutions, Inc. Jeff Lowry: (425) 228-6831 (888) 64-METER (63837) | submetersolutions.com

TOWING + IMPOUND MANAGEMENT ABC Towing, Inc. Seattle: (206) 682-2869 | Tukwila: (206) 767-4024 abc4atow.com

TRAUMA SCENE CLEAN-UP Bio Clean, Inc. (425) 754-9369 | biocleanwa.com

UTILITY SERVICES Conservice (435) 419-4960 | conservice.com Tacoma Public Utilities Power: (253) 502-8600 Water: (253) 502-8723 TacomaPowerRebates.com/multifamily

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

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

WINDOW COVERINGS Shine a Blind | Blinds On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net

WINDOWS SRC Windows (253) 565-2488 | (800) 870-2488 srcwindows.com

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

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

WATER | FIRE DAMAGE RESTORATION Fischer Restoration (888) 345-2532 | fischerrestore.com

Tacoma Public Utilities Power: (253) 502-8600 Water: (253) 502-8723 TacomaPowerRebates.com/multifamily

YARD MAINTENANCE Echo Yard Maintenance (206) 909-6873

Rental Housing Association of WA GOVERNMENT AFFAIRS

House Bill 1110 and Its Impact on Housing Ivan Kallevig | Business Development Manager |  ikallevig@RHAwa.org |  (206) 905-0600

As some of you are probably aware, there was a bill passed in this most recent legislative session that could have a massive impact on housing in the state of Washington. HB 1110’s focus is to “increase middle housing in areas traditionally dedicated to single-family housing”. Middle housing is any dwelling that can be considered a duplex, triplex, quadplex, etc., or an “Accessory Dwelling Unit”. Details of the Bill This bill was passed with larger plots of land that were traditionally reserved for single-family homes in mind but will likely affect higher-density populations more than the traditional suburban neighborhoods. This is due to the bill allowing an increase in middle housing based on population and distance from a major transit stop. For a city with between 25,000 and 75,000 residents, authorization for at least two units per lot or four units per lot if the lot is within 0.25 miles of a major transit stop is required. For a city with over 75,000 residents, authorization for at least four units per lot or six units per lot if the lot is within 0.25 miles from a major transit stop is required. Places that are very walkable for instance, are likely going to be places where development happens the fastest. Thus, if there is room for growth in an area with already high density, this is a prime example of where more middle housing could be built. While some protractors of the bill say that this will cause more places to look like the high-density areas of the big cities, something to keep in mind is that there are many different types of density development so architectural diversity will still be achieved, both from city to city, but also neighborhood to neighborhood. Something else to note is that this middle housing bill is voluntary, and homeowners are not required to change or build if they so choose. While some have said that this bill will allow individual property owners to disregard the current designs and aesthetics of their neighborhoods and thus

Ivan Kallevig

HB 1110 ALLOWS PROPERTY OWNERS MORE FREEDOM TO BUILD “MIDDLE HOUSING” AND “ACCESSORY DWELLING UNITS” ON THEIR PROPERTY WITHOUT THE NEED TO GO THROUGH AS TOUGH OF A PERMITTING PROCESS AND LAYS OUT CLEAR GUIDELINES FOR THE TYPES OF AREAS WHERE MIDDLE HOUSING IS ACCEPTABLE. will not be as uniform or consistent with the rest of the neighborhood, that is false. The physical dimensions of the building cannot be radically different to the rest of the community, making it so that the community will still feel connected, even as it grows. How Will This Affect You? At its core, HB 1110 will give property owners the opportunity to build additional housing on property with more ease than they would have previously and generate more income due to their increased unit count. The bill eliminates some of the “red tape” and permitting that was previously involved with developing new housing. Some cities and municipalities made

it tremendously difficult to acquire the proper permitting required to build new units on a desired piece of property. This difficulty will likely be mitigated in the coming months and years. Building new dwellings obviously generates more income, but also increases property value significantly and the wait time for building these additional units will be drastically decreased. What Should You Keep in Mind When Considering Building Middle Housing? By owning property in an area that is being developed, your property will increase in value at a faster rate than it would in an otherwise less dense area. By limiting the local government’s

oversight of developing property, property owners will be able to achieve these building projects in a much faster timeline. Overall, more local governments will be giving way to smart development. The key things to factor in when deciding whether or not to build middle housing are: How far away is your property from a major transit stop? How many units are you considering building? What type of permit is required from your local jurisdiction? What is the overall design and aesthetic of your neighborhood? Does your property have the infrastructure and the capacity to withstand additional units (i.e., water, electricity, plumbing, etc.)? All of these questions are going to be extremely valuable when deciding if developing your property is a good decision. To Conclude: In sum, HB 1110 allows property owners more freedom to build “Middle Housing” and “Accessory Dwelling Units” on their property without the need to go through as tough of a permitting process and lays out clear guidelines for the types of areas where middle housing is acceptable. Not only will this help with the housing shortage that much of the state has been plagued with, but it will also allow property owners to generate more income from their properties in a quicker amount of time. If you would like more information on this topic or have any questions that are not answered in this article, please visit RHAwa.org or send an email to ikallevig@RHAwa.org.

NG SI

Housing Matters RHAWA Podcast

MA T TE

has officially launched!

H OU

CURRENT | November 2023

A PODC

Join Corey, your host and RHAWA's External Affairs Manager, as he uncovers the heart of the housing industry. Stay informed and entertained – Housing Matters, where your voice matters too!

Apple Podcast

Spotify Podcast

Corey Hjalseth | chjalseth@RHAwa.org | (206) 905-0603

Youtube

Tune in today! #HousingMattersRHAwaPodcast

Rental Housing Association of WA

VENDOR OPPORTUNITIES

SPONSORSHIP! Elevate Your Brand at RHAWA's

Annual Gala!!

Luke Brown | Business Development Specialist |  lbrown@RHAwa.org |  (206) 905-0610

ANNUAL ANNUAL GALA

Prepare to be absolutely thrilled! With boundless excitement, we proudly present the year's most anticipated event, brought to you by the Rental Housing Association of Washington - The Annual Gala: Winter Circus Under the Big Top! Picture an evening of unrivaled magic, unfolding against the dazzling canvas of the Emerald City Trapeze at 2702 6th Ave S, Seattle, on the night of Saturday, December 2nd. Prepare to be transported to a world of sheer amazement, featurX DATE December 2 ing astonishing trapezeSaturday, artists, defy-gravity acrobats, and a never-ending visual feast. While lions and tigers may be absent, what we've prepared is nothing short X LOCATION Emerald City Trapeze X DATE Saturday, December 2 of spellbinding!

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CURRENT | November 2023

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Contact: cmoser@RHAwa.org

AttirE: Black Tie with a Circus Twist.

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Rental Housing Association of WA

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» BROKER OPINION OF VALUE » MARKET ANALYSIS » DISPOSITION/ACQUISITION ADVISORY & OPPORTUNITIES

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CURRENT | November 2023

Tacoma's Residents' Opinions: Perspectives on Rental Housing, Landlords, and Policy Devin Bales | Director of Research | DHM Research

On October 7 RHAWA partnered with DHM Research—a non-partisan public opinion research firm—to conduct two focus groups of Tacoma residents who were undecided about an upcoming rental restriction measure. In addition to questions regarding Tacoma’s Measure 1 participants were also asked about rental housing providers, tenant responsibilities, and rent control. Here are some of the key takeaways. All housing providers are not bad. In fact, the opposite is true. We asked participants if they thought it was okay for property owners to rent out their property to make a return on their investment and participants overwhelmingly said “yes.” While perceptions of rental housing providers were not universally positive, when asked what words or phrases come to mind when they think about “landlords” many shared things like “business owner” and “community member.” Multiple participants in both groups shared stories of previous landlords that they felt treated them with respect and a safe high-quality living space.

People are particularly supportive of small landlords. All of those positive stories included a personal tenant-housing provider relationship; people feel better when they know and interact with the person they are renting from. That attitude persisted throughout the conversation; from perceptions to policy changes, participants felt much more positively about small-scale housing providers. On the flip side, participants consistently expressed negativity toward “corporate” housing providers. Even when their analysis lacked clarity, their message did not. Participants want to disincentivize large-scale corporate housing providers from entering or growing in their community. Tenants should Honor the rental agreement. When discussing the respective responsibilities in the tenant-housing provider relationship, the takeaway was clear. Tenants should do what they agree to do: pay their rent on time, take care of the property, and be a good neighbor. Of course, most in the room conveyed that a single missed or late payment should not be grounds for eviction, and that good housing providers allow for open

communication on such topics. However, the prevailing opinion was that eviction is an appropriate course of action if a tenant breaks their rental agreement and reasonable communication to resolve the issue has taken place. Participants communicated that eviction is particularly appropriate, and in many cases necessary, if a tenant is breaking the rental agreement by conducting criminal activity. They believe housing providers hold the responsibility of maintaining safe living conditions for tenants, which includes evicting neighbors that make a living community less safe. In situations where criminal activity occurs, most participants thought housing providers should have more power to evict the tenant and to do so in a relatively short period. This audience was unfamiliar with rent control, how it functions, and possible outcomes. When asked if they knew what “rent control or rent stabilization” was most did not. Even among those who said they knew about rent control, very few could articulate what it was. After explanation, it remained unclear whether or not folks understood how rent control

would function and how it might impact their community. We shared messaging for and against rent control, but nothing resonated. The most common theme we pulled from the rent control conversation is that people convey a desire for contradictory outcomes. They do not want corporate housing providers to be able to increase rents, but they don’t want to limit small housing providers from being able to charge more as the cost of ownership rises. It appears that those who are not already firm in a political stance on rent control are mostly unfamiliar. Participants did respond positively to other policy options to address increasing housing costs. Providing tax breaks for small rental housing providers who rent out their units below market rate was universally popular among participants, and many spoke positively about short-term gap vouchers for people experiencing financial distress. DHM Research is a team of highly skilled and knowledgeable professionals who bring curiosity, focus and integrity to our work. We relish opportunities to dive into weighty topics and bring clarity to complex challenges.

Rental Housing Association of WA

Heating with Fossil Fuels? Know the Risks Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year

The fossil fuels we use in our homes and businesses are wonderful and valuable to us, but propane and natural gas also have inherent risks and dangers: • A gas explosion from a leak, either above or below ground, • Carbon Monoxide poisoning caused by incomplete combustion from an appliance or piece of equipment. Leaks from natural gas or propane are common but don’t always make the news. According to data from the U.S. Government, there is a major incident/ fire/explosion involving either natural gas or propane leaks at least every other day. These incidents result in millions of dollars in damages, thousands of injuries, and dozens of deaths per year. Carbon Monoxide poisoning from natural gas or propane use is much worse, averaging more than 15 deaths per month, and that’s just from appliances that have fixed gas piping. Factor in the deaths from portable devices and vehicles, like RVs, boats, grills, and barbeques, more than twice that many people are killed. Natural gas and propane tend to be equally ‘dangerous’ when it comes to deaths caused by carbon monoxide poisoning, but it’s generally thought that propane is more dangerous than natural gas when it comes to explosions and fires. The reason is the nature of the two fuels. Natural gas is lighter than air. It floats up and out and tends to dissipate if there is a leak. When a natural gas leak occurs, the window of opportunity for ignition/explosion doesn’t last long, nor happen as quickly or as often as with propane. Propane is heavier than air so it sinks and tends to pool if there is a leak, creating bigger and bigger collections of gas in anything it can; crawlspaces, rooms, ditches, basements, and low

‘PROPANE LEAK CAUSED AN EXPLOSION IN PORT ORCHARD; KILLING COUPLE IN A MASSIVE EXPLOSION THAT LEVELED THEIR MANUFACTURED HOME.’ … ‘A POWERFUL PROPANE TANKER EXPLOSION ROCKED TACOMA SATURDAY AFTERNOON, SENDING FOUR INJURED WORKERS TO THE HOSPITAL, SHOOTING A FIREBALL HUNDREDS OF FEET INTO THE SKY, SHUTTING DOWN HIGHWAYS, AND BANNING AIRCRAFT FOR A FIVE-MILE RADIUS… ‘

spots. Though it’s heavier than air, it’s lighter than water so it floats. A propane leak underground in a wet area will pool together fast and focused. To make matters worse, due to this ‘pooling’ and what propane is composed of, it will tend to ignite sooner and easier than natural gas, from any source of ignition; flames, sparks, or even static electricity. Explosions from propane tend to result in worse damage to structures than with natural gas. Finally, it’s important to know that even if you and your family don’t use a fuel gas of any type you may still be susceptible to the risks and dangers, due to your proximity to someone who does. A few years ago in Bellevue, WA tragedy struck a couple because their neighbor had a swimming pool with a defective pool heater that sat outside,

right next to the property line. That night, the pool boiler worked long and hard, and due to bad combustion, it was kicking out several thousand ppm of Carbon Monoxide (less than 100 ppm in the chimney vent is normal). Unfortunately, something happened that night with air temperatures and wind patterns, and the CO went right into the couple’s open window only seven feet away. Though they never had, nor used fuel gas themselves, they were ‘downstream’ just right and were killed in their sleep that night. Natural gas or propane leaks can be like that too. If there is a fuel gas leak underground, two dangerous things can affect you even if you don’t ‘have’ or use fuel gas in your home. 1. Natural gas and propane are odorless in their natural state. Before

they are distributed they are infused with a foul-smelling odorant called mercaptan (also known as methanethiol). In an underground leak, however, the mercaptan can be ‘scrubbed’ from the gas by the very soils it’s passing through, leaving little or no odor attached to the gas fuel. So, lots of gas can be collected in your vicinity and you may not know it, or perhaps just barely smell it. 2. Fuel gas leaks can travel a long distance without igniting because the air/gas mixture must be just right for ignition to occur, and it might happen that the ‘pooling river’ of leaking fuel doesn’t get a chance to ignite until it’s traveled to where you are or where you live; and once it does…Boom! So how can we still enjoy and use these fuels safely? A few suggestions… • Continue to do what you are doing right this moment; learn about these things. • Be aware that any fuel gas odor may indicate a dangerous leak. If you smell even a slight amount of gas take action immediately! Open up the area, clear the area, shut off the sources of gas, and call the gas company immediately. • Always have CO detectors (both regular-level detectors and Low-Level detectors) and Natural Gas or Propane detectors in your home/trailer/RV/boat… in all the areas that are appropriate, and keep them maintained by changing batteries every 6-months. As winter approaches and our home heating systems run continuously, the risk of Carbon Monoxide poisoning increases. Even if you don’t have and use these fuel gases personally, if you are living or working in their vicinity, do whatever it takes to be safe, stay safe, and protect yourself and your loved ones.

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.

CURRENT | November 2023 EDUCATION + EVENTS

2024 PROPERTY MANAGER SERIES Denise Myers | Education + Resources Director |  dmyers@RHAwa.org |  (206) 905-0614 ALL CLASS SESSIONS ARE PRESENTED ONLINE ONLY UNLESS OTHERWISE SPECIFIED.

This series designed specifically for Property Managers meets the third full week of each month, on Thursday at noon beginning on January 18th. All PM Series live virtual class sessions will be available to all members to attend individually for $30 or attend the entire series for just $160. Ticket options are also available for Freemium subscribers and guests. Schedule of topics: BUILDING A CAREER IN THE HOUSING INDUSTRY When: Thursday, January 18, 2024 12:00 PM - 1:00 PM (PST)

With this class, we kick off a new 12-part series designed for Property Managers in Washington State. In this session, you will learn best practices for developing a successful and satisfying career in the housing industry. We will explore: • Various career opportunities in the industry and how to develop a career as a real estate professional. • Education and licensing requirements in Washington State. • Standards for professional appearance, behaviors, and communication. WORKPLACE ETHICS When: Thursday, February 15, 2024 | 12:00 PM - 1:00 PM (PST)

In this session, you will learn best practices for creating and participating in a safe, fair, and ethical workplace. We will explore: • Prevention of sexual and other types of harassment. • Promoting diversity, equity and inclusion in the workplace. • Reporting unethical behaviors. FAIR HOUSING BASICS When: Thursday, March 14, 2024 | 12:00 PM - 1:00 PM (PST)

In this session, you will learn best practices for providing fair and equal housing opportunities to prospects and tenants. We will explore: • Protected classes in various jurisdictions, including source of income and criminal history. • How to process accommodation requests, including use of service animals. • How to respond to retaliation and harassment claims involving tenants and/or staff members. Instructor: Maxwell Glasson, Attorney. UNDERSTANDING YOUR MARKET When: Thursday, April 11, 2024 | 12:00 PM - 1:00 PM (PST)

In this session, you will learn best practices for understanding and managing your company's presence in your market area. We will explore: • Technology and methods for conducting an accurate market survey. • How to evaluate your property and set rent based on analysis of comparable properties. • Monitoring feedback and managing your company reputation. ADVERTISING AND SALES When: Thursday, May 16, 2024 | 12:00 PM - 1:00 PM (PST)

In this session, you will learn best practices for advertising and following up with prospective tenants. We will explore: • Where to advertise for the best results.

• Tips and best practices when using various platforms. • Writing appropriate and effective ad copy and effective marketing photography. • How to build a relationship-based sales process. WORKING WITH PROSPECTIVE TENANTS When: Thursday, June 13, 2024 | 12:00 PM - 1:00 PM (PDT)

In this session, you will learn best practices for working with prospective tenants close sales quickly with qualified tenants while following all fair housing laws. We will explore: • Responding to inquiries, explaining rental terms and screening criteria. • Effective and safe techniques for showing the property. • Evaluating applications and properly following up with all applicants. LEASING AND MOVE-IN When: Thursday, July 18, 2024 | 12:00 PM - 1:00 PM (PDT)

In this session, you will learn best practices for starting a new tenancy. We will explore: • Setting lease terms to comply with all local laws • Reviewing expectations and properly executing the lease • Welcoming new tenants and move-in logistics TENANT & CLIENT RELATIONS When: Thursday, August 15, 2024 | 12:00 PM - 1:00 PM (PDT)

In this session, you will learn best practices for managing good working relationships with your residents and owner/clients. We will explore: 1. Building relationships and creating a sense of community. 2. Responding and following up to issues and maintenance requests. 3. Managing incident reporting, including documentation and taking corrective action. 4. Balancing the needs of tenants and owners. PARTNERING WITH COMMUNITY RESOURCES When: Thursday, September 12, 2024 | 12:00 PM - 1:00 PM (PDT)

In this session, you will learn best practices for establishing effective working relationships with organizations that support tenants. We will explore: • Your responsibilities when working with prospective tenants on rental assistance. • Connecting tenants in crisis situations to appropriate support organizations. • Partnering with organizations that place individuals in housing.  Continued on page 34

34  Continued from page 33

2024 PROPERTY MANAGER SERIES MANAGING RENTS AND FEES Thursday, October 17, 2024 | 12:00 PM - 1:00 PM (PDT)

In this session, you will learn best practices for managing rental operations income. We will explore: • Securing and processing lease renewals. • Giving notice to increase rent in compliance with local laws. • Charging and collecting fees appropriately. EVICTION LAWS AND PROCEDURES When: Thursday, November 14, 2024 | 12:00 PM - 1:00 PM (PDT)

In this session, you will learn best practices for enforcing compliance with rental terms and managing other circumstances that require ending a tenancy. We will explore: • Notices and eviction procedures for rules violations. • Notices and procedures for non-payment, including the Eviction Resolution Pilot Program. • Other good causes to end tenancy and related procedures. • Best practices when preparing for court, what to expect in court. HOUSING INDUSTRY LEGISLATION When: Thursday, December 12, 2024 | 12:00 PM - 1:00 PM (PDT)

In this session, you will learn how to participate as an active stakeholder in setting of housing policy. We will explore: • Recent and pending legislative changes impacting Washington housing providers. • The impact of voting and communicating with state and local representatives. • How to actively participate through industry advocacy groups. Buy your series ticket by January 18 here to attend all twelve classes and save $200 (or more)! ...Or register for individual sessions on the calendar, before the third full week of each month, Thursday at Noon. All sessions in this series are included in the Annual Class Pass. Class Pass holders should register for individual classes as usual. This series is offered as ONLINE only. After class, all participants will receive a link to recorded session and downloadable materials for review. 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 are recommended prior to the 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 https://www.rhawa.org/cancellation-policy.

Rental Housing Association of WA

Navigating Changing Loan Sizes: Preparing Building Operations for a Smoother Refinance Brian Platt, Michael Urquhart, and Ben Douglas Paragon Real Estate Advisors | RHAWA Vendor Member

In the ever-evolving landscape of real estate and finance, loan sizes for commercial and residential rental properties have seen significant fluctuations due to a variety of reasons. It is crucial for property owners and stakeholders to understand these paradigm shifts and proactively strategize to optimize their debt obligations. By aligning building operations with these changes in the market and gearing up for potential refinances or building dispositions, property owners can avoid sudden and potentially adverse financial surprises.

Brian Platt

Over the past couple of years, loan sizes for real estate projects have witnessed drastic changes due to various economic and market factors including increases in interest rates, regulatory adjustments, economic fluctuations, and changing investor sentiments. Consequently, both new loans and refinanced debt can come with significantly altered terms and amounts. To effectively manage these variations and secure the best financial outcomes, property owners must adopt a proactive approach. One effective strategy is to monitor interest rates Michael Urquhart while also trying to increase net operating income at existing properties when you have the opportunity. Staying informed about prevailing economic conditions and the direction of interest rates allows property owners to anticipate potential changes in loan sizes. This foresight enables them to plan building operations accordingly, aligning their strategies with the financial shifts. Another crucial aspect of building operations that should be considered during these times is to build and maintain a good cash reserve as lenders will pay close attention to cash on hand during the underwriting of a refinance. This, in turn, can positively imBen Douglas pact the property's financial health and help a lender put together a more attractive loan package. When refinancing becomes necessary, a property with efficient operations and reduced operational costs is likely to present a stronger case to lenders, potentially leading to better loan terms and sizes. If you're interested in improving your building operations, want to know what your building could support in terms of loan proceeds today, or seek insights into the real estate and debt markets, feel free to reach out to us, and we'll be happy to assist you. 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.

CURRENT | November 2023

Rental Housing Association of WA

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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. The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. There are risks associated with investing in real estate properties including, but not limited to, loss of entire investment principal, declining market values, tenant vacancies, and illiquidity. Because investor situations and objectives vary, this information is not intended to indicate suitability for any particular investor. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice and guidance regarding your individual situation. Real Estate Transition Solutions offers securities through Aurora Securities, Inc. (ASI), member FINRA/SIPC. Advisory services through Secure Asset Management, LLC (SAM), a Registered Investment Advisor. ASI and SAM are affiliated companies. Real Estate Transition Solutions (RETS) is independent of ASI and SAM.

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CURRENT | November 2023

OUR CONTACT-LESS

QUICKAPP PRO Just scan the QR Code with your smart device to simplify your screening process within minutes!

RHAWA.ORG/TENANT-SCREENING No Certification Fee | Customize Criteria | Online Reports 24/7 Background Screening* $25 per applicant

Basic Package $25 per applicant

Seattle Premium $45 per applicant

Premium Package $45 per applicant

Credit Report Criminal Search (Multi-State) Eviction Search (Multi-State) High Risk Fraud Alert ID Report Previous Address History Public Records Search Sex Offender Search SSNVerification *Seattle package available.

Learn more at: RHAwa.org/get-started Contact RHAWA screening specialists to learn more or for assistance with processing and interpreting reports at: (206) 283-0816, screening@RHAwa.org. MusthaveanactiveRHAWAmembershipandbecertified.RHAWA’sscreeningdepartmentdoesitsdue diligence to make sure that we are in compliance with mandated regulations.

Rental Housing Association of WA

DILAPITATED

PRISTINE

We all know that providing housing

Much like maintaining rental proper-

is a business that requires consistent

ty’s quality through consistent invest-

investment in properties to maintain

ment, supporting the RHAWA Political

the QUALITY of a rental unit. Without

Action Committee (PAC) is essential

consistent investment, the unit would

for ensuring high-quality ADVOCACY

slowly deteriorate and lose value.

for the rental housing industry.

YOUR DONATION EMPOWERS US TO SAFEGUARD AND ENHANCE OUR INDUSTRY’S INTERESTS, ENSURING IT REMAINS STRONG & PROSPEROUS. FIRST-TIME DONORS, start small – even a little helps. Small contributions collectively make a big impact on local legislation. Your first donation defends your rights as a small housing provider. REGULAR DONORS, thank you for supporting RHAWA and fellow housing providers statewide. Help us reshape local politics in Washington: consider increasing your donation to strengthen RHAWA’s PAC and drive vital local changes. Support our entire membership by donating and make a difference TODAY!

For more information on how to make a contribution, visit

Political Action Committee

RHAwa.org/pacdonate

CURRENT | November 2023

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