CURRENT - December 2023 by RHAWA

VOL. XXXVII No. 12

December 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

S N A E M K C O T S G N I S U O ! S T N LESS H E R R E H G HI VOTE

O N easure

ONE

BRACE YOURSELF TACOMA: Socialist Policies Soon to be Adopted

CHANGE SERVICE REQUESTED

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

PRSRT STD US POSTAGE PAID PERMIT #13465 SEATTLE,WA

 A CLOSER LOOK

TIM HATLEY | 18

 MUST READ

GRASSROOTS ADVOCACY & LEGISLATIVE SESSION PREVIEW

JASON ROTH, SEATTLE’S OWN RAMBLING MAN

DANIEL BANON | 17

COREY HJALSETH | 25

CONSIDERING A GUARANTOR WHILE

LEARN ABOUT

SCREENING APPLICANTS

MANUFACTURED HOUSING LAWS

LAW SUMMARY

SCREENING | 4

EDUCATION + RESOURCES | 6

SUPPORT CENTER | 11

UPCOMING

LINK MEETINGS DECEMBER 12, 14, 19, 21

CITY OF FEDERAL WAY

CONNECT

/RHAofWA

@RHA_ofWA

@RHAofWA

RHAwa.org

Rental Housing Association of WA

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CURRENT | December 2023 MEMBER ENGAGEMENT

An Emphasis on Membership – RHAWA Wants to Hear from You! Participate in our Member Survey, Focus Groups, or Membership Committee Melissa Canfield | Deputy Director |  mcanfield@RHAwa.org |  (206) 905-0615

Member feedback is crucial. It helps us to evaluate the quality of benefits and services provided to you by the association and its staff. Your feedback also helps our executive management team and leadership team as we set the association’s strategic direction for the coming years.

formance of the benefits. If you haven’t taken a few minutes to complete the survey, there’s still time to submit responses. Upon submission, you will receive $10 off an educational class.

FOCUS GROUPS In the first quarter of the Melissa Canfield year, RHAWA will host a series of focus groups. MEMBER SURVEY Last month RHAWA solicited feedThese focus groups will continue to explore the quality of benefits and serback from our members via a membervices we provide. We plan to recruit ship survey. The questions found in the 8-12 participants per group. A moderasurvey primarily evaluated the quality tor will facilitate the discussion. If you of benefits and services provided by would like to be considered, or have RHAWA. While we are still hoping for experience moderating focus groups, additional responses to our November please contact me directly at mcansurvey, we were encouraged by the field@RHAwa.org. initial feedback from members. I appreciate and give thanks to those who MEMBERSHIP COMMITTEE participated. Overall, RHAWA’s memStarting in February 2024, RHAWA bers are satisfied with the services we will have a membership committee. provide and are pleased with the per-

YOUR VOICE MATTERS! At RHAWA we are committed to enhancing your membership experience and we need YOUR VALUABLE FEEDBACK! Take our survey

This committee will ensure a growing and vital membership organization. It will recommend policies and strategies for enhancing membership. I am excited to announce that Sharon Cunnington has graciously accepted to chair our new Membership committee. As a software industry veteran, Sharon has over 23 years in executive leadership roles managing large scale international technology businesses, product development, operations efficiency and holds 7 patents. Sharon is a member of the Council of Regents, former RHAWA Treasurer, real estate investor, entrepreneur, and inventor. If you would like to be added to the committee roster, please contact the committee’s staff liaison, Ivan Kallavig at ikallevig@ RHAwa.org. 2024 will no doubt bring many changes and challenges for the organization and the rental housing industry, but your RHAWA team looks forward serving you. If you have any questions about any of these opportunities, please contact me directly at mcanfield@RHAwa.org.

LEGAL COUNSEL

IN THIS ISSUE An Emphasis on Membership – RHAWA Wants to Hear from You!........................3 Screening: Considering A Guarantor While Screening Applicants.................................4 Education + Events: December Calendar...............5 Education + Resources: Learn About Manufactured Housing Laws...............................6 Industry in Motion......................................................7 RHAWA Sits Down with Tacoma Councilmember John Hines.................................9 Support Center: City of Federal Way Law Summary...................................................... 11 The Benefits of Your Vendor Membership.............15 Local Rental Housing Regulation Watch...............16 Grassroots Advocacy & Legislative Session Preview............................... 17 Brace Yourself Tacoma: Socialist Policies Soon to be Adopted...........................................18 The Tenant Assistance Program.............................20 Jason Roth, Seattle’s Own Rambling Man............25 The Value of RHAWA’s Attorney-Reviewed Leases & Forms.................26 Holiday Kitchen Sink Clogs ...................................27 Event:Annual Business Meeting Review ...............29 Maintaining Value in Your Rental............................ 31 Sustainable Property Maintenance: How to Make Your Property More Eco-Friendly............32 2024 Property Manager Series..............................33 Navigating Changing Loan Sizes: Preparing Building Operations for a Smoother Refinance...................................34

CONTACT US 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

Christopher Benis

CONNECT WITH US 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.

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

EXECUTIVE COMMITTEE President Sean Flynn

Secretary Larry Crites

registration for an online class. Scan

Vice President Christopher Cutting

Treasurer Neil Wilson

the barcode below with your smart

Past President William Shadbolt

and tell us how we can better serve you. You’ll instantly earn $10 off

phone to start the survey and make your impact today!

Thank you in advance for being an integral part of our community.

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.

DIRECTORS Cathy Jeney Chris Dobler Chris Gurdjian Cory Brewer Devin Easterlin

Jason Dolloph Kaitlyn Jackson Mark Mullally Sharon Cunnington Synthia Melton

Rental Housing Association of WA SCREENING

Considering A Guarantor While Screening Applicants Screening Department |  screening@RHAwa.org |  (206) 283-0816

We all find ourselves unwillingly placed into this post-pandemic phase, many rental housing providers are asking how they are going to continue to find responsible individuals to pay rent and maintain the property. Many of your applicants might be students or individuals who are coming out of their financial crisis. They may not be able to meet the housing providers' screening criteria requirements when it comes to the rent-to-income ratio. In these cases, you may require the applicant to find a guarantor. The applicants may also come to you and ask if you’re willing to accept a guarantor also known as a co-signer.

A few perks to having a guarantor are they give the housing provider assurance that if the tenants can’t pay the rent, their guarantor will step in and make the rent payment. The guarantor is the responsible party that agrees to “take on,” or assume the financial obligations that are set forth within the lease. They do not reside in the rental unit.

A guarantor is an individual who is financially stable enough to help take on the financial responsibility of another individual in the event they default. Guarantors help cover the cost of the rent during the tenancy if the tenant is not able to. They also can be held responsible for any financial obligation in the event of an eviction. If you screen an applicant and see they do not meet your criteria, if you are willing you can offer them the opportunity to obtain a guarantor. When it is decided to screen a guarantor/co-signer you will need to fill out and provide each of the applicants with an Adverse Action Notice per the RCW.59.18.257 and use it to approve them with conditions. The condition you will state is the use of a guarantor.

The guarantor should be able to exceed the income requirements section of your minimum screening criteria. Keep in mind your guarantor should be someone financially stable enough to meet all their financial responsibilities plus help your applicant if or when needed.

your RHAWA membership is certified to receive credit, be sure to screen them with the Basic Screening package. This package will provide you with their full credit report, which includes their credit score, credit history and public records, for example, a bankruptcy or court-ordered child support.

Here are some examples of when a guarantor could be requested: • Low credit score • Limited available funds or lack of consistent employment income • Unconventional source of income (i.e., non-liquid)

A guarantor may add additional assurance not only for your prospective tenants but also for you as a landlord/ housing provider. They add a bit of protection as a credit-worthy third party without having to worry about the renter’s inability to pay their rent due to unforeseen financial pressures.

The Housing Providers screening criteria generally will state the income requirements for the applicants to determine if they will meet the income qualifications. The table below provides an example. (Taken from the ‘Application Criteria Guidelines’)

When you or your applicant(s) ask about a co-signer/guarantor, you will want to screen the guarantor to decide that they are able to meet your screening criteria’s income requirements. Either have them fill out an online application or give them a hard copy application. If

Once you have determined that your prospective tenant’s guarantor meets the financial qualifications and you decide to approve the prospective tenant, the next step is the lease. The guarantor does not sign the lease but instead, you will have the guarantor complete the Guarantor Addendum form which is in RHAWA’s Forms Library. The Guarantor Addendum explains in detail their responsibility.

Application Criteria Guidelines Income Requirement

Determine a minimum income-to-rent ratio appropriate for your property and market area. An income-to-rent ratio of 3:1 is common (i.e., rent should not exceed 33% of gross income). Some lower-income properties set this at 2.5:1, while higher-end homes often require a 4:1 ratio. Some housing providers also specify a maximum debt-to-income ratio.

If you have further questions, please contact the RHAWA Screening department or Support Center.

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

CURRENT | December 2023 EDUCATION + EVENTS

LINK MEETINGS

Step right up, folks! Get ready to join the grandest party of the year, courtesy of RHAWA. That's right, you are cordially invited to our most exclusive extravaganza yet! Prepare to be dazzled at this year's Gala, themed "Under the Big Top" – a circus and trapeze spectacle like no other. You will be amazed, amused, and thoroughly entertained by the Pacific Northwest's ultimate Flying Trapeze, Aerial Arts, and Circus Acrobatics. They are known for hosting sensational circus performances that leave the audience breathless.

• Claim Jumper, Tukwila | Legislative Session Prep When: Tuesday, December 12, 6:30-8pm

EXPANSION OF LOCAL RENTAL LAWS When: Wednesday, December 6 | 3-4:30pm Cost: $30 Members | $200 Freemium Subscribers

• Bob’s Burgers, Everett | Legislative Session Prep When: Tuesday, December 21, 6:30-8pm

While Washington’s Residential Landlord Tenant Act is comprehensive and governs landlord-tenant law throughout the state, it is only enforceable through civil actions taken by landlords and tenants. Now several local jurisdictions have taken on the role of enforcer by implementing their own laws, enabling them to inflict hefty fines on housing providers. They have also crafted new laws which have spread to other cities and then up to the state level. RHAWA’s legal counsel Chris Benis will explore these trends and review recently enacted laws in Burien, Issaquah, Kenmore, Kirkland, Olympia, Port Townsend, Redmond, Tacoma and more.

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

2023 PNW PROPERTY & INNOVATIONS TRENDS CONFERENCE When: Tuesday, December 12 | 8am-4:30pm Cost: $99 General Admission!

The annual TRENDS conference and tradeshow offers something for everyone within the rental housing industry including independent owners, property managers and other professionals who support housing providers. • Attend your choice from dozens of workshops on rental operations, landlord-tenant laws, property investment and tax strategies. • Explore the tradeshow area featuring exhibits from up to 200 businesses and organizations that serve the rental property industry. • Meet new people and build relationships with invaluable housing provider partners. • Enjoy light snacks and boxed lunch included with registration. RHAWA MEMBERSHIP PREVIEW & ORIENTATION When: Tuesday, December 12 | 1-2pm Cost: Free | Registration Required

Please join our team for an overview of Member Benefits and Services offered by RHAWA. Participants will receive a tour of the RHAWA website and tools and are encouraged to ask questions relating to member benefits throughout the meeting. This meeting is designed for New Members and those considering membership with RHAWA. Specific Property Management and Legal questions cannot be addressed during this meeting. Seats are limited to 25 participants and registration is required.

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

• Ben Dews Clubhouse Grill, Tacoma | Legislative Session Prep When: Thursday, December 14, 6-7:30pm • Angelo’s of Bellevue, Bellevue | Legislative Session Prep When: Tuesday, December 19, 6-8pm

LOCK AND KEY MANAGEMENT When: Wednesday, December 13 | 2-3pm Cost: $30 Members | $60 Freemium Subscribers | $90 Guests

Providing tenants with locks and keys, plus safeguarding duplicate and master keys are basic duties of landlords under Washington State law. Locksmith, Sydney Rudolph will review various systems such as master keying, tracking systems and smart key systems, as well as brand comparisons. He will also discuss other best practices related to managing locks and keys, even when using simple random keys. RENT CONTROL AND THE DECLINE OF THE AMERICAN CITY When: Wednesday, December 20 | 3-4pm Cost: Free for Members | $60 Freemium Subscribers | $90 Guests

As America experiences chronic housing shortages, officials across the country remain committed to rent controls—policies that have proven time and again incapable of increasing either the supply or quality of housing. Everywhere, these controls disincentivize landlordship, set prices at points unreflective of market realities, and discourage prosperity growth, especially among minority populations. As one economist quipped: “Rent control appears to be the most efficient technique presently known to destroy a city—except for bombing.” To see a sustained uptick in housing, proponents of growth must convince stakeholders in cities nationwide that rent control will always be a losing bet. Pacific Legal Center Attorney, Sam Spiegelman will discuss the rent-control landscape as it stands in Washington and beyond and discuss strategies for reform.

November Issue

CROSSWORD SOLUTION

Rental Housing Association of WA EDUCATION + RESOURCES

Learn About Manufactured Housing Laws Denise Myers | Education + Resources Director |  dmyers@RHAwa.org |  (206) 905-0614

Denise Myers

Last month, we featured a special 3-hour class covering Manufactured/ Mobile Home Landlord-Tenant Act led by Attorney, Cody Branstetter. Similar to the Residential Landlord-Tenant Act covering the types of rental properties owned by 99% of RHAWA’s members, the MHLTA is found in the Revised Code of Washington and has its own chapter, 59.20. A recording of this course is now free in our ONDEMAND platform for MHC members.

one or more homes in the community. Similarly, a residential landlord may venture into the MHLTA if they own a large property and rent out both an ADU and a few RV spaces with longterm tenants. In both cases, the landlord will need to be familiar with both the RLTA and the MHLTA, and use appropriate legal forms tailored for both chapters of the law. There is virtually no difference in how Fair Housing law is applied and very subtle differences in eviction law found mostly under RCW 59.12.

How it differs from Residential Landlord-Tenant Law MHLTA and RLTA include many of the same areas such as the duties of landlords and tenants, rental agreement regulations, and the handling of security deposits. The main differences in the law relate to the tenant’s ownership of the structure as this is the distinguishing difference between these two landlord-tenant acts. Under the MHLTA, only the land is owned by the landlord – not the structure/dwelling unit. Many owners of manufactured home communities are also residential landlords because they own and rent out

Recent changes to MHLTA The newly updated course highlights the following recent changes under the law: • Senate Bill 5198, effective July 23, 2023 attempts to make manufactured home communities more stable by increasing the notice period for owners to change the use of the land from 12-months to 2-years; and allowing opportunities for the home owners to stay on the land through various means, including the establishment of community land trusts and resident nonprofit cooperatives.

• House Bill 1329, also effective July 23, 2023, prohibits landlords from having utilities shut off due to non-payment during high-heat weather conditions. • Several new local laws extend the rent increase notice requirement beyond the 3-month period required under state law. • The 14-day pay or vacate notice period extends to 30 days for properties subject to the CARES Act. • Other COVID era restrictions on rent increases and evictions have now expired. New MHC articles in the Support Center Through the end of December, we will be converting this class content into short articles available in the Support Center found at rhawa.org/support-center. The following topics will be included: • MHLTA Definitions • Rental Agreement Requirements • Rent Increases and Other Changes to Terms • Enforceable Rules • Service of Notices

• Landlord Duties & Prohibited Acts • Maintenance Issues • Tenant Duties • Live-in Care Providers • Tenant Repair Remedies • Encouraging Compliance with Rules • Cause for Termination of Tenancy • Notices to Pay Rent • 20-Day Notice to Comply • Transfer of Rental Agreements • Abandonment • Change In Land use (park Closure) • Eviction Process • Post Eviction Disposition of Home Support for MHC Members Since RHAWA’s MHC Membership group is very small and growing slowly, Support Center questions are usually handled by one of our member attorneys who practice MHC law, either Cody Branstetter or Bradley Drury. MHC Members can find a direct link to that service at RHAwa.org/mhc-support-line.

CURRENT | December 2023

Industry in Motion

ARE YOU OPTIMIZING YOUR NOI FOR HIGHER INTEREST RATES?

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

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

PARAGON REAL ESTATE ADVISORS

Cathy Jeney, Ben Douglas, Nick Hemming

Ryan Iles, Fekade Tessema

7 Units

Emerson Apts 1302 W Emerson

8 Units

Hazle Maes Apts 409 SW 155 st

$1,800,000

Seattle, WA

$1,413,000

Burien, WA

KIDDER MATHEWS

Dan Swanson

Northern View Apts

Dan Swanson

Cameron Apts

38 Units

707 & 717 Hawthrone

26 Units

1515 NW 52nd st Seattle, WA

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Everett, WA

$10,450,000

PARAGON REAL ESTATE ADVISORS

Cathy Jeney, Nick Hemming, Michael Urquhart

Cathy Jeney, Nick Hemming, Brett Frosaker

6 Units

Burien 13064 12th Ave. SW

7 Units

Weeds Building 4908 Rainier Ave. S

$1,225,000

Burien, WA

$3,175,000

Seattle, WA

PARAGON REAL ESTATE ADVISORS Brian Platt, Ben Douglas, Michael Urquhart, Ryan Iles, Chris Giles 9 Units

Greenbrier Apts 1115 6th Ave N

$2,600,000

Seattle, WA

YOUR COMPANY NAME HERE

HAS SOMEONE NEW JOINED YOUR TEAM? Let us know + we'll share the news!

 Submit your 'Industry in Motion' news to:

publications@RHAwa.org

FIND OUT HOW WE CAN HELP YOU REFINANCE IN A HIGHER INTEREST RATE ENVIRONMENT.

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 | December 2023 HOUSING MATTERS PODCAST

RHAWA Sits Down with Tacoma Councilmember John Hines Corey Hjalseth | External Affairs Manager |  chjalseth@RHAwa.org |  (206) 905-0603

make me a better person. They push my patience and my empathy, and it makes me a better person every day.”

the debate. “This is going to cost money. Anytime anyone tells you it is going to be free, it's never free.”

We of course spoke about the impending ballot measure on Tacoma’s ballot for November 7th, Measure 1. The Tacoma City Council already instituted a slew of new rental housing laws in July of 2023, but the group Tacoma For All put forth an initiative ballot to take the laws in a radical direction.

Councilmember Hines also disagreed that this would not cost Tacoma any money at all. “There’s gonna be compliance costs. Someone’s gonna have to investigate this and someone is going to have to administer some of this process. If the code is passed the city is going to invest a bunch of time into making it work. I don’t think you create brand-new programs without cost. As a council member, I know when I want to create a program, it has a cost associated with it.”

RHAWA’s Executive Director and President Sean Flynn as well as a local housing provider took part in a debate with Tacoma For All, the organization that put forward the measure. Flynn pushed back on the idea that this measure would not cost Tacoma any money to operate any sort of compliance or registration department. “If you believe this is going to cost the city of Tacoma nothing, I have a bridge in Brooklyn to sell you,” Flynn stated at

Tune in today! #HousingMattersRHAwaPodcast

Hines and I also discussed the proposed winter eviction moratorium and how that could affect some of his constituents and he had a compelling firsthand account of how this would negatively impact a woman he spoke with at a local retirement home.

Now Streeming on:

I asked him about raising his family in Tacoma as we both have younger children. We couldn’t have agreed more that they keep us on our toes constantly. “I tell people all the time, my kids

NG MAT TE

“I have always just been really interested in kind of local government, civic engagement, volunteerism kind of throughout my career and when I was in high school, college and then I was a teacher for most of my career. I still work as an educator and have just really been involved in community service,” Hines said.

For our inaugural podcast, I sat down with Tacoma City Councilmember John Hines, who represents District 1. District 1, for those familiar with Tacoma, is the majority of the North End, minus Old Town, and continues all the way to the West End to include the Narrows Bridges and Point Defiance. With regards to Tacoma, what is on everybody’s mind in our industry is ballot Measure 1. I wrote at length about this measure in a previous issue of the Current, but I wanted to get Councilmember Hines’ perspective. We didn’t keep it all business, as I discussed with him his roots in Tacoma, his decision to run for City Council, and raising his kids in the City of Destiny.

H OU

As the External Affairs Manager for RHAWA one of my new and exciting responsibilities has been to launch our new Podcast, Housing Matters. With the collaboration of the internal staff here at RHAWA and an investment in a microphone to carry our mission to our members and the public. RHAWA’s new Podcast Housing Matters is available across all major platforms as well as a video version on our YouTube channel. We are very excited to move forward with this new venture. Look forward to a new episode every two weeks.

A PODC

“A story I like to tell is that there was a woman I went and talked to some people over at Franke Tobey Jones, which is a retirement home here in the city of Tacoma. And a woman came up to me and she said, you know, you don’t understand what this is going to do to me. The only reason I am able to stay in my assisted living facility is because I still hold onto the house that my husband and I lived in, and that rent is what pays my ability to stay here. And she had this great sense where she said, if I have to eat the cost for the rent not being paid, I’m not gonna eat.” If you would like to listen to or watch the interview in its entirety, check out RHAWA’s website under the “Resources” tab at the top of the page you will find a drop-down for the podcast page. On the page, you will find links to all major podcast platforms and our YouTube channel.

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CURRENT | December 2023

SUPPORT CENTER

CITY OF FEDERAL WAY LAW SUMMARY

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

The citizen’s initiative, The Federal Way Stable Housing Initiative was approved by voters at the November 2019 election and certified into law on November 26, 2019 as the Federal Way Good Cause Eviction Ordinance. This article provides a summary of these Federal Way policies related to rental housing codified at: Federal Way Good Cause Eviction Ordinance (FWMC 20.05). Applicability to tenancies un-

der RCW 59.18 and 59.20 is assumed based on the included definition of "dwelling unit". Good Cause to Terminate Tenancy (20.05.020) Federal Way was the first city to mimic Seattle’s decades old Just Cause Eviction Ordinance. Shortly thereafter, state law and several other cities followed with similar lists of “just causes”

for ending tenancy. As the Federal Way initiative was drafted by a citizen group, the language can be difficult to interpret and many of the causes fail to specify notice periods. In many cases, only by correlating them to similar state causes, can you determine legal minimum notice periods. Therefore, we’ve included the table below to provide guidance on End of Tenancy notice periods in Federal Way.

Denise Myers

FWMC 20.05.020(5) states: It shall be a defense against eviction that the landlord lacks good cause to evict the tenant. Only the following justifications constitute good cause under this chapter:

Good Causes Under FWMC 20.05.020(5)(a-j):

Notice Periods/Correlation to State Law

(a) The tenant fails to pay rent, and meets all requirements for an unlawful detainer under state law, after receiving all notices required under state law and having failed to cure within the time required by state law. However, this subsection (5)(a) shall not constitute grounds for eviction where the tenant has withheld rent due to conditions that deprive the tenant or occupants of normal use of the dwelling unit.

•

14-day pay or vacate notice under State Law, RCW 59.18.650(2)(a)

•

30-day pay or vacate if subject to CARES Act.

(b) The tenant substantially and materially breaches a non-monetary requirement of the rental agreement, and meets all requirements for an unlawful detainer under state law, after receiving all notices required under state law and having failed to take reasonable steps to cure the breach within the time required by state law.

•

10-day comply or vacate notice under State Law, RCW 59.18.650(2)(b)

•

30-day comply or vacate if subject to CARES Act.

(c) The tenant has committed or permitted waste upon the premises, unlawful activity, or an ongoing, substantial interference with the use and enjoyment of the premises by the landlord or neighbors of the tenant, and meets all requirements for an unlawful detainer under state law, after receiving all notices required under state law.

•

3-day notice to quit for waste or nuisance under State Law, RCW 59.18.650(2)(c)

•

3-day comply or vacate if subject to CARES Act.

Rental Housing Association of WA

Good Causes Under FWMC 20.05.020(5)(a-j): (d) A person enters upon land of another without the permission of the owner and without having color of title thereto and refuses to vacate, and meets all requirements for an unlawful detainer under state law, after receiving all notices required under state law. This provision shall not apply to an immediate family member of a tenant of record absent a violation of legal occupancy limits.

Notice Periods/Correlation to State Law

•

Owner may request peace officer to remove unauthorized persons by presenting a declaration that the person is unlawfully on the premises, has not been a tenant in the last 12 months, and other details, RCW 9A.52.105.

(e) The landlord, in good faith, without ulterior reasons and with honest intent, seeks to remove the dwelling unit from the rental market for one of the following reasons, after providing the tenant with 120-day advanced written notice of the eviction: (i) the landlord or his or her immediate family seeks to occupy the dwelling unit as their principal residence; or There is a rebuttable presumption that the landlord did not act in good faith, if, after the landlord terminates the tenancy under subsection (5)(e) (i) of this section, the landlord or their immediate family fails to occupy the unit as a principal residence for at least 90 consecutive days during the 120 days immediately after the tenant vacated. Moreover, if the landlord owns a similar vacant unit, and chooses instead to take possession of the dwelling unit occupied by a tenant, there shall be a rebuttable presumption that the landlord is acting in bad faith. A landlord may not recover possession pursuant to subsection (5)(e)(i) of this section more than once in any 36-month period. No notice is required to take possession when the tenant is a former owner of the dwelling unit and the landlord is the new owner of the dwelling unit.

•

120-day end of tenancy notice due to owner moving in under FWMC 20.05.020(5)(e)(i).

•

90-day end of tenancy notice under State Law, RCW 59.18.650(2)(d).

(ii) The landlord seeks to convert the dwelling unit to a condominium pursuant to RCW 64.34.440;

•

120-day end of tenancy notice under FWMC 20.05.020(5)(e).

•

120-day end of tenancy notice under State Law, RCW 59.18.650(2)(g), RCW 64.34.440, and RCW 59.18.200.

•

120-day end of tenancy notice under FWMC 20.05.020(5)(e).

•

120-day end of tenancy notice under State Law, RCW 59.18.650(2)(f), RCW 64.34.440, and RCW 59.18.200.

•

120-day end of tenancy notice under FWMC 20.05.020(5)(e).

•

30-day end of tenancy notice under State Law, RCW 59.18.650(2)(h).

(iii) The landlord seeks to demolish or substantially rehabilitate the dwelling unit;

(iv) A governmental entity has prohibited the continued rental of the dwelling unit to the tenant;

The longer 120-day period is required.

The longer 120-day period may be required unless city or county require shorter period due to unsafe conditions.

(v) The landlord intends to remove the dwelling unit from the rental market for at least a 24-month period.

•

120-day end of tenancy notice under FWMC 20.05.020(5)(e).

CURRENT | December 2023

Good Causes Under FWMC 20.05.020(5)(a-j):

Notice Periods/Correlation to State Law

(f) The tenant continues in possession after the expiration of a rental agreement after having declined to enter a new or extended rental agreement offered pursuant to FWRC 20.05.050.

The tenant continues in possession of a dwelling unit after the expiration of a rental agreement without signing a proposed new rental agreement proffered by the landlord; provided, that the landlord proffered the proposed new rental agreement at least 30 days prior to the expiration of the current rental agreement and that any new terms and conditions of the proposed new rental agreement are reasonable. This subsection (2)(k) does not apply to tenants whose tenancies are or have become periodic, RCW 59.18.650(2)(k).

(g) The tenant continues in possession after having received a 30-day notice to quit due to chronic, unexcused, and unjustified failure to pay rent, with such pattern documented in the filing of numerous unlawful detainer actions over a 12-month period.

•

30-day end of tenancy notice for chronic failure to pay rent under FWMC 20.05.020(5)(g).

•

60-day end of tenancy notice for other good cause under State Law, RCW 59.18.650(2)(m).

The longer 60-day period is required. (h) The dwelling unit was provided to the tenant as part of a transitional housing program or other program which receives public funding and operates on a model that provides temporary housing.

•

30-day end of tenancy notice for expiration of transitional housing under State Law, RCW 59.18.650(2)(j).

(i) The landlord resides in the dwelling unit and no longer wishes to cohabitate with the tenant.

•

20-day end of tenancy notice when owner or lessor shares dwelling unit under State Law, RCW 59.18.650(2)(j).

•

60-day end of tenancy notice for other good cause under State Law, RCW 59.18.650(2)(m).

(j) The landlord establishes other good cause under FWRC 20.05.060.

Prohibiting retaliatory evictions (20.05.030) Under RCW 59.18.250, there is a rebuttable presumption of retaliation when a landlord takes any adverse action against the tenant within 90 days of the tenant exercising their rights. When it comes to evictions, Federal Way expands this period of rebuttable presumption to 9 months. So, if a landlord attempts to evict a tenant within nine months of the tenant exercising their rights (e.g., fair housing complaint, repair request, refusal to move out without just cause, etc.), the landlord is subject to penalties up to four and half times rent unless they can prove their actions were not retaliatory. Prohibiting discriminatory evictions (20.05.040) In this section, Federal Way creates several new protected classes (military,

first responders, seniors, family members, health care providers, and educators), but only as relates to evictions. Most of this is prevented already by the “good cause eviction” rules above. One area that may impact current common practice is regarding family members. If a tenant brings in additional occupants who are immediate family members, the landlord cannot serve a comply or vacate for unauthorized occupants unless there is a violation of occupancy limits dictated by federal, state, or local law.

above. Between 60 and 90 days prior to the end of the current term, the landlord must offer the current tenant a new rental agreement or extend the existing agreement, either on a term or month-to-month basis, unless the existing lease provides for automatic extension on a month-to-month basis. This offer must be served in accordance with RCW 59.12.040 and allow the tenant 30 days to accept or decline. If the tenant declines, the landlord may end the tenancy when the current term expires.

Mandatory Lease Renewals (20.05.050) Federal Way calls this “prohibiting retaliation and discrimination in lease renewal actions.” This law removes the right to discontinue a tenancy at the end of term lease without citing one or more of the permitted causes listed

Written notice disclosure (20.05.080(3)) Any termination notice shall include the following, in bold letters of at least 16-point font: If you are a Veteran of the U.S. Military, you may be able to access housing resources by calling 2-1-1 or contact-

ing the King County Veterans Program for assistance with rent, relocation, or other support services. Mutual Termination Agreements (20.05.080(5)) A landlord may not coerce a tenant to sign a mutual termination agreement. A tenant may rescind a mutual termination agreement by: (a) delivering written or electronic notice of rescission to the landlord within 10 business days after signing the agreement; or (b) at a later time, by establishing that the tenant improvidently entered into the agreement, which may be demonstrated by an examination of the unequal bargaining power between the parties, vulnerability of the tenant, legitimacy of landlord’s reasons for seeking termination, and whether tenant was able to procure alternative housing within the time allotted in the agreement.

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CURRENT | December 2023 MEMBER ENGAGEMENT

The Benefits of Your Vendor Membership Luke Brown | Business Development Specialist |  lbrown@RHAwa.org |  (206) 905-0610

Being part of the Rental Housing Association of Washington (RHAWA) as a vendor member opens a cornucopia of opportunities. Your membership is more than a symbol of your commitment to the rental housing industry in Washington; it's a gateway to resources and connections that are instrumental for your business. This article aims to elucidate some core benefits tied to your vendor membership, shedding light on how they can be conducive to your operational and networking endeavors. Referral System Firstly, the referral system at RHAWA is tailored to bridge the gap between demand and supply. Whenever members reach out to RHAWA seeking products or services pertinent to the rental housing sector, the association directs them towards your business. This natural flow of referrals not only augments your potential customer base but also fosters a symbiotic relationship between you and the broader RHAWA community. It's pivotal to underscore that our members genuinely need your products and services. Your expertise and offerings are a vital cog in the seamless operation and advancement of their rental housing endeavors. Vendor Directory

newspaper, and up to four online categories, your business gains visibility among a targeted audience. The online vendor directory, in particular, is a valuable platform where prospective clients can explore and reach out to you. This organized listing serves as a conduit for potential clients to discover what you have to offer. It's important to note that the vendor categories can be updated or added based on your areas of expertise, which in turn determine under which categories your business appears in the vendor directory. If you are interested in updating or adding vendor categories, feel free to contact: Luke Brown at lbrown@RHAwa.org or (206)9050610.

rental housing industry. RHAWA cannot guarantee all submitted articles will be published. Articles must be educational and cannot compete with products and services offered by RHAWA. To learn more about this opportunity contact: Sisi Mereness at smereness@ RHAwa.org.

Become an Education Volunteer RHAWA is consistently looking subject matter experts for our ongoing seminars and other educational resources - become part of a fast moving, vibrant community that is experiencing dramatic growth. Relying upon your knowledge and experience in the industry, you help us build and maintain curriculum and other educational resources. To learn more about these opportunities contact: Denise Myers at dmyers@RHAwa.org.

Now, let’s talk about your digital footprint. The advertising avenues provided by RHAWA are nothing short of a boon. With exclusive advertising opportunities both in print via the CURRENT newspaper and online on RHAWA’s website, your outreach can transcend conventional boundaries. The digital advertising suite, encompassing website ads and social media campaigns, is particularly noteworthy.

fessionals bound by common interests and goals. The annual events hosted by RHAWA are high-profile occasions that draw a confluence of industry professionals. Your sponsorship not only garners recognition but also engenders a sense of camaraderie and shared vision within the community.

Become a Guest on our Podcast If you feel passionate about an issue or curious about a topic you feel should be covered in the podcast, please reach out to Corey with your ideas. He'd be happy to have you on the show! Contact: Corey Hjalseth at chjalseth@RHAwa.org or (206) 905-0603. Become a Contributing Author It’s been said you can’t claim to be an author until you’re published. If that’s the case, we’ve got a couple ways for you to become an official author right here!

Your presence in the vendor directories is another facet of your membership that warrants attention. Being listed in two distinct categories within the RHAWA

Luke Brown

Print & Digital

RHAWA’s Current Newspaper is the leading rental housing industry news journal in Washington State. Current reviews industry related legislative activity, vacancy trends, property management and maintenance information, as well as business and personal finance. RHAWA is more than happy to review any and all articles pertaining to the

In an era where digital presence is tantamount to visibility, these advertising options can be instrumental in propelling your business into the limelight among the right audience. Sponsorship Lastly, the event sponsorship opportunities are a quintessence of community engagement. By sponsoring RHAWA events, you're not merely promoting your business, but you're also contributing to a thriving ecosystem of pro-

On this note, we are thrilled to unveil RHAWA's revamped Premier Sponsorships, our yearly sponsor packages. Taking a leap from the previous package, we now present three meticulously curated bundles, each brimming with a vastly expanded array of benefits. These benefits are comprehensive and designed to ensure a holistic engagement with the RHAWA community. They include sponsorship at all RHAWA yearly events, advertisements on the new RHAWA podcast, ad space in our CURRENT newspaper, and extended podium time at events among other advantages. In conclusion, your vendor membership at RHAWA is a repository of benefits, each designed to catalyze your business growth and foster deeper connections within the rental housing industry. As you navigate through your membership journey, embracing these benefits can be pivotal in aligning your business with the broader objectives of the RHAWA community and the rental housing sector at large. Your success, driven by the leverage of these benefits, reverberates through the entire community, embodying the collaborative spirit that RHAWA supports. Learn more at:

RHAwa.org/vendor-benefits

Rental Housing Association of WA GOVERNMENT AFFAIRS

Local Rental Housing Regulation Watch Tim Hatley | Policy + Communications |  thatley@RHAwa.org |  (206) 905-0601

RHAWA is hard at work keeping track of the ever-changing landscape of rental housing regulation in various jurisdictions across Washington State. BELLINGHAM The council must still apOn November 6, 2023, prove the new fees with voters in Bellingham apa final vote, expected at proved a new tenant proa meeting sometime in tection measure put forth November. The new fees by a group calling themwould then take effect selves Community First 15 days after that, which Whatcom. This measure means that property manrequires 120 days’ adagers who pay for their vance notice of rent in2024 registrations early creases. If a rent increase enough can still come in Tim Hatley is imposed of 8% or more under the old annual rate: in a 12-month rolling $10 per unit for 20 units timeframe, tenants could be eligible for or less, and $8 per for buildings with relocation assistance from the landlord. more than 20 apartments. That assistance must equal the sum of three-time Bellingham’s current fair-market monthly rent as defined by the U.S. housing and Urban Development metrics, or three times that tenant’s existing monthly rent, whichever is larger, according to the proposal. According to the Washington Policy Center, during the period in which the city of Portland’s relocation fee measure had full effect the number of single-family detached rental units in the city declined from 27,656 units to 23,669, a loss of 3,987 units or 14%. Housing providers in Bellingham will also see their registration fees double, as part of a revamp of an 8-year-old rental inspection program. Bellingham City Council voted 7–0 Monday, October 30 to change the annual registration fees, while also increasing penalties for missed or failed inspections. The current fee schedule gives housing providers a free pass for the first failed inspection but charges them $50 for all subsequent re-inspections. That will change to $100 for the first failed inspection, $200 for the second and $500 for the third. The fees for missed appointments will also increase incrementally under the new system.

After the changes take effect, owners of 20 units or less will pay $20 per unit, with larger buildings costing $16 per unit in annual registration fees. FEDERAL WAY Proponents of new legislation which would require a 180 notice for any rent increase and impose a $10 late fee cap attended a City Council Committee meeting advocating on behalf of the proposal. A spokesperson for the group claimed they had the support of 10 different community organizations including the Low-Income Housing Coalition and Solid Ground. While no legislation has yet been introduced, efforts by tenant advocates to push new regulations is ongoing. KENMORE The Washington Business Properties Association (WBPA) filed a suit in late August in King County Superior Court against the City of Kenmore. They are seeking declaratory relief over municipal ordinances that "conflict with and are preempted by state law and that improperly place unconstitutional burdens infringing upon the rights of landlords to enter into and enforce the terms of residential lease relationships with tenants." Specifically, the WBPA takes issue with two ordinances that were enacted by the city in 2022 as a suite of tenant protections. They aim to enshrine into

city law "just cause eviction protection," capping fees and deposits, increasing notice for rent hikes, authorizing tenant payment plans and banning "abusive, deceptive, and unfair practices in rental housing." The WBPA claims these ordinances are poorly written and run afoul of the state law. OLYMPIA The Olympia City Council discussed at a November meeting the potential for a rental registration and inspection program. Their initial belief is that the registration for each property would be $35 paid for by the rental housing provider. Supporters say they would use the money for “improving housing quality, tenant protection, and education,”. Also stated is they would like to see this go further in the future to include relocation assistance and other rental housing laws. Olympia’s Mayor, Cheryl Selby, expressed her concerns that similar policies passed in other cities have led to small rental housing providers selling their properties because of the increased regulation. This of course would lead to less housing in an already strained market. SEATTLE The City Council is currently reviewing its 2024 Budget and is considering at least two amendments concerning rental housing. One would appropriate $50,000 to convene a tenant workgroup on strategies to protect the health and well-being of Seattle renters, including the potential of a new office dedicated to enforcing current laws and establishing new laws, requirements, and standards related to renters. A second amendment proposes a reporting requirement to collect data on rental rates and other information about the units (e.g., size of unit) for housing subject to the Renal Registration and Inspection Ordinance.

SHORELINE The Shoreline City Council is scheduled to discuss potential Residential Tenant Protections at their November 20, 2023, Council meeting with potential final action on December 4, 2023. Options for protections include, but are not limited to: • Increased notice period for certain rent increases, • Limits to move-in fees, security deposits and late fees, • Ability for tenant to request different rent due dates if primary income source is provided via governmental assistance, and • No requirement to provide a Social Security number for tenant screening. SPOKANE The Spokane City Council passed the Regulation of Residential Rental Housing ordinance in early 2023. It mandates business licenses for rental housing operators and establishes a rental property registry. It also provides funding for more routine inspections by Code Enforcement staff. The goal of the rental property registry is to collect property information and contact details. It also aims to simplify reporting. The registry will help the city with routine inspections and ensure compliance. The online registration has a planned launch for December 2023 TACOMA Tacoma Measure 1 was on the November 7, 2023, ballot and proposes relocation assistance for rent increases of more than 5%; requires a 210 notice for a rent increase; prohibits school year and cold-weather evictions; caps fees; and prohibits evictions of seniors, first responders, military, health care providers and educators. As of this writing the Measure 1 is passing by the thinnest of margins.

CURRENT | December 2023 GOVERNMENT AFFAIRS

GRASSROOTS ADVOCACY & LEGISLATIVE SESSIONPREVIEW

Daniel Bannon | Grassroots Organizer |  dbannon@RHAwa.org |  (206) 905-0609

The 2024 Legislative Session begins on January 9, 2024, which is just around the corner. We hope you are looking forward to joining our events and various calls to action to amplify the voice of small housing providers and support rental housing in Washington. This year we will undoubtedly see an onslaught of regulations targeting housing providers, many of which we have seen before. Ideas are already being discussed well before the opening day of the legislative session. Rent increase notice periods, late fees, and rent control are just a few examples of the policies we are preparing to take on. We will need your help now more than ever as we not only fight to stop these harmful regulations but also push for things that will help housing providers, such as electronic notices and statewide preemption. The solution to bad housing policy is to not only stop the harmful legislation but to promote and bolster legislation that will make it easier to provide housing. Improving a small housing provider's ability to run their business will reduce costs, make it easier to negotiate lease terms and encourage a more cooperative rental housing environment. The legislative problems we currently face can be solved with legislative solutions and RHAWA is always looking to find these solutions and spread their ideas. But, of course, our success with these goals is dependent on you joining us and sharing your voice. GRASSROOTS ADVOCACY Grassroots advocacy is necessary to defend the rights of housing providers. As said by our President and Executive Director Sean Flynn, one

member’s testimony is worth ten of our lobbyists, While some of you might be nervous about giving testimony or speaking to your lawmakers, we strive to make it as easy as possible, from one-click registration to speak, to having our staff, lobbyists and fellow housing providers provide advice and feedback to your testimony, it's never been easier to share your experience with the lawmakers. Learning how to effectively advocate on your own behalf during sessions will also help teach you the skills necessary to engage with local issues as well. It is difficult for us to provide prep sessions for every local issue that arises in city councils but learning how to interpret and present talking points during Legislative Session will ensure that you are fully prepared for anything that may come down the line in your local jurisdiction. Again, it is essential for these lawmakers to hear your lived experiences so they can truly understand the needs and struggles of small housing providers. In addition to harnessing the voices of our members, we must ensure that all facets of the rental housing industry work together to create a robust and effective grassroots advocacy effort. RHAWA has brought together property managers, rental housing owners, manufactured housing owners, and industry professionals from across the state to form the Rental Housing Association Coalition (RHAC). Members of the coalition will be invited and included in our Legislative Session Preparation in order to present a united front in our advocacy efforts.

Coalition members include:

Daniel Bannon

Weekly Online Meet-Up – Hop into our Monday morning meet-up to learn what the most pressing bills are for the week. You will receive an event reminder with a join link prior to each meet-up. LEGISLATIVE EVENTS Legislative Session Kickoff – Join RHAWA leadership and lobbyists to discuss the upcoming legislative session with lawmakers who work hard to support us on the hill. You can help drive the solutions to our challenges by advocating for policies that build a healthy housing economy for all, so don't miss this opportunity to learn how to get involved. Make your voice heard and join us in defending your rights as a housing provider. Join us on January 4, 2024, from 6-7:30 p.m. for our 2024 Legislative Session Kickoff. You can register for this event at: RHAwa.org/events/2024-legislative-session-kick-off. Please note: Registering for the kickoff event will automatically register you for all other Legislative Session events. Briefing Rooms – Staff and lobbyists will be available to consult with you two hours before any critical hearings in the Virtual Briefing Room throughout the session. They can assist you with signing up for your remote committee testimony and help you prepare your speaking points prior to your appointment.

Legislative Session Recap – This event will discuss the 2024 Legislative Session from start to finish. We will be going over our hardest fights, biggest opportunities, and key takeaways. Don't miss this opportunity to peek behind the curtain and figure out not just what happened, but why it happened. Learn what messaging is effective and how we can bolster our grassroots advocacy efforts. We will also be talking about what comes next, and how to prepare for the upcoming elections. COMMUNICATIONS Calls to Action – Watch your inbox for hearing announcements, upcoming events, and Calls to Action! Content from this coalition is developed and approved by our RHAC leadership advocacy team. All Calls to Action and advocacy updates will include a way to submit written testimony or a link that will grant you easy access to the sign-up process. Advocacy Center – The Advocacy Center is your go-to resource to make sure you're ready to participate in our advocacy efforts. This page is continually updated with our most upto-date campaign.

Rental Housing Association of WA GOVERNMENT AFFAIRS

BRACE YOURS

SOCIALIST POLICIES SOON

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

Tim Hatley

With the passage of Tacoma Measure 1 expect a full-out frontal assault aimed at Olympia and small rental housing providers this winter. Armed by their success in Tacoma, renter activists have already signaled their intent to wage the next war against housing providers in January during the 2024 legislative session and campaign season. Tacoma Measure 1, which is winning by a razor-thin margin, is one

of those measures headed directly to Olympia. Tacoma Measure 1 places a ban on winter evictions, requires two months of relocation assistance to a tenant for a rent increase of over 5%, institutes a 210-day rent increase notice, and caps late fees at $10. Renter advocates are not shy about expressing their desire for a statewide requirement for all of Tacoma's Measure 1 provisions. A recent article that appeared in the online newspa-

per Crosscut featured an observation by Democrat State Senator Yasmin Trudeau (LD27-Tacoma), a leading supporter of Measure 1, Sen. Trudeau said a win by Tacoma for All could reverberate across the state. “I think that’s why the landlord associations are so nervous … If the city of Tacoma can pass something as bold as Measure 1, what does that mean for the rest of the state?” she said.

Sen. Trudeau, who has in the past proposed rent control and other anti-rental housing measures in the legislature, said the Measure 1 campaign is also a message to other state lawmakers to enact more statewide protections. “We should probably do something that supports everyone across the state, because … I think you’re going to see other measures pop up,” she said.

PLEASE DONATE HERE: www.R

CURRENT | December 2023

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red tape pe rmits disruptive or threat stay in

ening neighbo your apartme rs to nt complex you face mo Sen. Trudeau will be a major rent-free. Su nths of endurin bsequently, g their behav court’s deter ior, awaiting mination on the wh eth eviction, with er their cond influencer in this upcoming the slim possi uct justifies bility of them being relocat ed. session and is expected to Contact: Danie Paid for by the l Bannon | Rental Housi Grassroots Org ng Association anizer | dba of Washington nnon@RHAwa.o . introduce legislation that rg | (206) 905 -0609 | PO Box 31103, Sea ttle, WA 98103 would have the provisions of Tacoma Measure 1 apply statewide. Sen. Trudeau is a forWith the 2024 legislative term being mer staff to Attorney General Bob Ferguson who is running for Govera short 60 days, rental housing polinor and is rumored to harbor higher cies are expected to be some of the political ambitions and is said to be highest profile and contentious issues of the session. seriously considering a run for her old boss Attorney General’s office.

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SELF TACOMA:

Rental Housing Association of WA GOVERNMENT AFFAIRS

THE TENANT ASSISTANCE PROGRAM Paving the Way for Rent Relief, Not Rent Control Tim Hatley | Policy + Communications |  thatley@RHAwa.org |  (206) 905-0601

With the leaves falling and days growing shorter, this is our signal the Washington State Legislature will soon be in session and the battle over rent control begins again. Like a recurring dream, the nightmare of rent control keeps coming back to haunt rental housing providers every legislative session. But rather than having the same rent control nightmare over and over, why not dream of finding a way where tenants can afford to stay in their home when they are facing an acute, shortterm financial hardship rather than dictate a rent control policy that has proven to be disastrous in other parts of the country. Why not have a rent relief program rather than a rent control directive to help alleviate this discomfort? RHAWA, along with community lead-

ers and other stakeholders, has proposed a short-term economic stimulus program for tenants so they can afford to stay in their homes when they are facing an unexpected financial challenge because of a health matter, an employment issue, or some other unanticipated life situation. Federal, state, or local funding could be earmarked for the program. Coined the Tenant Assistance Program (TAP), this proposal would help renters cover a portion of their rent for a period of time so they can stay in their homes and financially get back on their feet. HOW WOULD TAP WORK? TAP would require the participation of the local public housing authority (PHA) located in the jurisdiction in which TAP is created. The PHA would

establish a proportional payment standard for their service area to provide rental assistance for seniors, low-income families, and members of marginalized communities living in rental housing. The program would be locally designed to meet the needs of that community. The PHA could provide a “housing gap voucher” to any resident who qualifies for rental assistance. The “voucher” payment would be used to fill the “gap” between what the renter can afford to pay and their agreed-upon lease payment with the housing provider. Ideally, the TAP would be used for only a short period of time rather than an ongoing subsidy as a mechanism for a tenant to be provided rental assistance to be able to stay in their home during their financial crisis.

The Tenant Assistance Program is a bold and innovative concept and will likely be met with skepticism from hard-core tenant advocates. Ironically, recent history in Washington and other states show it’s the policies promulgated by these same hard-core advocates that are the root cause of our housing crisis -- and combined with our government’s lack of adequate funding for mental and substance abuse treatment are the leading causes of homelessness in our state. While TAP won’t end homelessness or help find treatment beds for those suffering from addiction or mental illness, it can provide a bridge for those who are facing a precarious financial challenge allowing them to stay in their homes and get back on their feet.

YOUR VOICE MATTERS! At RHAWA we are committed to enhancing your membership experience and providing you with exceptional benefits. To achieve this, we need YOUR VALUABLE FEEDBACK! Take our quick 10-minute survey and share your thoughts on how we can better serve you. As a token of our appreciation, you’ll instantly earn $10 off registration for an engaging online class – just for taking the survey! Your input fuels our dedication to excellence, ensuring that your membership with RHAWA is nothing short of extraordinary. Scan the barcode below with your smart phone to start the survey and make your impact today!

Thank you in advance for being an integral part of our community.

CURRENT | December 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. ACCOUNTING | BOOKKEEPING

BANKS

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

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

Elevation Construction (425) 633-2416 | elevationconstructionwa.com

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

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

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

White Clover Properties (425) 230-6000 | whiteclover.org

ADVERTISING | VACANCY LISTINGS

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

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

COLLECTIONS

BUILDING REPAIR | REMODEL

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

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

COMMERCIAL REAL ESTATE

Maintco (425) 822-5505 | maintcogc.com

Capstone Commercial Real Estate Advisors John Downing

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

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

(206) 324-9427 | capstonerea.com

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

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

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

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

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

ATTORNEYS Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com Christopher T. Benis, Attorney at Law First Avenue Law Group, PLLC Vendor of the Year | 2006 (206) 447-1900 | firstavenuelaw.com

Union Bank Brandon Bemis (206) 715-0877 | unionbank.com

Fischer Restoration (888) 345-2532 | fischerrestore.com Flippers Warehouse (206) 656-3222 | flipperswarehouse.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

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

(503) 255-8795 Ledger Square Law (253) 327-1701 | ledgersquarelaw.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

BANKS CMG Home Loans Eric Aasness (206) 915-3742 | homebridge.com Eastside Funding

(425) 230-0000 | eastsidefunding.com

Rife Masonry Chad Rife: (206) 696-6998 | rifemasonry.com RKC Construction, Inc. Kyle Caulk (206) 595-3565 | cajames.com

Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com Foundation Group, LLC (206) 324-7622 | foundationgroupre.com

T.E. Kelly Company, LLC Tim Kelly: (206) 240-1950 The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.com Top-Rung Construction LLC Gary Gilmer (253) 893-1101 | fieldsroofservice.com

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

Dimension Law Group PLLC Synthia Melton (206) 973-3500 | dimensionlaw.com

Glasson Legal

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

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

CARBON MONOXIDE + SMOKE DETECTION

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

Flynn and Associates, PLLC Sean Flynn (206) 330-0608 | theflynnfirm.com

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

BATHTUB + SHOWER RENOVATION

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

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

CARPET CLEANING Straight Street Building / Home Inspection John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws

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

BUILDING REPAIR | REMODEL +1 Construction (206) 313-6587 | plusoneconstruction.com Bellan Group, LLC Susan Bellan (206) 383-0102 | bellan.com Construction Expeditors, LLC (206) 595-8852 | (877) 644-1700 constructionexpeditors.com

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

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

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

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

CLEANING CleanSpace Cleaning Services (206) 462-3200 | cleanspace2day.com Genesee Carpet Cleaning (206) 569-5573 | genesseecarpetcleaning.com Seattle Window Cleaners LLC (206) 453-3936 | seattlewindowcleaner.com

Pilot Ventures LLC Jason Kono (206) 566-6600 | pilotnw.com Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com

Rental Housing Association of WA VENDOR LISTINGS COMMERCIAL REAL ESTATE

DRAIN CLEANING

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

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

Windermere Real Estate Commercial Therasa Alston | (206) 650-4777

COMMERCIAL REINVESTMENTS + FINANCIAL SERVICES 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.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

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

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

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

RentalRiff (541) 600-3200 | rentalriff.com

HARDWARE

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

Greenwood True Value Hardware

(206) 783-2900 | greenwoodhardware.com

HEATING | AIR CONDITIONING (HVAC) Real Estate Transition Solutions (206) 502-4862 | www.re-transition.com/rhawa

DRYWALL

+1 Construction (206) 313-6587 | plusoneconstruction.com A&A Electric (206) 212-1888 | anaelectric.com

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

Seattle Rental Inspection Services (RRIO) (206) 854-0390

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

Bellan Group, LLC Susan Bellan (206) 383-0102 | bellan.com Bravo Roofing, Inc. GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com bravoroofs.com Construction Expeditors, LLC (206) 595-8852 | constructionexpeditors.com Diamond Roofers, LLP Flat & Low Slope (206) 202-7770 | diamondroofers.com ER Flooring (360) 402-9566 | erflooring.com Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com Maintco (425) 822-5505 | maintcogc.com 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

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

A&A Electric (206) 212-1888 | anaelectric.com Capstone Solar (206) 580-3448 | capstonesolar.com Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net

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

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

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

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

DEVELOPERS 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

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

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

ELECTRICAL MAINTENANCE + REPAIR

EVICTIONS Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.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

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

HOME INSPECTIONS

EDUCATION – REAL ESTATE CONTRACTORS

TQ Handyman LLC Trevor Rose: (206) 222-5129 | tqhandyman.com Valencias Handyman (509) 346-3694 | Javiervv065@icloud.com

DRYER VENT + DUCT CLEANING

Dryer Vent Solutions (425) 398-5001 | dryerventcleaning.com

HANDYMAN SERVICES

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

Zoom Drain (206) 531-0885 | zoomdrain.com

CONSTRUCTION + DEMOLITION RKC Construction, Inc. Kyle Caulk (206) 595-3565 | cajames.com

EXCHANGE — 1031 REAL ESTATE

Sound Realty Group Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com

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

Velocity 1031 (425) 247-3307 | velocity1031.com

FINANCIAL | LIFE INSURANCE SERVICES American Family Insurance Cisneros Agency, LLC Jonathan Cisneros (425) 513-8723 | amfam.com CPK Mortgage, Inc.

(831) 682-5647 | cpkmortgage.com Diamond Cut Insurance Group, Inc. Larry Janowicz (425) 879-5198 | dcigi.com Olympic Estate Group, LLC G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com

FLOOD | SEWER OVERFLOW CLEANUP Fischer Restoration (888) 345-2532 | fischerrestore.com

FLOOR COVERINGS 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

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

INSURANCE American Family Insurance Cisneros Agency, LLC

Jonathan Cisneros

(425) 513-8723 | amfam.com 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 Leavitt Group Northwest Michael Hufschmid (253) 929-4643 | leavitt.com State Farm Insurance (206)322-3910 | myseattleinsurance.com

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

Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org billie.fisher@seattle.gov Tacoma Housing Authority (253) 281-7674 | tacomahousing.net

GUTTER CLEAN + INSTALLATION Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com Seattle Window Cleaners LLC (206) 453-3936 | seattlewindowcleaner.com

HANDYMAN SERVICES Abc Turn-Key Services LLC (253) 432-1748 | abcturnkeyservices.com

Darco Inc (206) 322-9495 | darcoapts.com GoodRoots Companies, Inc (480) 710-6074 | goodroots.io Kay Properties & Investments Dwight Kay (855) 899-4597 | kpi1031.com

CURRENT | December 2023 VENDOR LISTINGS INVESTMENT + FINANCIAL SERVICES

LENDERS, MORTGAGE CAPITAL

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

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

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

(206) 448-0884 x202 | soundcb.com

McTaggart Real Estate (206) 322-9495 | darcoapts.com Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com Peak Mortgage Partners Dave Eden (206) 660-3014 | peakmp.com Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net Sound Realty Group Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com Velocity 1031 Exchange - 1031 Real Estate

Sound Community Bank

LOCKSMITH Downtown Locksmith (206) 571-1847 | Lockanddroad.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

(425) 247-3307 | velocity1031.com

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

LAND DEVELOPMENT | ZONING Allied Property Experts (206) 717-5777 | apex-re.com

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

LANDSCAPING Echo Yard Maintenance (206) 909-6873

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

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

MAINTENANCE Abc Turn-Key Services LLC (253) 432-1748 | abcturnkeyservices.com

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

PEST INSPECTIONS Straight Street Building / Home Inspection John Leon Gonzalez

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

PIPE RESTORATION

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

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

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

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

PROPERTY MANAGEMENT

Capstone Commercial Real Estate Advisors John Downing

(206) 324-9427 | capstonerea.com Cornell & Associates Inc (206)329-0085 | cornellandassociates.com Crown Properties Inc (253) 537-2704 | crown-rentals.com (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 Door Property Management (206) 992-7334 | emeralddoor.com

Eric Aasness (206) 915-3742 | homebridge.com CPK Mortgage, Inc. Eastside Funding

(425) 230-0000 | eastsidefunding.com

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

Real Estate Gladiators (425)260-3121 | www.realestategladiators.com Real Estate Investment Services (REIS) Lakewood: (253) 207-5871 Seattle: (206) 319-5981 | REISinvest.com Real Property Management Today (253) 426-1730 | rpmtoday.com Rentals Northwest Richard Wilber (253) 581-8616 Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net Seattle's Property Management (206) 856-6000 seattlespropertymanagement.com

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

METER + BILLING SERVICES Submeter Solutions, Inc. Jeff Lowry: (425) 228-6831 (888) 64-METER (63837) submetersolutions.com

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

ON-SITE LAUNDRY SERVICES Pacific Crest Savings Bank Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com

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

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

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

Kidder Matthews Simon and Anderson Team

(206) 747-4725 | dylansimon.com

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

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

(831) 682-5647 | cpkmortgage.com

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

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

PRINTING

Dave Poletti & Associates

CMG Home Loans

Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com Park 52 Property Management Paul Jakeman | (253) 473-5200 | park52.com

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

LENDERS, MORTGAGE CAPITAL

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

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

White Clover Properties (425) 230-6000 | whiteclover.org

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

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

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

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

LEAK DETECTION

Marathon Properties Jeff O’Hare (425) 745-9107 | marathonpropmgmt.com

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

RentalRiff (541) 600-3200 | rentalriff.com

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

Maple Leaf Management LLC Michelle Bannister (206) 850-8095 | mapleleafmgt.com

Next Brick Property Management (425) 372-7582

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

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

Madrona Real Estate Services, LLC Bradford Augustine (206) 538-2950 | MadronaRealEstate.com

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

Elevation Construction (425) 633-2416 | elevationconstructionwa.com Real Property Management Today (253) 426-1730 | rpmtoday.com

MASONRY SERVICES

PROPERTY MANAGEMENT

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

SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 suhrco.com Foundation Group, LLC (206) 324-7622 | foundationgroupre.com Icon Real Estate Services Inc. Jeremiah Roberson (425) 633-3330 | www.iconre.org Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com Jevons Property Management Enrique Jevons (206) 880-7935 | jevonsproperties.com Krishna Realty (425) 209-0055 | krishna-realty.com Longley Property Management Inc. Venita Longley (206) 937-3522 | longleypm.com

The Paris Group NW

(206) 466-4937 | theparisgroupnw.com TQ Handyman LLC Trevor Rose: (206) 222-5129 trevor@tqhandyman.com Viaclarity Inc (206) 853-1568 | divalerie1259@outlook.com Weber & Associates Property Management (425) 745-5838 Westlake Associates (206) 505-9400 | westlakeassociates.com White Clover Properties (425) 230-6000 | whiteclover.org

Rental Housing Association of WA VENDOR LISTINGS PROPERTY MANAGEMENT

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

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

ROOFING SERVICES 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

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

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

TRAUMA SCENE CLEAN-UP Windermere Property Management / JMW Group (206) 621-2037 | windermere-pm.com

Park 52 Property Management Paul Jakeman | (253) 473-5200 | park52.com

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

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

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

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

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

REAL ESTATE BROKERS Allied Property Experts (206) 717-5777 | apex-re.com Capstone Commercial Real Estate Advisors John Downing (206) 324-9427 | capstonerea.com 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 Darco Inc (206) 322-9495 | darcoapts.com Elita Living Real Estate LLC Erica Vincent (206) 323-0771 | elitaliving.com Foundation Group, LLC (206) 324-7622 | foundationgroupre.com GoodRoots Companies, Inc (480) 710-6074 | goodroots.io Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com

SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 | suhrco.com The Paris Group NW (206) 466-4937 | thepaccarisgroupnw.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 WPI Real Estate Services, Inc. (206) 522-8172 x105 | wpirealestate.com

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

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 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

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

Seattle Rental Inspection Services (RRIO) (206)854-0390

seattlerentalinspectionservices.com

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

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

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

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

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

Straight Street Building / Home Inspection John Leon Gonzalez

Next Brick Property Management (425) 372-7582

VACANCY LISTING SERVICES

SIDE SEWER REPAIR

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

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

Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org billie.fisher@seattle.gov

SJA Property Management (425) 658-1920 | sjapropertymanagement.com Sound Reatly Group Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com

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

UTILITY SERVICES Conservice (435) 419-4960 | conservice.com

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

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

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

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

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

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

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

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

SUBMETERING Submeter Solutions, Inc. Jeff Lowry: (425) 228-6831 (888) 64-METER (63837) | submetersolutions.com

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

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

TEMPORARY HOUSING 99Gem (206) 579-9533 | D.Perkins5637@gmail.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

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

CURRENT | December 2023 GOVERNMENT AFFAIRS

Jason Roth, Seattle’s Own Rambling Man Corey Hjalseth | External Affairs Manager |  chjalseth@RHAwa.org |  (206) 905-0603

SSTT

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Jason set up an initial lease agreement with his tenant and the tenant paid him $1,000. After the initial $1,000, Jason has not received a dime. He decided to take legal action and has been fighting for just about eight months to have his property returned to him. Not only

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If you have been paying even a little attention to Seattle media over the last two months, you will have heard of Jason Roth, more commonly known as, “Van Guy”. If you aren’t familiar with Jason’s story, he purchased a home in Seattle several years ago and spent a couple of years fixing up that home. He then rented rooms to his friends who needed an affordable place to live. Eventually Jason moved out of his home and rented the entire home out to a single tenant. This tenant was initially found and screened by a property management company Jason had hired. After about a year, the property management company decided they did not want to manage his property anymore, but that he could keep the tenant they had screened and currently had living at his property. After the transition of management Jason came to realize the tenant had not been paying rent to the property management company for some time and the property management company had not disclosed that to Jason.

AA A AW WA DC C A P PO OD

that, but the tenant was also renting out the basement unit as an AirBnB which, according to Jason, was allowed if the other terms of the lease were met. The rent was not being paid so the AirBnB was therefore not allowed. The tenant was showing parties at the house on his

Instagram account and seemingly didn’t have a care in the world about not paying his rent. All this as his landlord lives in a van that he retrofitted to be livable while he spends some nights in his van and other nights couch surfing with relatives until he can recover his home.

Jason’s first court appearance was October 23rd, 2023, and to no one’s surprise, the pro bono attorney supplied by the Housing Justice Project, asked for a continuance. The continuance  Continued on page 28

Rental Housing Association of WA MEMBER ENGAGEMENT

The Value of RHAWA’s

Attorney-Reviewed Leases & Forms Ivan Kallevig | Business Development Manager |  ikallevig@RHAwa.org |  (206) 905-0600

Ivan Kallevig

Like most things in life, it’s best to have a plan. Plans are necessary for making sure that things get done and are completed in the way that they are meant to be completed. The best form of “Plans” that the Rental Housing Association of Washington provides is their attorney-reviewed leases, forms, and addenda. These documents are extremely valuable to any and all RHAWA members who decide to use them because they can help you plan for what comes next. Whether you are preparing to lease your home, in the leasing process, or need to send a notice or other communications to existing tenants, RHAWA has what you need to make your life easier. The first section that most people look at when diving into our forms is the “Application and Screening” section. Making sure you have all of your proverbial ducks in a row prior to leasing the property is very important. This section of our forms has everything you need: from application criteria guidelines to adverse action letters to the actual application for tenancy.

The second section of our forms is the “Leases and Required Addenda” section. Arguably the most crucial documents we offer, our leases and all of our other documents are reviewed regularly by highly trusted attorneys so that you can rest assured that you are using the most up-to-date documents with the most recent changes to the laws in your forms. Instructions for leasing forms are also city-specific so if you provide housing in a jurisdiction that has unique rental laws, our forms have you covered! The third section is reserved for “Optional Lease Addenda”. This section is your one-stop-shop for any and all of your unique documents: from a Bed Bug Addendum, Septic Tank Addendum, and Pet Addendum. Be sure to check this section if your property has any unusual specifications. The fourth section is important because this is where all of the “Tenant Notice Forms” are located. Some of the most crucial forms we provide are located in

this section. Forms like the “Comply or Vacate Notice”, “Rent Increase Notice”, and “Pay or Vacate Notice” are here for your use. For these forms in particular, it is important that you observe the Serve Instructions so that you are handling every situation legally depending on the jurisdiction that the property is located in.* The fifth and final section of the leases and forms that RHAWA provides is the “Other Tenant Communication Forms”. This section has helpful forms for Move-Out Instructions, Rent Invoices, and Roommate Addendums, as well as other helpful forms that can be used throughout the course of the tenancy. If you’re having trouble finding the form you need in another section, chances are it is going to be here. Whether a tenant is asking for a repair estimate for an issue with the property, or you need to send an invoice for work that was previously done on the property, this section has the forms and how to use them.

for all of these sections is that we provide notes on how to use these forms and also note when the documents were last reviewed and updated. Located in the middle column of the page, you’ll see some instructions on how and when to use these forms. All of these sections are extremely valuable assets to the rental housing provider and provide a framework from which to operate their rental property from. When devising your plans for renting out your property, whether you’ve been a rental housing provider for decades or days, these forms provide the backbone of what a solid plan looks like for a housing provider in the state of Washington. If you have any questions regarding these forms or want to get more information, our awesome staff would love to assist you. Feel free to reach out to me directly at ikallevig@ RHAwa.org.

A new feature I would like to point out

CURRENT | December 2023

Holiday Kitchen Sink Clogs Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year

Bruce Davis, Sr.

When is it a bad time to offer advice about unclogging clogged sinks? Never! Even if your lease clearly states that the tenant is responsible for clogged kitchen sink drains, in the “heat of battle” you may still be in the line of fire and could possibly get the call. Here are a few tips to share with your tenant before you or your plumber are contacted to fix the problem. We all know that regardless of what contractors and architects design or intend; the kitchen is the center and the ‘heart’ of every home; and this is especially true during the holidays. Dozens and dozens of hours are spent before, during and after our winter holidays in and near the kitchen, preparing meals, treats, goodies, feasts, functions, and festivities; as we celebrate and visit

family and friends, and they celebrate and visit us. There is nothing quite like the warm and wonderful smells that fill our homes during these times, and of course, there is no worse time for something to go wrong with the kitchen sink drain. When we get a call for help during the holidays and it’s a problem with the kitchen sink drain, we know it’s one of those emergencies that need to be handled as quickly as we can, because it often happens right in the middle of preparing a big meal for a house full of hungry friends and relatives. So, if the caller is willing, we try to talk them through trying to clear the clog with a plunger while on the phone with this basic advice… • Get a plunger, a small towel or

•

washcloth, and a wet vac if you have one. Sometimes the sink will drain very slowly, so if that has happened, run some water until there are a couple inches in the sink. If the sink is really full, vacuum out water down to a couple inches deep. If there are two sinks, stuff the washcloth into the strainer on the drain that does not have the disposer connected to it, and you are ready to try the plunger; but you must continue to hold-down the washcloth while plumbing or you won’t have any chance of clearing the clog. Now, cover the other sink strainer/ drain with the plunger and begin going up-and-down-up-and-down with short strokes moderately

quickly. If the clog is in one of the P-traps or within a couple feet of the sink drains, you may dislodge it and get some drainage. If you do, drain the sink all out, and then run hot water for about 5 minutes to attempt to rinse away whatever you can. If plunging the sink doesn’t help, it’s time for someone else to help. A professional tech will likely take a look to see if there is any drainage at all, then empty the sinks with a wet vac. Then we’ll pull and clean the P-traps, and unless they were plugged solid, we’ll cable-snake the drain and/or jet it with a small, electric Jetter.  Continued on page 34

Rental Housing Association of WA  Continued from page 25

Jason Roth, Seattle’s Own Rambling Man was granted and that now sets the next court date to March 12th. As in five months from now. Roths’ woes with the court system follow a similar troubling trend that many other tenant-landlord attorneys have spoken about with RHA. Eviction cases are supposed to be a high priority and heard first by commissioners within 30 days of the request. That is continually not happening. Cases are not being heard for between three and 5 months. Below I have a rough breakdown of how long a standard non-pay eviction is currently taking in King County court.

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I mentioned the Housing Justice Project in relation to Jason Roth’s case. For those who don’t know, the Housing Justice Project is an organization in King County that helps low-income tenants with landlord-tenant law cases. The trend ringing true from all my conversations with various rental housing providers in the area, is that the Housing Justice Project does not assign an attorney to a case until the last minute. The result of this late assignment leads to an almost automatic continuance which gets rolled to the back of the line for the courts and the schedule is generally three to five months out. These cases are usually heard by Commissioners, not Superior Court Judges and the Commissioners say they are swamped. GENERAL CURRENT EVICTION TIMELINE IN KING COUNTY FOR NON-PAYMENT OF RENT • Initial 14 day pay-or-vacate notice =total days 14

• Lawsuit filed 7 days later if no response or payment received= Total days 21 • Personal service of lawsuit, tenant has 7 days to respond= Total days 28 • File motion for a court date usually 2 or 3 days later= total days 30 • Court date IF you’re lucky, will be 5-months out= Total days 180 • Court date, Housing Justice Project attorney is assigned and asks for continuance. Generally, that is granted. 2nd court date will be another 5 months= Total days 330 • 2nd court date, you win, and you get a judgment and the order for the Sheriff’s department to remove a tenant from the property. This can take an additional 30 days =Total days 360 (Basically a year) • This is the FAST version. Many can take longer. “I think this backlog, to me is an emergency. It should be dealt with accordingly and then maybe move back to commissioners take these cases once they’re caught up,” Roth said in sit down interview with RHA. Check out the newest episode of our Podcast, Housing Matters, to hear my discussion with not only Jason Roth, but another rental housing provider in Bellevue and a local tenant-landlord law attorney who has struggled with the extreme backlog of cases in King County. Housing Matters can be found on all popular podcast platforms, or you can watch the video version on RHAWA’s YouTube channel.

CURRENT | December 2023 EVENT

Annual Business Meeting Review Chloe Moser | Event Coordinator |  cmoser@RHAwa.org |  (206) 905-0600

Chloe Moser

This year’s Annual Business Meeting (ABM) was better than ever before; RHAWA members and leaders gathered at The Vault in Kirkland to discuss the past year’s successes and what we can expect in 2024. The event space called The Vault, was graciously donated to us by RHAWA Board Member, Chris Gurdjian. The Vault is an event space located in the 11 Capital building and is host to a series of beautiful and rare vintage cars. Our members were able to indulge in delightful snacks and beverages provided by Wilson Catering while taking in the awe-inspiring vehicles. In previous years the ABM has been formatted in a presentation with auditorium-style seating; this year we wanted

to change it up and hold the event more like an informal get-together. Everyone was milling about, chatting, networking, and sharing stories about being small housing providers in Washington State. This was also a wonderful opportunity for our members to meet with our leadership and staff. Sean Flynn, our Executive Director, and President of the Board addressed the group, talking about the highlights of the year, the importance of donating to our Political Action Committee (PAC) and our Legal Defense Fund (LDF), and awarding our Member and Volunteer of the Year. Some notable facts of the nights were:

RHAWA’s impressive 96.3% retention rate Development • 50 new city-specific notices • 18 new support center articles • 15 new/revised classes covering state & local laws. Participation • 17,600 form downloads each month. • 187 class attendees each month • 373 support ticket responses each month • 1,008 Support Center article views Events • 5 incredible events so far this year with one more to go – the Winter

Gala, to be held at Emerald City Trapeze on December 2. • An incredibly successful Membership Appreciation event this past summer with the most attendees at an RHAWA event to date. Members then voted unanimously to pass bylaw amendments and elect the new Council of Regents. The event wound down after we got the formal voting out of the way, and members were able to continue to mingle and enjoy the venue. We want to thank everyone who came out and participated in marking RHAWA the organization it is today and helping it grow for the members of tomorrow.

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CURRENT | December 2023

Maintaining Value in Your Rental Holly Furen | Residential Broker/Property Manager |

LynnMac Commercial, LLC

Holly Furen

In order to keep your rental home valuable as a rental there are three things that will keep not only your rental income low but the home value if you intend to sell to another investor. The Price of Deferred Maintenance is the biggest expense that will catch up with you whether you attempt to rent or sell a property. Not only that, but you will also end up paying a lot more for anything that is allowed to decline for a long period of time. A roof that needs to be replaced could cost up to $1000 for an emergency leak resolution during the winter. Gutters not being properly cleaned routinely will also contribute to the degradation of a roof sooner rather than later. A furnace that has aged out will also become a very large expense if you suddenly need to replace it, not to mention the fire hazard that space heaters are when tenants turn to other heat sources. Some tenants will even turn on all burners on the stove to give extra heat to a house that does not have adequate heat. Upgrading

the windows if they are old and cause drafts or mold can lower the expenses for tenants who may choose to move if their utilities are running too high. Making sure your smoke and carbon-monoxide detectors are marked as when they were installed will help determine when they should be replaced. It could cost up to $1200 to replace hard-wired detectors in an emergency if the tenants are not easily remedied by a temporary replacement of battery-operated devices that will become unsightly with too many devices installed in one area. It is a good idea to have your home professionally inspected every 5 years, including a sewer scope. Not updating your rental between renters will keep renters from being interested if you are attempting to rent at a higher price point. Many renters these days are opposed to carpets. It's best to keep most areas as hard surface flooring and if you must have carpet, keep it only in the bedrooms. Luxury Vinyl Planks look like wood and are far more resistant to water issues or

other wear and are much less expensive than real wood products. It's best to use a solid neutral color throughout instead of different colors in different rooms that can be off-putting to some. The market is minimized by anything that does not make anyone want to move in immediately. Colors or even accent walls look aged to many younger renters. Alabaster white is a great color and if you use the same color on all of your rentals, it will keep your costs down by maintaining the same color consistently. Keeping rental prices low may feel like a good idea to keep housing affordable but lowering the rent too much may cause future problems for you when it comes time to fix or replace something major. Lower rental income could also be problematic if you are trying to secure lending and your lender can't make the numbers work because your income isn't sufficient enough with lower rental income. It is also in your best interest to have some kind of increase every year, even if it is as low as $25. Maintaining

The views expressed in this article are solely that of the author and does not necessarily reflect the views of RHAWA.

long-term renters is a great idea but compromising your income when bigger expenses come up is a challenge when you won't have quite enough reserves to pay for big expenses. You should have at least $10,000 in an account ready for a big expense. In my experience, finding the median rate and lowering it just below will allow your rental to stand out and rent faster. If your price is too low, you may inadvertently attract the types of renters who will struggle to pay rent on time. Being a third-generation property manager, I have extensive knowledge and understanding of how renters think and cost-saving ways to maintain rental properties. Holly Furen is a licensed real estate broker and property manager with LynnMac Commercial, LLC specializing in residential rental property management and sales. Contact Holly at (206) 599-9298 or holly@lynnmaccommercial.com. Visit her website at hollyfuren.com.

Rental Housing Association of WA

Sustainable Property Maintenance: How to Make Your Property More Eco-Friendly Phil Schaller, CEO | RentalRiff | RHAWA Vendor Member

Phil Schaller

Here are some sustainable property maintenance best practices and modifications that can be made to your rental. As awareness about environmental issues grows, more and more people are looking for ways to make their properties more sustainable. From reducing energy consumption to using eco-friendly materials, there are many steps you can take to create a more eco-friendly property. For a landlord, this can also create a marketing advantage when attracting prospective tenants. In this guide, we’ll explore some sustainable property maintenance practices you can implement to make your property more eco-friendly. REDUCE WATER CONSUMPTION Water is a precious resource, and reducing water consumption can have a significant impact on the environment. Some simple ways to reduce water consumption include:

• Installing low-flow shower-heads and faucets • Fixing leaks promptly • Using a rain barrel to collect rainwater for outdoor watering • Replacing your lawn with drought-resistant landscaping

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

INSTALL ENERGY-EFFICIENT APPLIANCES Energy-efficient appliances can significantly reduce your energy consumption and save you money on your utility bills. Look for appliances that have the ENERGY STAR label, which indicates they meet certain energy efficiency standards. Some appliances to consider upgrading include: • Refrigerators • Dishwashers • Washing machines • Water heaters • HVAC systems

CHOOSE ECO-FRIENDLY MATERIALS When it comes to property maintenance, choosing eco-friendly materials can make a significant difference. Here are some eco-friendly materials to consider: • Bamboo flooring: Bamboo is a fast-growing, renewable resource that is a great alternative to traditional hardwood flooring. • Recycled glass countertops: Made from recycled glass, these countertops are durable, eco-friendly, and stylish. • Low VOC paint: Traditional paint contains volatile organic compounds (VOCs), which can be harmful to human health. Low VOC paint is a safer, more eco-friendly alternative.

USE NON-TOXIC CLEANING PRODUCTS Many conventional cleaning products contain harmful chemicals that can be harmful to human health and the

USE SUSTAINABLE LANDSCAPING PRACTICES Landscaping can have a significant impact on the environment, so using sustainable landscaping practices is essential. Here are some ways to create a more sustainable landscape: • Plant native species that are adapted to your climate • Use organic fertilizers and pest control methods • Install a rain garden or permeable pavers to reduce runoff • Use a push mower or electric mower instead of a gas-powered mower In conclusion, sustainable property maintenance practices can help you reduce your impact on the environment while also saving you (and your tenants) money in the long run. By implementing some of the practices discussed in this guide, you can create a more eco-friendly property that is healthier for you, your tenants, and the planet.

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.

CURRENT | December 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)

• 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.

In this session, you will learn best practices for advertising and following up with prospective tenants. We will explore:  Continued on page 34

Rental Housing Association of WA  Continued from page 33

 Continued from page 27

2024 PROPERTY MANAGER SERIES

Holiday Kitchen Sink Clogs

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.

Kitchen sinks are notorious for being coated and clogged with grease-clogs, so once any drainage is established, it’s best to jet the drain out as far as necessary to reach a larger, main drain. After the drain is clear and clean, hot water should be run for 5-minutes to prove drainage and to rinse pipes as well as possible. There is a theory with Plumbing Professionals that says if a drain is designed and installed properly, it doesn’t get clogged. Whoever holds to that theory has never had kids or tenants, (who often treat plumbing the same…).

•

• •

No drain was designed to receive and/ or evacuate foreign objects like Legos, soup-cans full of grease, mountains of leafy vegetables, toys, hair etc. I’ve found it best to make sure the lease includes a clear paragraph stating that any and all clogged drains caused by foreign objects are the responsibility of the tenant. That clause can’t always be proven/enforced, but it does take care of tenants who habitually abuse their drain systems. I’ve also found it helpful to provide a small ‘Tips and Precautions” Card when anyone new rents, that lists a few simple habits and precautions unique and specific to your property that will help everyone. Regarding the kitchen sink, the card can say…

• •

Run PLENTY of water before, during and for 1-minute after anything and everything put into the disposer. Every Time. Never put leafy or stringy greens into the disposer like celery, corn husks etc. Never put anything down/through the disposer too fast; ‘feed it’ at the rate it will take it without backing-up; the rule of thumb is “You can’t go too slow, you can only go too fast…” Except clear with clear water/liquids, anything too much or too fast will clog your sink and disposer. Always clean your disposer Monthly, by dumping 2 trays of ice-cubes thru it as fast as it will take, with cold water running. This will usually freeze, scour and dislodge slime and ‘left behind’ sludge. Never put/pour grease down the sink. Never use/pour drain-cleaner chemicals into or thru the Disposer; they rarely work and they ruin the mechanisms.

‘Tis the midst of the season. If you haven’t already done so, I’m reminding you to remind your tenant(s) about the do’s/don’ts of kitchen sink and garbage disposer treatment. With any luck, this gift will help them enjoy blissful family meals, minus the kitchen sink drain drama and trauma, and you’ll be a hero. Happy Holidays!

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 | December 2023

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CURRENT | December 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 | December 2023

Contractor ID:DIAMORL822CN

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(

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office@diamondroofer.com

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RHAWA MEMBER DISCOUNT

Rental Housing Association of WA

WHERE YOUR ROOF IS OUR ROOF We are registered Polyglass Contractor (#5008)

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

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

Proud Sponsor of

About Elizabeth Gregory Home (EGH) EGH inspires homeless women to transform their lives. Through services offered, women can meet immediate needs, as well as long-range goals to break the cycle of homelessness. Learn more about EGH and how you can help at eghseattle.org. Thank you.

EXPERTISE

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SPECIALIZING

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Special pricing for RHAWA members AND $100 donation toward EGH with paid re-roof contract!

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