CURRENT - January 2024 by RHAWA

VOL. XXXVIII No. 01

January 2024

R H AWA

CURRENT R E N T A L

H O U S I N G

I N D U S T R Y

N E W S

 MUST READ

Tacoma Rental Code + Measure 1

RENTAL REGULATIONS are Sinking our Mom-and-Pop Housing Providers.

DENISE MYERS | 11

 A CLOSER LOOK

2024 WA State Legislative Agenda

PRSRT STD US POSTAGE PAID PERMIT #13465 SEATTLE,WA

TIM HATLEY | 20

2023 WASHINGTON STATE & LOCAL LAW CHART | 18

CHANGE SERVICE REQUESTED

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

 MUST READ

Dedicated Volunteers are Essential to the Ongoing Success of RHAWA MELISSA CANFIELD | 3

UPCOMING

LINK MEETINGS JANUARY 9, 11, 16, 18

CONNECT

/RHAofWA

@RHA_ofWA

@RHAofWA

RHAwa.org

Rental Housing Association of WA

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CURRENT | January 2024 MEMBER ENGAGEMENT

2024 Volunteer Opportunities Dedicated Volunteers are Essential to the Ongoing Success of RHAWA

Melissa Canfield | Deputy Director |  mcanfield@RHAwa.org |  (206) 905-0615

Volunteers are the fuel that power RHAWA. Dedicated volunteers are essential to the ongoing success of RHAWA’s programs and publications. RHAWA offers a variety of ways for our members to get involved, from short-term volunteer projects to committee service. With every new volunteer, RHAWA grows more energized and better equipped to reach our common goals. JOIN A COMMITTEE Take an active role in determining how the association allocates its resources. RHAWA is at its best when the Board of Directors, staff, and members all have input and can collaborate to further the interests of independent housing providers throughout Washington. Budget + Finance Chair: Neil Wilson | Staff: Geoff Schertz – geoff@RHAwa.org | Frequency: Bi-Monthly Purpose: Oversees preliminary financial planning and provides guidance to the Board of Directors in support of approval of the annual budget, safeguarding organizational assets, recommends organizational financial policies, anticipates financial matters for the Board’s consideration, provides the Board of Directors regular, timely and accurate financial statements, assists in financial record retention. Education Chair: Chris Benis | Staff: Denise Myers – dmyers@RHAwa.org | Frequency: Call of the Chair Purpose: To discuss and recommend improvements to educational resources and programs. Legal Defense Fund Chair: Chris Benis | Staff: Tim Hatley – thatley@RHAwa.org | Frequency: Call of the Chair Purpose: To review and recommend to the Board of Directors legal positions in which RHAWA may choose to become involved. Legislative Issues Co-Chairs: Larry Crites, Christopher Cutting | Staff: Tim Hatley – thatley@RHAwa.org | Frequency: Monthly Purpose: To ensure RHAWA actively promotes the interests of the rental housing industry to state, county, and local legislative bodies. Makes recommendations to the Board of Directors regarding legislative policy.  Continued on page 4

IN THIS ISSUE

2024 Volunteer Opportunities..................................3 Education + Events: January Calendar....................5 Screening: Do You Have a Screening Lawsuit Pending? .................................................6 Industry in Motion......................................................8 Housing Matters Podcast: Eviction Numbers and Rental Housing Supply..................................9 Event: RHAWA's Spectacular Circus Gala............10 Education + Resources: Tacoma Rental Code + Measure 1.............................................. 11 UW Study Attacks “Mom-and-Pop” Housing Providers, Tenant Advocates Claim Mom-and-Pops Are Lying.......................15 Government Affairs: Local Rental Housing Regulation Watch................................................16 Rental Regulations are Sinking our Mom-and-Pop Housing Providers.............. 17 2023 Washington State & Local Law Chart..........18 2024 Washington State Legislative Agenda..........20 Vendor Listings........................................................21 2024 Property Manager Series..............................26 RHAWA 2024 Leadership........................................27 Unlocking Success: The Invaluable Educational Resources of RHAWA ........................................ 31 Give Me Shelter? Saying No to Uninvited Pests...............................................33 Apartment Market Set to Bounce Back in 2024..................................................................34

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

CONNECT WITH US  Facebook: Like us at facebook.com/RHAofWA

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.

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EXECUTIVE COMMITTEE President Sean Flynn

Secretary Larry Crites

Vice President Christopher Cutting

Treasurer Neil Wilson

Past President William Shadbolt

At-Large Sharon Cunnington

DIRECTORS

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

Jason Dolloph Kaitlyn Jackson Mark Mullally Synthia Melton

Cathy Jeney Chris Dobler Chris Gurdjian Cory Brewer Devin Easterlin

LEGAL COUNSEL Christopher Benis

Rental Housing Association of WA

 Continued from page 3

2024 Volunteer Opportunities Membership Chair: Sharon Cunnington | Staff: Ivan Kallevig – ikallevig@RHAwa.org | Frequency: Bi-Monthly Purpose: The purpose of the Membership Committee shall be to encourage all persons interested in RHAWA to join and become active members of the association as well as recommend policies and strategies for enhancing membership in RHAWA. The membership committee helps to ensure a growing and vital membership organization. Political Action Committee Chair: William Shadbolt | Staff: Corey Hjalseth – chjalseth@RHAwa.org | Frequency: Bi-Monthly Purpose: To raise funds for activities of the Political Action Committee (PAC). To determine which candidates for state, county, and local offices support the rental housing industry, and should be financially supported by RHAWA through recommendations made by the PAC. BECOME A GRASSROOTS ADVOCATE The 2024 Legislative Session is now underway and we need your help to fight back against the onslaught of new housing regulations that crop up during every Legislative Session. With the help of members like you as well as the members of the Rental Housing Association Coalition, we can defeat harmful policies in the 2024 Legislative Session. As a grassroots membership-based organization, RHAWA is made stronger by the involvement of its members. Your stories and experiences create the foundation RHAWA uses to turn the tide of rental housing legislation in Washington state. RHAWA makes involvement in legislative sessions as easy as clicking a link on our advocacy emails. It is imperative that members: • Respond to Action: show your support by attending mobilizations and emailing elected officials. Sharing your personal experience with lawmakers is the best way to communicate the needs of small housing providers. If you’re nervous about testifying in from of lawmakers, our staff is available to walk you through sharing your experiences as a small housing provider. This will help you feel prepared and motivated to share your stories with our elected officials. • Share your opinions on Legislation: In addition to participating in public testimony, messaging lawmakers using the RHAWA Advocacy Center and submitting written testimony on key bills is crucial to our advocacy efforts. RHAWA will make it as easy as possible to participate in legislative sessions even if you are not able to provide virtual or in-person testimony. • Sharing your perspectives on legislation is key to influencing the tide of rental housing policies in Washington state. During your participation in our advocacy efforts, you may even have the opportunity to be interviewed in our Housing Matters Podcast hosted by Corey Hjalseth! If you would like to share your story with staff, contact dbannon@rhawa.org or chjalseth@ RHAwa.org today! BECOME A PODCAST GUEST RHAWA's Housing Matters Podcast brings you interviews with a multitude of housing industry professionals as well as legislators on the front lines all over the state. We will take deep dives into rental and housing industry news statewide, pending legislation, history, and many other topics. As mentioned earlier, your participation in our advocacy efforts may lead

to RHAWA inviting you to be a guest on the podcast as well your stories can be beneficial in both our education and outreach efforts. If you feel passionate about an issue or curious about a topic you feel should be covered in the podcast, please contact Corey Hjalseth at chjalseth@RHAwa.org with your ideas. If you are interested in sponsoring, please contact Luke Brown at lbrown@RHAwa.org. 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 of ways for you to become an official author right here! RHAWA’s Current Newspaper and blog are the leading rental housing industry news sources in Washington State. These publications review industry-related legislative activity, vacancy trends, property management and maintenance information, as well as business and personal finance. If you would like to submit an article or blog post, the articles must be: • Educational in nature and cannot compete with products and services offered by RHAWA • Around 700 words in a Word document • Optional graphics or photos • Author byline + head-shot • Final paragraph about the author or company including contact info. RHAWA reserves the right to edit or refuse articles. RHAWA may give permission for articles to be reprinted with the stipulation that credit be given to the original author and the publication. Submit your article or blog post to Sisi Mereness at smereness@RHAwa.org. If you are interested in advertising opportunities, please refer to Current’s ad agreement for ad specs, rates, and deadlines found at: RHAwa.org/vendor-benefits. BECOME AN EDUCATION OR EVENT VOLUNTEER RHAWA is looking for volunteer educators for our ongoing seminars and other educational resources - to become part of a fast-moving, vibrant community that is experiencing dramatic growth. Instruct a Class We provide you with adult learning training, all the class material and work with your schedule. You provide an enthusiastic and engaging personality, experience with group facilitation, great communication skills, and act as a representative of the Rental Housing Association of Washington. Review our Instructor Handbook for policies and benefit information. Contribute to Curriculum Relying upon your knowledge and experience in the industry, you help us build and maintain curriculum and other educational resources. We publish and produce all materials, citing, and recognizing all contributors. Contact Denise Myers at dmyers@RHAwa.org to learn more. Facilitate a LINK Meeting You take a leadership role at a monthly member networking meeting at a restaurant in your area. We mail you discussion guides on various rental operations topics and invite members to the meetings. Based on the topic, you lead the discussion yourself or invite an appropriate professional from your area to help. LINK  Continued on page 8

CURRENT | January 2024 EDUCATION + EVENTS

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

2024 PROPERTY MANAGER SERIES TICKET PACKAGE ON SALE When: Cost:

Available through January 18 | Thursdays 12:00 pm 12-Part Series Tickets from $160

Classes on property management essentials will meet the second full week of each month on Thursdays at noon. Discount series tickets available now through Jan. 18. 2024 LEGISLATIVE SESSION KICK OFF When: Cost:

Thursday, January 4 | 6-7:30 pm Free

Join us for our first event in the new year to kick off the beginning of the 2024 legislative session! You will hear from top policymakers and industry leaders on what to expect out of this year's legislative session. Association staff will discuss RHAWA's five highest legislative priorities, how the priorities were developed, and what we’re expecting for the upcoming session. Don’t miss this dive into the 2024 issues that matter to housing providers across Washington. EXPANSION OF LOCAL RENTAL LAWS When: Cost:

Wednesday, January 10 | 3-4:30 pm $30 Members | $200 Freemium Subscribers

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 and more. PM SERIES 01: KICK OFF - BUILDING A CAREER IN THE HOUSING INDUSTRY When: Cost:

Thursday, January 18 | 12-1 pm $30 Members | $60 Freemium Subscribers | $90 Guests

With this class, we kick off our annual 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: 1. Various career opportunities in the industry and how to develop a career as a real estate professional. 2. Education and licensing requirements in Washington State. 3. Standards for professional appearance, behaviors, and communication. LINK MEETING Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. • Claim Jumper, Tukwila | Legislative Session Update Part 1 When: Tuesday, January 9, 6:30-8 pm

• Ben Dews Clubhouse Grill, Tacoma | Legislative Session Update Part 1 When: Thursday, January 11, 6-7:30 pm • TBD-Check Website, Bellevue | Legislative Session Update Part 1 When: Tuesday, January 16, 6-8 pm • Bob’s Burgers, Everett | Legislative Session Update Part 1 When: Tuesday, January 18, 6:30-8 pm

*Meeting time and subject may change. Please check the calendar at RHAwa.org/events. SECURITY DEPOSIT RULES When: Cost:

Wednesday, January 24 | 3-4:30 pm $30 Members | $200 Freemium Subscribers

A general security deposit can normally be used to pay for any outstanding debt owed by the tenant to the landlord. Unfortunately, it is easy to make mistakes under the intricacies of various laws governing rental property security deposits. This includes recent changes to state law that redefines "normal wear and tear" and changes requirements for deducting damages from the deposit at move out. Attorney Maxwell Glasson will review all the state and local laws governing the security deposit as well as best practices to follow when collecting and completing refund accounting at move out. INSPECTIONS AND CODE COMPLIANCE When: Cost:

Wednesday, January 31 | 3-4:30 pm $30 Members | $60 Freemium Subscribers | $90 Guests

While state law includes basic landlord duties and safety requirements for rental housing, they are usually not directly enforced by a government entity except for in extreme cases. However, many cities have implemented inspection programs and laws that prohibit landlords from ending tenancies or increasing rent if they are out of compliance with specific standards for rental housing. Licensed and certified residential home inspector, Lisa Lotus and her associate, Stephanie Prosser of Prosser Construction will review these city programs and share best practices for identifying non-compliant conditions on your property and how to get into compliance efficiently.

December Issue

CROSSWORD SOLUTION

Rental Housing Association of WA SCREENING

Do You Have a Screening Lawsuit Pending? Screening Department |  screening@RHAwa.org |  (206) 283-0816

If you are not using a screening company that is in compliance with all the rules and regulations specific to your region, you may be sued. Where exactly does the liability fall when the screening company you use still releases banned information to you, do you know? Do you really want to be at risk? The City of Seattle became the first city in the nation to pass legislation banning the use of criminal arrest and conviction records when considering an applicant for rental housing, known as the Fair Chance Housing Ordinance. Seattle housing providers must now adjust their tenant screening criteria and practices to comply with the ordinance. Tenant screening criteria, required to be included in all advertisements for rental vacancies, cannot include any policy or practice that automatically or categorically excludes all individuals with any arrest record, conviction record, or criminal history. The only criminal convictions still allowed to be considered as a reason for denial are sexual offense convictions which occurred when the perpetrator was an adult, and which require that individual to register as a sex offender for life on a local, state, or national registry. While the city is moving forward with the implementation of the Fair

Chance Housing ordinance, RHAWA has filed a petition with the United States Supreme Court asking for them to review a ruling from the Ninth Circuit court related to the ordinance’s constitutionality. At issue is does Seattle’s restrictions on private owners’ right to exclude potentially dangerous tenants from their property violate the Fourteenth Amendment’s due process. Timelines for consideration of such a review are always uncertain. With this pending review, RHAWA will not be changing any of our forms or guidance regarding Seattle’s Fair Chance Housing ordinance because the case is still in progress and the law has not yet actually changed. The city declining to enforce one of its laws does not mean the law is repealed. It is still the law and there remains a risk of an individual’s “private right of action.” RHAWA can’t and won’t provide a process inconsistent with the law, that puts its members in potential legal jeopardy. In the meantime, is your screening company complying with the local ordinance and withholding the criminal records? If not, you are at risk of being sued. Seattle’s First in Time ordinance is in effect. As its title makes clear, the law requires housing providers to screen and make offers of tenancy to the first

qualified applicant, based on the order completed applications are received. In general, the aim of the legislation is to prevent housing providers from cross-shopping applicants and picking the best qualified from a pool of renters which could include multiple applicants who meet the stated rental criteria. Does your screening company track the order in which applications are received down to the minute? Are they charging multiple applicants at once rather than one at a time? Are they offering refunds for those applicants whose applications were never processed? If you answered “no” to any of these questions, you may be at risk of a lawsuit. RHAWA is your one-stop shop for screening. RHAWA has a full-service screening department that is here to serve you as the housing provider while ensuring you are receiving accurate up-to-date information on all your potential residents. RHAWA also goes the extra mile in several areas: we offer rental and employment verifications – where we contact the applicants’ current housing providers and employers to see what their rental history/employment status is. RHAWA takes the pressure off of you, the housing provider, by doing the legwork. Although there are some

verifications that RHAWA cannot complete (US military, or companies who use The Work Number), most are completed within 2-3 business days of being requested. The questions that RHAWA asks about their rental history are more objective and less subjective, so there is little “personal bias” in the results. RHAWA does not verify rental history with family members, due to the inherent bias that they have. In terms of employment verifications, while the questions we ask are fairly basic, they do provide confirmation of a consistent ability to pay rent. RHAWA’s screening department is staffed by screening experts, all very knowledgeable and helpful when it comes to interpreting information contained in our reports. While we cannot give you an opinion on whether you should rent to a specific applicant, we can help you interpret the information to help you make your rental decision. During the summer months (your busiest season and ours) reports generally take 2-3 hours, but with the extensive checking and double-checking that RHAWA does, they can take up to 24 hours to complete. During the winter months, however, that turnaround time decreases significantly, with our average being 1.5 hours. Let RHAWA meet all your screening needs.

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 | January 2024

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

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Rental Housing Association of WA  Continued from page 4 You’ll like what you see from the Crest.™

2024 Volunteer Opportunities meetings currently take place in East King County, South King County, Pierce County and Snohomish County. RHAWA is looking to expand its LINK Meetings to other locations as well. However, we need the help of a few RHAWA volunteers to make this happen. Specifically, we are looking for a volunteer to lead a LINK meeting in Seattle as well as a volunteer to lead a meeting in Spokane County. This is a great opportunity to work directly with RHAWA staff to pick a location, organize topics for future meetings, and take an active role in the association. Volunteering to lead a LINK meeting is a service to your fellow members and is greatly appreciated by the association and our members. Contact Daniel Bannon at dbannon@RHAwa. org to learn more.

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Volunteer at an Event Event volunteers help well-planned events go off without a hitch, providing necessary support and facilitating a fun and informative event. For more information about upcoming opportunities, please reach out to Chloe Moser at cmoser@ RHAwa.org. To volunteer, please contact me directly to talk about your interests and talents, and we can connect you with meaningful ways to get involved.

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

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

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publications@RHAwa.org

CURRENT | January 2024 HOUSING MATTERS PODCAST

Eviction Numbers and Rental Housing Supply Corey Hjalseth | External Affairs Manager |  chjalseth@RHAwa.org |  (206) 905-0603

“

Some of our readers may have seen the news stories as of late about eviction filings in King County being nearly double in October what they were in April of 2023. However, if you dig into the numbers and speak with those who work in the industry daily, you will be privy to a little more background information. I wrote last month about my opportunity to sit down with two local rental housing providers and a local attorney to speak about the long timeline for evictions. If you recall my article last month, many eviction cases are taking up to or over a year. Sometimes longer if the law changes during the case or if one small item was not filed properly.

AND rental housing market.

tive that rental housing units in Seattle have increased in the apartment sector over the last several years. However, as Cory stated, the large majority of this housing is for people living and working in the city who do not have families to raise and can live in a studio or 1-bedroom apartment versus living in a single-family home in the suburbs with a yard and 1.5 kids. Small “mom-andpop” rental housing providers provide a huge proportion of the single-family housing units in Washington State and many of the recently passed policies and laws are really starting to curb availability for people raising families.

“I think we have some pretty strong evidence prior to interest rates jumping to 7 and 8 percent what the housing market was doing in response to legislation. And the Seattle RRIO numbers tell that story pretty clearly. Where the number of units stayed relatively flat over the, I think, it was a two-year period, but if you look at the number of three and four and more bedroom units versus zero and one bedroom units, big change there. The way that database measures things is all those are all considered one unit. So a studio apartment is one housing and six bedroom ten thousand square foot house is one unit,” Cory explained while we spoke about rental housing supply.

Cory went on to say, “Where we see it a lot on the single-family end is these larger families that are also subsidy voucher holders. They have limited choices to begin with and that’s great and everything that this new tower

So, what we have is an issue of data being selectively chosen to tell the narra-

Tune in today! #HousingMattersRHAwaPodcast

Now Streeming on:

H OU

“

NG MAT TE

What I have for our readers today though is a preview of my conversation with Cory Brewer who works with Windermere Property Management Lori Gill and Associates. If you have been around RHAWA for any length of time or are an avid Current reader, you will know Cory’s name already. Cory and I spoke at length about the current timeline and safety issues with evictions whether you are the rental housing provider OR the tenant as well as the short-term outlook for the purchase

This leads me to the rise in eviction filings and how a fair number of those are just a refiling of the same case. According to a report released by the Evans School of Public Policy and Governance at the University of Washington, eviction filings in King County are still well below pre-COVID numbers. For example, the rough number of eviction filings in 2017 was just under 5,000. The most recent data available ending in March 2023, shows filings over the last year were just over 2,000. This, in combination with the Housing Justice Project purposely dragging their feet at every possible turn, has led to a small crisis for rental housing providers.

...way that database measures things is all those are all considered one unit.

A PODC

is being built with a bunch of studio apartments, but we need a four-bedroom house, on a voucher, in Renton and there’s none available anymore.” You would think given the current housing shortage even including the apartment side of things, that local jurisdictions would be heavily incentivized to keep small rental housing providers who provide much of the single-family homes. For my full interview with Cory Brewer, check out the RHAWA Podcast, Housing Matters. You can find that wherever you get your podcasts. If you prefer the video version, check out RHAWA’s YouTube page for all video episodes of Housing Matters. Make sure you like and subscribe so you will be notified every time we post a new episode.

Rental Housing Association of WA EVENT

RHAWA's Spectacular Circus Gala Chloe Moser | Event Coordinator |  cmoser@RHAwa.org |  (206) 905-0600

Chloe Moser

Thank you one and all who attended our 2023 Winter Gala at Emerald City Trapeze this year. Our fabulous RHAWA members donned their most “circus” themed gowns and tuxes for a fantastic evening filled with fun, friends, and festivities. Guests were welcomed by RHAWA staff to check in at our spectacular venue, Emerald City Trapeze Arts. Walking into the venue jaws dropped as everyone’s eyes gazed up and up to the dizzying heights of the trapeze rigging. A large trapeze net sat in between the second and third story, prepared to catch something, but what? We had circus hats, bowties, and clown noses for our attendees to wear after checking their coats and getting a glass of champagne. As everyone trickled in, we were enveloped in the crooning voices of the evening’s nine-piece band, Blue Wave Sound. Small appetizers made the rounds and fit with the theme beautifully; we had bite-sized corn dogs, chicken and waffles, and sliders for guests before dinner kicked off.

Our fearless leader, Sean Flynn, took the stage in a magnificent ringleader costume to address our audience and thank everyone for their membership and their continued support of our organization. A huge thank you to Bio Clean our sponsor of the evening. Bio Clean, Inc. provides emergency services all over Western Washington; they help the community by cleaning up biohazardous incidents that no one wants to think about but could happen to anyone – and when it does, we know who to call. Dinner was served by our wonderful caterers, Blue Ribbon Catering; there was cornbread, black bean and sweet potato salads, brisket and BBQ pulled

pork, mac and cheese, and more! As people finished, we had another announcement from our intrepid leader. He asked everyone, once you’re done eating, please gather your personal items, and make your way upstairs for the entertainment of the evening. The catering staff then swiftly and in a matter of moments, pulled all tables and chairs off the floor. Attendees looked out on the enormous net now bare in the center of the venue….

fying feats sure to inspire some to try themselves. After the final bow and rounds upon rounds of applause, we waved goodbye to the EC Flyers as they flipped off the trapeze net.

Welcome all, presenting the EC Flyers! Acrobats began descending from the ceiling left and right to perform a oncein-a-lifetime show for our members. Music filled the room as the performers flew through the air in death-de-

Our extraordinary band sang and danced us into the late evening as everyone said their final goodbyes. What a fabulous event; thank you to all for coming, and we can’t wait to see you at our next RHAWA event.

CURRENT | January 2024 EDUCATION + RESOURCES

Tacoma Rental Code + Measure 1 Denise Myers | Education + Resources Director |  dmyers@RHAwa.org |  (206) 905-0614

Those subject to the residential rental code in the City of Tacoma are reeling with the city council-approved ordinance taking effect in July and just a few months later, a voter initiative that doubled the new regulations facing housing providers as of December 8, 2023. RHAWA offered a class reviewing all the Tacoma laws in context with the Rental Housing Code and has also updated the city summary article in our Support Center and various forms as needed. Following is the newly revised city law summary article. City of Tacoma Law Summary TMC 1.95 with an Ordinance effective 7/24/2023 and a voter initiative, Landlord Fairness Code Initiative effective 12/8/2023, creates additional tenant rights in the City of Tacoma. These codes apply to all tenancies governed by RCW 59.18 (Residential Rentals). Penalties & Procedures There are two separate parts of Tacoma city residential rental laws. The Rental Housing Code as passed by city council and the Landlord Fairness Code as passed by the voter initiative. They are each enforced differently as follows:

RENTAL HOUSING CODE

LANDLORD FAIRNESS CODE

Enforced directly by city administration

Enforced through private action

For violations with distribution of information, deposit, and installment payments, notice requirements:

Penalties from $500 up to five times the monthly rent.

• First violation $500/unit. • Each subsequent violation is $500/unit.

For violations with notice to vacate, relocation, retaliation, rental agreements: • $250/day/unit for first 10 days. • $500/day/unit from 11 days until compliance is achieved.

For failure to pay relocation or impose illegal rent increase, no less than three times monthly rent. Landlord’s noncompliance with anything in this chapter gives tenant defense against eviction.

Throughout the law summary on this page, indicates parts of the law that are enforced differently under the Landlord Fairness Code. All other parts are enforced by the City of Tacoma based on submitted complaints. Information for Applicants Written rental criteria and other information must be provided to all applicants, including: • That tenant has the right to pay move-in costs (fees, deposits, last month rent) in installments. • City of Tacoma Tenant Resources webpage that provides information on properties and landlords: • https://www.cityoftacoma.org/cms/one.aspx?pageId=167941. • Or if the prospect cannot access online information, provide a hard copy of your property info found at https://tacomaopendata-tacoma.hub.arcgis.com/. • That social security number will be requested but not required (details below).

• How criminal history will be assessed under the new Tacoma law (details below). • Minimum income requirements in compliance with new Tacoma law (details below).

Denise Myers

Information for Tenants A Tenant Information Packet is provided by City of Tacoma and can be downloaded from their web-page, Landlord Resources. Landlords must provide an initial distribution to tenant or prospective tenant when offering a lease as a hard copy with a receipt signed by the tenant. Landlords must also distribute at renewal and upon revision by the City (electronic copy is OK) and with any notice to a tenant under RCW 59.12.030. The City of Tacoma has also created a form tenants can use to request payment plans for move-in costs. Landlords must distribute this form to prospective tenant/ tenant when offering a lease. Use of Social Security Number in Screening • A landlord shall not require that any tenant, prospective tenant, occupant, or prospective occupant of rental property provide a social security number. • A landlord may request and must accept alternative proof of financial eligibility such as portable screening reports, Individual Taxpayer Identification Number (ITIN), or other proof of income, where available, if offered by the tenant. • A landlord must offer the same rental agreement terms to the applicant offering alternative proof as if a social security number was provided. Use of Criminal History in Screening Individualized assessment of criminal records is required per HUD and WA Guidelines. See the article, Screening for Criminal History. Tacoma law adds specific criminal records that may and may not be considered for denial.

May Consider for Denial

May NOT Consider for Denial

• Sex Offenses under RCW 9A.44

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

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

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

• Arson under RCW 9A.48 • Manufacturing, sale, or distribution of controlled substance under RCW 69.50, or • Use of Buildings for Unlawful Drugs under RCW 69.53.

• A conviction that has been judicially dismissed, expunged, voided, or invalidated. • A conviction for a crime that is no longer illegal in the State of Washington. • A conviction or any other determination or adjudication issued through the juvenile justice system. • A criminal conviction for misdemeanor offenses for which the dates of sentencing are older than 3 years from the date of the application, excluding court-mandated prohibitions that are present at the property for which the applicant has applied; or • A criminal conviction for a felony offense for which the dates of sentencing are older than 7 years from the date of the application, excluding court-mandated prohibitions that are present at the property for which the applicant has applied.

12 Determining Financial Responsibility in Screening For groups, the prospective tenants have the right to decide who will apply as the financially responsible party(s) and who will be considered an occupant with no financial responsibility.

Rental Housing Association of WA generous minimum installment terms. The same as state law, there is no installment required if the total of deposit and fees does not exceed 25% of rent; and if prepayment of last month’s rent is not required. If rental agreement is:

A landlord may not screen “occupants” for financial responsibility, only for the conduct, care of property and rules compliance. The income-to-rent ratio used by landlords to qualify potential tenants will be determined by Tacoma law and HUD Fair Market Rent (FMR) as follows: • If the offered rent is below FMR, the minimum income criteria can be up to but no higher than three times the rent. • If the offered rent is at or above FMR, the minimum income criteria can be up to but no higher than 2.5 times the rent. The landlord must consider all combined income of financially responsible tenant(s) following WA State source of income law (RCW 59.18.255). Rental Agreement Regulations Any residential rental agreement (including a renewal) entered into after 7/24/2023 is prohibited from: • Including any penalties or charges for tenant ending a month-to-month tenancy with proper notice. No “minimum” stays can be enforced. • Requiring a tenant to pay rent electronically. • Requiring a tenant to provide more than a 20-day notice to terminate tenancy. • Regulating or banning dogs based on dog breeds. Exception: A “pet” may be denied if landlord's insurance policy requires such a ban. • Using money collected for last month’s rent for anything other than last month’s rent. Any residential rental agreement (including a renewal) entered into after 7/24/2023 must include: • A description of the number of occupants allowed to occupy the unit as outlined in TMC 2.01.060.V. (details below). • A description of any uninhabitable spaces such as attics, basements, and garages that have not been properly permitted for occupancy. • The name and physical address of the landlord or representative who resides in WA State where notices can be served. • A description of the tenant’s right to alternative rent payment date based on date of government program income. Setting Occupancy Limits The maximum number of residents of each dwelling unit shall not exceed the gross area divided by 200, rounded to the nearest whole number. Bedrooms will accommodate two persons with a minimum size of 70 square feet, with no dimension being less than seven feet. An additional 50 square feet per bedroom shall be provided for each person in excess of two. Children less than one year of age shall not be considered in applying the above provisions. Example calculations for a 3 bedroom, 1450 sf home. • 1450 sf ÷ 200 = 7.25, rounded to 7 • 2 per bedroom = 6 Maximum occupancy is 6 people over the age of one year. Any children one year or younger are not restricted. Move-In Cost Caps In total, move-in fees (including deposits and rent prepayments) must not exceed the first month’s rent. (LFCI) If a tenant pays a portion of rent and the remainder is covered by a subsidy, “first month’s rent” includes both the tenant’s payment and subsidy. (LFCI) A landlord may not charge more than 25% of rent for a pet deposit. Anything not applied toward damage by the pet must be returned at move-out. Move-In Cost Payment Plan Reinforces state laws regarding deposits and other move-in charges, but with more

Pay deposits, fees and last month's rent in:

If rental agreement is:

Pay deposits, fees and last month's rent in:

≥ 6-months fixed term

6 equal payments

3-5 months fixed term

3 equal payments

Month-to-month

2 equal payments

Landlord must inform all applicants of their right to pay move-in costs in installments and they must provide the tenant with an installment payment form created by the City of Tacoma at the time the lease is offered. Notice to Increase Rent • To increase rent by any amount, must serve THREE notices: o Initial notice between 210 and 180 days before effective date. (LFCI) o 120 days’ notice before effective date. (RHC) (Note: The 120-day notice may or might not be covered by the initial notice required under LFCI.) o Reminder notice between 120 and 90 days before effective date. (LFCI) • Use city provided rent increase notice forms (LFCI and RHC). o The increase notice must specify the percentage of increase, the amount of new rent, and the effective date. • Must be served in accordance with RCW 59.12.040. • Must provide a copy of a resource summary prepared by the city for rent increases. o Notice of Resources-Required/Notice of Rent Increase • Prior to serving notice, the landlord and rental property must be in compliance with: o City business license requirements. (TMC 6B) before a landlord may serve notice. o All Tacoma tenant protection laws. (LFCI) o Tacoma tenant health and safety laws under TMC 2.01.050, and dwelling habitability laws under RCW 59.18.060. (LFCI) Economic Relocation Assistance (LFCI) 1. Anytime after receiving an initial rent increase notice of 5% or more, a tenant deciding to relocate may send the landlord a request for relocation assistance. All tenants have the same right to assistance without regard to income level. 2. Within 30 days of receiving such a request, landlords must pay the relocation assistance to the tenant. Calculate per table (below) based on rent in effect at the time of the initial notice. Payment is per dwelling unit, not per person. Payment is split evenly among all the tenants.

Rent Increase %

Assistance Amount

5% up to 7.5%

2 x Rent

> 7.5% up to 10%

2.5 x Rent

> 10%

3 x Rent

NOTE: This scale is adopted in recognition of the additional time required to find replacement housing when a tenant’s current rent is below market rate.

CURRENT | January 2024 4. Per the voter initiative, the landlord must provide a copy of the request and confirmation of payment to a city-designated official. However, the city may not have funds to enable this, and enforcement is only by civil lawsuit. 5. If the tenant is unable to relocate and remains in the dwelling unit at the increased rent, the tenant must repay the relocation assistance. EXEMPTIONS: The requirement to pay tenant relocation assistance will not apply to: • a landlord and tenant living on the same site if the site has four or fewer dwelling units; • tenants who have lived in the dwelling unit for less than six months; • a landlord that temporarily rents out the landlord’s principal residence during the landlord’s absence due to active-duty military service. Late Rent Fee Cap • Late rent fees are limited to $10 or 1.5% of rent per unpaid month of rent, whichever is less. (LFCI and RHC) • No other charges for late rent are permitted, including notice service or legal costs. • A landlord must provide tenant with written notice outlining late fees and how to come into compliance at least once per quarter. • Notice of late fees must include detailed information of all that is owed. • No late fees on non-rent charges are permitted. • No late fees to be charged or paid after the end of tenancy. (LFCI) Notice to Terminate Tenancy Tacoma law on terminating tenancies is mostly the same as WA State law (RCW 59.18.650). • All notices must include the stated reason for or condition(s) justifying the termination of tenancy. • Prior to serving notice, the landlord and rental property must be in compliance with: • City business license requirements. (TMC 6B) before a landlord may serve notice. • All Tacoma tenant protection laws. (LFCI) • Tacoma tenant health and safety laws under TMC 2.01.050, and dwelling habitability laws under RCW 59.18.060. There is a defense against eviction that the landlord is, at the time of eviction, in violation of tenant protection laws related to health and safety. (LFCI) Displaced Tenant Relocation Assistance When giving 120-day notice to terminate month-to-month tenancies due to substantial rehabilitation, renovation, demolition, or change of use, a landlord is required to provide tenants with a Relocation Assistance Packet. A tenant meeting is required upon request. For further details on the relocation assistance program, see https://www.cityoftacoma.org/government/city_departments/equity_and_human_rights/rental_housing_code/relocation. Seasonal Eviction Restrictions (LFCI) Tenants will have a defense to an eviction that: • Requires the tenant to vacate during the school year (first day of the academic year to the last day of the academic year, as set by Tacoma Public Schools), and the tenant or any resident is: • A child or student: any person either under the age of 18 years or currently enrolled in a school; • A person having legal custody of a child or student, such as a parent, step-parent, adoptive parent, guardian, foster parent, or custodian; or • An educator: any person who works at a school as an employee or independent contractor of the school or its governing body, including but not limited to all teachers, substitute teachers, paraprofessionals, substitute paraprofessionals, administrators, administrative staff, counselors, social workers, psychologists, school nurses, speech pathologists, custodians, cafeteria workers, and maintenance workers. • Requires the tenant to vacate between November 1 and April 1.

13 EXCEPTIONS: This eviction defense will not apply if the reason for termination is due to: • Owner or family to occupy the unit. • Condemnation/uninhabitability of the dwelling unit. • Desire for landlord’s roommate to vacate. • Sexual harassment by tenant. • Tenant’s failure to comply with a three-day or ten-day notice to vacate for a drug-related activity nuisance. • Maintenance of an unlawful business. • Tenant’s conduct has a substantial detrimental impact on or constitutes an imminent threat to, the health or safety of other tenants in the rental building or the owner. Special Protected Classes for Evictions (LFCI) It shall be a violation of this chapter and a defense against eviction for a landlord to evict a tenant based upon membership in the following groups: Military, First responders, Seniors, Family, Health care providers, and Educators. Shared Housing Regulations • All shared housing agreements must be in writing and in compliance with TMC 1.95. 037. • A landlord or master leaseholder renting to four or more tenants in a dwelling unit must have a separate rental agreement for each “habitable space.” • A master leaseholder must exchange contact information between the property owner and all subtenants. • Landlords and master leaseholders must both comply with Shared Housing Regulations. • Landlords and master leaseholders must each investigate any complaints of crime on the rental property. • Landlords must serve any notices to end tenancy to master leaseholders and provide enough copies for all other occupants. • Master leaseholders must then serve notices to all other occupants. • Landlord still ultimately responsible for eviction. Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.

Rental Housing Association of WA

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CURRENT | January 2024 GOVERNMENT AFFAIRS

UW STUDY ATTACKS “MOM-AND-POP” Housing Providers, Tenant Advocates Claim Mom-and-Pops Are Lying Tim Hatley | Policy + Communications |  thatley@RHAwa.org |  (206) 905-0601

Tim Hatley

A recently released “study” by a sociology professor at the University of Washington claims that “the Seattle rental housing market is not driving out mom-and-pop” housing providers despite clear evidence to the contrary.

With this novel approach the researchers concluded that “in Seattle, there was no increase in the likelihood of small rental properties being sold following the passage of these ordinances, even after a period of court limbo ended and both ordinances’ constitutionality was eventually upheld.”

Dr. Kyle Crowder, Chair of the Department of Sociology at the University of Washington, and his researchers developed a “study” that used a “novel” approach to data development which he claims as proof that single-family affordable rental housing providers in Seattle have not been impacted in their ability to hold on to their affordable rental housing units despite the continued onslaught of new rental regulations.

While it is expected that organizations representing tenant advocacy groups would purposefully manipulate information for their own policy objectives, it is surprising that a study such as the from Dr. Crowder would be allowed to be circulated without any peer review or stakeholder involvement.

“In virtually every policy debate, opponents of new regulations on the housing market claim that adding new regulations will create new burdens that will drive ‘mom-and-pop’ landlords out of the market and that this will have the unexpected consequences of higher housing costs and reduced access for renters—especially vulnerable renters,” Dr. Kyle Crowder, Chair of the Department of Sociology at the University of Washington, said. To conduct their study the researchers declined to use the most reliable and available data – the city of Seattle’s Rental Registration and Inspection Ordinance report from March of this year which showed a loss of 5,000 single-family housing rentals between 2020 and 2022 - as it didn’t meet their preferred conclusion, so they decided to create a “novel” or new – made-up – data set.

To its credit, the study did provide a fairly accurate narrative of RHAWA’s influence in the local and state rental housing debate. “The rental housing industry is a powerful political constituency in the United States with a long history of successfully aligning public policy with landlord interests”, the study states. “In recent years rental industry groups have put “momand-pop” landlords at the center of their political efforts to squash new tenant protection laws.” The recognition of RHAWA as a powerful political force is appreciated, but we hope this study will be readily dismissed due to its flawed approach. Unfortunately, we can expect tenant advocates to use it to continue to develop their false narratives as they seek to impose new rental restrictions at the state and local levels.

Rental Housing Association of WA GOVERNMENT AFFAIRS

Local Rental Housing Regulation Watch RHAWA Advocacy Team | advocacy@RHAwa.org

RHAWA is working hard to keep track of the ever-changing landscape of rental housing regulation in various jurisdictions across Washington State. Feedback from the membership regarding these issues, or any other issue not mentioned below, is welcomed and encouraged. Member participation in local government affairs is vital to letting the government know RHAWA and rental housing providers and managers are an important group at both the State and local level that we provide a vital service to our communities. Contact Tim Hatley at (206) 905-0601 or at thatley@RHAwa.org. If you would like to get involved in any of our advocacy efforts, contact Daniel Bannon at (206) 905-0609 or at dbannon@RHAwa.org. BELLINGHAM On November 6, 2023, voters in Bellingham approved new tenant protection measures in addition to recently passed 120 days’ advance notice of rent increases rental housing providers must provide relocation assistance if a rent increase is imposed of 8% or more. The relocation assistance must equal the sum of three times 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. This new voter-approved mandate becomes effective on January 27, 2024. Housing providers in Bellingham will also see their registration fees double, as part of a revamp of an 8-year-old rental inspection program. The current fee schedule gives rental 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. Relocation assistance and fee increases become effective January 1, 2024. FEDERAL WAY Proponents of new legislation requiring a 180 notice for any rent increase and imposing 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 seek 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 rental housing providers 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 On November 14, The Olympia City Council approved an ordinance establishing a rental housing registry and inspection program, which requires all rental property owners in the city to register their properties annually and undergo periodic health and safety inspections. Rental properties will be required to register annually with the City and obtain a business license from the Department of Revenue. Every rental property will be required to undergo an inspection by a third party (certified by the City) once every 5 years. Property owners will pay a per unit fee ($35/unit proposed fee) and pay for a business license. They will select and contract a third-party inspector from the City’s pre-approved list to complete the inspection of their units. A reinspection may be required if there are deficiencies or repairs that need to be completed. If serious safety concerns arise and property is deemed uninhabitable, property owners may be required to pay relocation assistance to tenants who are displaced. SEATTLE The City Council passed its 2024 Budget and implemented 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. First addressing the new tenant workgroup, it is disappointing to see the city City Council devoting additional taxpayer funds to a workgroup which implies a clear lack of balance for rental housing providers. In addition, the Renters Rights Committee should encompass and address the matters that this tenant work group claims to be targeting. Furthermore, the passage of additional reporting requirements is simply an example of pushing failed City Council policy through the budget process. In the amendment notes it is stated that this is the exact same policy that was presented by Alex Pedersen and vetoed by Mayor Harrel last year. It is unfortunate the city council decided to push this policy without addressing any of the issues that resulted in its initial failures. The City of Seattle continues to use taxpayer dollars to punish housing providers and recent budget amendments reinforce this. On the bright side, it is likely the new Seattle City Council in 2024 will begin to mend this situation and understand the value of their small housing providers. TUKWILA There is an effort underway for new tenant protection measures including: • Requiring rental housing providers to provide written summaries of rights and obligations; • Capping upfront costs over and above the first month’s rent at a total of one month's rent, with a  Continued on page 34

CURRENT | January 2024

RENTAL REGULATIONS

are Sinking our Mom-and-Pop Housing Providers.

WASHINGTON has the most complex

set of rental regulations in the country.

CITIES

Since 2019, 18 cities in Washington have adopted their own unique set of new regulations and there is no standardization of any of these

INEQUITABLE LAWS.

RENT INCREASE RETRIBUTION

Relocation Assistance varies widely where adopted. Such an outflow of cash can drown a mom-and-pop housing provider.

LATE PAYMENTS ENCOURAGED

Low caps on fees where one late payment could leave a mom-and-pop housing provider with no place to tie off.

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

EASY TARGET FOR LAWSUITS

Private right of action incentivezes attorneys to go after small mom-and-pop housing providers that lack understanding of all those complexities.

Rental Housing Association of WA 2 023 WASHINGTON STATE & LOCAL L AW CHART

LOCATION LOCATION WA STATE

Auburn

SCREENING

SCREENING Source of income protec�on. Subsidies deducted from rent in income: rent qualiﬁca�on. May not require SSN if the applicant does not have one due to immigra�on/ ci�zenship status.

TENANT'S RIGHTS INFO

MOVE-IN-COST CAPS

MOVE-IN-COST INSTALLMEN

Must distribute packets to tenants.

Fees and deposits may not exceed one month’s rent. Addi�onal "reasonable" pet deposit permited.

Term ≥ 3 months = 3 installments. Term < 3 months = 2 installments.

Must distribute packets to tenants.

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

Term ≥ 6 months = 6 installments. Term < 6 months = 2 installments.

TENANT'S RIGHTS INFO

MOVE-IN-COST CAPS

MOVE-IN-COST INSTALLMENTS Term ≥ 3 months = 3 installments. Term < 3 months = 2 installments.

Bellingham

Burien

May not require SSN from any applicant.

Federal Way Issaquah Kenmore

May not require SSN from any applicant.

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

Term ≥ 6 months = 6 installments. Term < 6 months = 2 installments.

King County

May not require SSN from any applicant.

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

Term ≥ 6 months = 6 installments. Term < 6 months = 2 installments.

Fees and deposits may not exceed one month’s rent. No Non-refundable fees. A security deposit may not exceed one month’s rent. Pet deposit may not exceed 25% of one month’s rent (in addi�on to security deposit).

Term ≥ 6 months = 6 installments. Term < 6 months = 2 installments.

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

Term ≥ 6 months = 6 installments. Term < 6 months = 2 installments. Term ≥ 6 months = 6 installments. Term < 6 months = 2 installments.

Fees and deposits may not exceed one month’s rent. A non-refundable fee may not exceed 10% of one month’s rent. Pet deposit may not exceed 25% of one month’s rent (in addi�on to security deposit). Fees and deposits may not exceed one month’s rent.

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

Kirkland Olympia

Port Townsend Redmond

May not require SSN from any applicant.

SeaTac

May not require SSN from the applicant if they do not have one.

Must distribute packets to tenants.

Seatle

May not screen for criminal history excluding sexual oﬀender records.

Must distribute packets to tenants.

Shoreline

May not require SSN from any applicant.

Spokane

Must accept portable screening reports.

Tacoma

Denials for speciﬁc types of crimes only. May not require SSN from any applicant. Income: Rent is set by law per Fair Market Rent. Max occupancy must conform to city standards as stated in the lease.

Must disclose mold/meth hazard; and if the property is for sale. Must distribute packets to applicants and tenants. Must provide move-in cost request form to prospect before lease signing. Must provide city resource page with all no�ces.

Tukwila

City info website to each applicant. City info packet with each rental agreement oﬀer.

Tumwater

Must distribute packets to tenants.

Retain move-in/move-out inspec�on records for 3 years. Fees, deposits, and rent prepayments may not exceed one month’s rent. Pet deposit may not exceed 25% of one month’s rent.

Refundable Deposits: Term > 6 months = 6 installments. Term 1-6 months = 4 installments. Month to Month = 2 installments. Term ≥ 6 months = 6 installments. Term < 6 months = 2 installments.

Term ≥ 6 months = 6 installments. Term 3-5 months = 3 installments. Month-to-month = 2 installments.

Vancouver

The BLUE highlighted laws were introduced in 2023. The information in this chart is not comprehensive and is only meant to provide a high-level awareness of local rental housing codes in Washington state.

NTS

ts.

CURRENT | January 2024

RENT INCREASE NOTICE RENT INCREASE NOTICE 60 days any amount.

TENANT RELOCATION ASSIST TENANT RELOCATION ASSISTANCE

120 days > 5%. Serve per RCW 59.12.040. 120 days any amount. With an increase ≥ 8%: must include the ra�onale for an increase on no�ce.

LATE RENT FEE

TERMINATION OF TENANCY*

$10 per month, including no�ce service or legal fees.

Just cause for non-renewal. Unique just cause list. City disclosure is required on no�ce.

LATE RENT FEE 5-day grace period.

If the tenant moves with a rent increase ≥ 8%, the housing provider must pay reloca�on assistance 3 x rent.

120 days > 3%. 180 days >10%. City disclosure on no�ce. Serve per RCW 59.12.040.

Minimum 60-day no�ce.

$10 per month, including no�ce service or legal fees.

Just cause for non-renewal. Unique just cause list. City disclosure is required on no�ce. Registra�on compliance is required to give no�ce. Just cause for non-renewal. Unique just cause list. City disclosure is required on no�ce.

Fees or costs shall not exceed 1.5% of one month’s rent.

Just cause for non-renewal. Unique just cause list. City disclosure is required on no�ce. Just cause for non-renewal. Unique just cause list. City disclosure is required on no�ce.

City disclosure is required on no�ce. 120 days > 3%. 120 days > 3%. 180 days >10%. 120 days >3%.

Fees or costs shall not exceed 1.5% of one month’s rent.

120 days > 3%. 180 days >10%. 120 days > 5%. 180 days > 10%. Serve per RCW 59.12.040.

120 days > 3%. 180 days > 10%. 120 days > 3%. 180 days > 10%. 120 days > 3%. 180 days > 10%. 180 days any amount. City disclosure is required on no�ce. No�ce should be served, must be served if >10%. Registra�on compliance is required to give no�ce. No�ce required for increases to “Base Rent” (not including op�onal rent such as parking or pet rent): 120 days > 3%. 180 days > 10%. Two, possibly three no�ces for any rent increase: • Between 210 and 180 days. • 120 days’ no�ce? • Between 120 and 90 days. Must be served. Registra�on, law, and code compliance are required to give no�ce.

120 days > 5%. 180 days > 10%. Serve per RCW 59.12.040. Was 45 days, following State Law.

Fees and penal�es shall not exceed 1.5% of one month’s rent. 2% of one month's rent. No other fees for late rent. If tenant moves due to >10% over any rate in the last 12 months, reloca�on program no�ce is required; the housing provider may be charged 3X rent by the city. Separate city-supported reloca�on program for displaced tenants.

If a tenant moves due to an increase, the housing provider must pay the tenant based on the % rent increase: • 5% up to 7.5%: 2 x Rent • > 7.5% up to 10%: 2.5 x Rent • > 10%: 3 x Rent

TERMINATION OF TENANCY* 3-120 days, 16 Just Causes, see RCW 59.18.650(2)(a-p). State disclosure is required on no�ce. 30 days minimum, CARES Act proper�es.

$10 per month, including no�ce service or legal fees.

Just cause for non-renewal. Unique just cause list. City disclosure is required on no�ce. Just cause for non-renewal. Unique just cause list. City disclosure is required on no�ce. Registra�on compliance is required to give no�ce.

Fees or costs shall not exceed 1.5% of one month’s rent.

$10 or 1.5% per month whichever is less, including no�ce service or legal fees.

Unique just cause list. City disclosure is required on no�ce. Registra�on, law, and code compliance are required to give no�ce.

Separate city-supported reloca�on program for displaced tenants.

No cause termina�on on any tenancy with 90 days' no�ce. Minimum 60-day no�ce.

This chart does not include several cities that only require rental registration and have no other rental regulation codes. As of 2019, most cities in Washington require a business license for each rental property unless there is a separate rental registration program.

Rental Housing Association of WA GOVERNMENT AFFAIRS

2024 Washington State Legislative Agenda Tim Hatley | Policy + Communications |  thatley@RHAwa.org |  (206) 905-0601

The RHAWA government affairs team has been working over the past several months listening to members, tracking local jurisdictions, talking to legislators, and monitoring the activities of tenant advocate organizations. Using this information, we have identified areas of key emphasis we are preparing for discussion and hopefully action in the short 2024 Washington State Legislative session. The goal of the legislative agenda is to present a balanced and perhaps achievable set of objectives which we can focus our advocacy efforts both for shortterm and long-term success. To balance our approach, we are seeking measures that would benefit both rental housing providers and tenants. 1. Tenant Assistance Program Issue: There are times when tenants

face acute financial hardship making it difficult for them to pay rent. To address this, we propose the establishment of the Tenant Assistance Program (TAP) aimed at providing gap funding for tenants facing challenges in meeting their rental obligations. 2. Tenant and Landlord Safety Issue: Housing provider's top priority is to maintain the safety of their tenants, staff, and themselves when managing their rental housing assets. Since COVID there has been a rise in violent criminal activity that threatens tenants and housing providers and leglislative changes have made it difficult to evict dangerous tenants. 3. Eviction Reform Issue: Now that the COVID eviction moratorium restrictions have been finally lifted, Washington State courts

have seen a return to pre-COVID eviction rates which had been at historically low levels. However, recent changes to state law and a deliberate effort by tenant rights attorneys to stall the eviction process have essentially brought the court system to a standstill. To address this, we are seeking modifications to existing laws to ensure that the eviction system meets the established timelines for due process. 4. Rental Housing Electronic Notification Modernization Issue: One way to improve communications between the tenant and housing providers would be to recognize the predominant use of e-mail and text by society. Most routine rental matters can be best handled by a simple electronic communication that is more efficient for both the tenant and housing provider. To address this, we propose

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a greater allowance for the use of electronic communications for routine upcoming lease requirements. 5. Affordable Housing Tax Relief Issue: Maintaining our existing affordable rental housing stock is one of the biggest challenges of the statewide housing crisis. The continued layering of new local rental restriction laws and increased property taxes makes it harder and harder for small rental housing providers to keep their rents low. These single-family rental housing units are an important part of the affordable housing needs. To address this, we propose the state allow a city or county to establish an affordable housing incentive program to provide property tax exemptions to single and multifamily residential properties affordable to very low-income families.

CURRENT | January 2024 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

BUILDING REPAIR | REMODEL

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

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

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

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

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

Flippers Warehouse (206) 656-3222 | flipperswarehouse.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

Maintco (425) 822-5505 | maintcogc.com

COMMERCIAL REAL ESTATE Capstone Commercial Real Estate Advisors John Downing

(206) 324-9427 | capstonerea.com CBRE - PNW Multifamily | Private Capital Group (206)292-1600 | www.cbre.com

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

Pacific Publishing Co. | Print + Internet (206) 461-1322 | pacificpublishingcompany.com Seattle Rental Group | Property Management (206)315-4628 | www.seattlerentalgroup.com

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

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

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

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

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

ATTORNEYS 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

BATHTUB + SHOWER RENOVATION 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

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

RKC Construction, Inc. Kyle Caulk (206) 595-3565 | cajames.com T.E. Kelly Company, LLC Tim Kelly: (206) 240-1950 The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.com Top-Rung Construction LLC Gary Gilmer (253) 893-1101 | fieldsroofservice.com

CARBON MONOXIDE + SMOKE DETECTION

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

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

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

Glasson Legal

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

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

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

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

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

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

Marcoe Management LLC Brittani Marcoe | (253) 650-0475 Office@MarcoeManagement.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 Genesee Carpet Cleaning (206) 569-5573 | genesseecarpetcleaning.com Seattle Window Cleaners LLC (206) 453-3936 | seattlewindowcleaner.com

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

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

Rental Housing Association of WA VENDOR LISTINGS COMMERCIAL REINVESTMENTS + FINANCIAL SERVICES

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

CONSULTING Real Estate Transition Solutions Exchange - 1031 Real Estate (206) 502-4862 | www.re-transition.com/rhawa The Kirkland Consulting Group, LLC Cell Site& Rooftop Leasing Deepak Katara (425) 829-0670 | deepak@tkcgllc.com

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

CONTRACTORS +1 Construction (206) 313-6587 | plusoneconstruction.com A&A Electric (206) 212-1888 | anaelectric.com Bellan Group, LLC Susan Bellan (206) 383-0102 | bellan.com Bravo Roofing, Inc. GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com | bravoroofs.com Construction Expeditors, LLC (206) 595-8852 | constructionexpeditors.com Diamond Roofers, LLP Flat & Low Slope (206) 202-7770 | diamondroofers.com ER Flooring (360) 402-9566 | erflooring.com 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

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

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

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

(206) 783-2900 | greenwoodhardware.com

HOME INSPECTIONS

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

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

Greenwood True Value Hardware

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

DRYWALL

EDUCATION – REAL ESTATE

HARDWARE

HEATING | AIR CONDITIONING (HVAC)

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

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

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

Straight Street Building / Home Inspection John Leon Gonzalez

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

ELECTRICAL MAINTENANCE + REPAIR 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

EVICTIONS DECKS

EXCHANGE — 1031 REAL ESTATE

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

Sound Realty Group Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.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 ER Flooring (360) 402-9566 | erflooring.com

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

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

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

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

Darco Inc (206) 322-9495 | darcoapts.com

GUTTER CLEAN + INSTALLATION

GoodRoots Companies, Inc (480) 710-6074 | goodroots.io

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

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

Seattle Window Cleaners LLC (206) 453-3936 | seattlewindowcleaner.com

HANDYMAN SERVICES

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

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

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

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

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

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

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

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

Valencias Handyman (509) 346-3694 | Javiervv065@icloud.com

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

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

CURRENT | January 2024 VENDOR LISTINGS INVESTMENT + FINANCIAL SERVICES 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 (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

LEAK DETECTION

LOCKSMITH

PIPE RESTORATION

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

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

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

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

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

Next Brick Property Management (425) 372-7582

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

206-664-1209

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

MAINTENANCE Abc Turn-Key Services LLC (253) 432-1748 | abcturnkeyservices.com Real Property Management Today (253) 426-1730 | rpmtoday.com White Clover Properties (425) 230-6000 | whiteclover.org

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

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

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

PRINTING

(425) 230-0000 | eastsidefunding.com Homebridge Financial (206) 915-3742 | homebridge.com Kidder Matthews Simon and Anderson Team

(206) 747-4725 | dylansimon.com

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

Capstone Commercial Real Estate Advisors John Downing

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

(206) 324-9427 | capstonerea.com Cornell & Associates Inc (206)329-0085 | cornellandassociates.com

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

Crown Properties Inc (253) 537-2704 | crown-rentals.com

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

Dave Poletti & Associates

Rentals Northwest Richard Wilber | (253) 581-8616

Emerald Door Property Management (206) 992-7334 | emeralddoor.com

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

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

PAINTING | PAINT

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

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

Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net Seattle's Property Management (206) 856-6000 seattlespropertymanagement.com

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

METER + BILLING SERVICES

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

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

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

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

MOLD | MOLD INSPECTIONS

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

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

Elita Living Real Estate LLC Erica Vincent | (206) 323-0771 | elitaliving.com

Submeter Solutions, Inc. Cameron Towe | (425) 228-6831 sales@submetersolutions.com submetersolutions.com

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

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

CPK Mortgage, Inc. Eastside Funding

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

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

CMG Home Loans

(831) 682-5647 | cpkmortgage.com

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

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

LENDERS, MORTGAGE CAPITAL

(206) 915-3742 | homebridge.com

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

PROPERTY MANAGEMENT

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

The Kirkland Consulting Group, LLC Cell Site& Rooftop Leasing Deepak Katara (425) 829-0670 | deepak@tkcgllc.com

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

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

(206) 286-1100 | davepoletti.com

LEASING

Eric Aasness

PROPERTY MANAGEMENT

Spartan Agency, LLC (253) 863-6122 | spartanagency.com SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 | suhrco.com Foundation Group, LLC (206) 324-7622 | foundationgroupre.com

The Paris Group NW

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

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

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

Viaclarity Inc (206) 853-1568 | divalerie1259@outlook.com

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

Weber & Associates Property Management (425) 745-5838

Krishna Realty (425) 209-0055 | krishna-realty.com Longley Property Management Inc. Venita Longley (206) 937-3522 | longleypm.com Madrona Real Estate Services, LLC Bradford Augustine (206) 538-2950 | MadronaRealEstate.com Maple Leaf Management LLC Michelle Bannister (206) 850-8095 | mapleleafmgt.com Marathon Properties Jeff O’Hare (425) 745-9107 | marathonpropmgmt.com Marcoe Management LLC Brittani Marcoe | (253) 650-0475 Office@MarcoeManagement.com

(206) 466-4937 | theparisgroupnw.com

Westlake Associates (206) 505-9400 | westlakeassociates.com White Clover Properties (425) 230-6000 | whiteclover.org Windermere Property Management / Lori Gill & Associates (425) 455-5515 | wpmnorthwest.com

Rental Housing Association of WA VENDOR LISTINGS PROPERTY MANAGEMENT

Windermere Property Management / JMW Group (206) 621-2037 | windermere-pm.com Rental Housing Association of Washington (206) 283-0816 | RHAwa.org/RMAP Windermere Property Management / WPM South, LLC Ed Verdi | (253) 638-9811 | wpmsouth.com WPI Real Estate Services, Inc. (206) 522-8172 | wpirealestate.com

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

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

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

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

VACANCY LISTING SERVICES

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

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

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

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

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

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

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

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

Darco Inc (206) 322-9495 | darcoapts.com

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

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

Elita Living Real Estate LLC Erica Vincent (206) 323-0771 | elitaliving.com

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

SEWER & DRAIN VIDEO INSPECTIONS

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

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

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

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

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

ROOFING SERVICES

Next Brick Property Management (425) 372-7582 North Pacific Property Management (206) 781-0186 | (800) 332-1032 northpacificpropertymanagement.com Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com

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

SUBMETERING

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

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

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

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

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

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

(206)208-0233 | signal88.com

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

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

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

Signal 88 Security of South Puget Sound

SIDE SEWER REPAIR

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

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

Conservice (435) 419-4960 | conservice.com Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org billie.fisher@seattle.gov

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

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

UTILITY SERVICES

Submeter Solutions, Inc. Cameron Towe | (425) 228-6831 sales@submetersolutions.com 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) 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

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

TRAUMA SCENE CLEAN-UP Bio Clean, Inc. (425) 754-9369 | biocleanwa.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 | January 2024

PROPERTY MANAGERS Level Up Your Game! With our yearlong educational series. Sign up today & SAVE $200.

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.

View Details & Register at:

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.

Rental Housing Association of WA 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 18. 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 | 12-1:00 pm

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 | 12-1:00 pm

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 | 12-1:00 pm

• 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 | 12-1:00 pm

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 | 12-1:00 pm

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

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.

TENANT & CLIENT RELATIONS When: Thursday, August 15, 2024 | 12-1:00 pm

UNDERSTANDING YOUR MARKET When: Thursday, April 11, 2024 | 12-1:00 pm

PARTNERING WITH COMMUNITY RESOURCES When: Thursday, September 12, 2024 | 12-1:00 pm

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.

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.

ADVERTISING AND SALES When: Thursday, May 16, 2024 | | 12-1:00 pm

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.

In this session, you will learn best practices for advertising and following up with prospective tenants. We will explore:  Continued on page 32

CURRENT | January 2024

2024 RH AWA 2 0 2 4 L E A DE RS HI P

BOARD OF DIRECTORS Melissa Canfield | Deputy Director |  mcanfield@RHAwa.org |  (206) 905-0615

Sean Flynn, Owner, Flynn and Associates RHAWA Board of Directors President Sean Flynn owns Flynn and Associates and is the team captain. He is actively involved in all aspects of cases and coordinates both litigation and transactional work. Sean is the team’s grand strategist and as such, Sean loves it when a plan comes together. Sean attended the University of Washington for his bachelor’s degree. He holds an MBA with a concentration in Finance from Clark University. He also holds a J.D. from Seattle University School of Law. While in law school, Sean founded the Real Estate Law Student Association and was chosen by his classmates to deliver the commencement address during the graduation ceremony. If not in the office, Sean can be found via VHF, traversing the Puget Sound on his sailboat, Mary Anne. Sean lives for family, friends, and BBQ. He is regularly the mixer of hardwood smoke and good times. Sean is the firm’s unofficial Pit-master and Skipper. Sean serves on the Board of Directors for the Washington Business Properties Association and the Partnership for Affordable Housing. Christopher Cutting, Cutting Law Office PC RHAWA Board of Directors Vice President Christopher Cutting has over a decade of experience in landlord-tenant law, judgment enforcement, and appeals. He began his career as a law clerk to Judge Marywave Van Deren at the Washington Court of Appeals. After working for another local law firm, Christopher founded Cutting Law Office PC in 2017. Christopher works with several industry associations to advocate for Washington housing providers. He currently serves as Vice President of the Board of Directors for the Rental Housing Association of Washington and is the Co-Chairman of their Legislative Committee. Christopher was RHAWA Volunteer of the Year in 2017 and 2020. He has provided expert testimony on landlord-tenant relations and law for the Washington Legislature and multiple city councils. Christopher is also committed to education. He teaches legal seminars for state and local bar associations, trade groups, and private companies; Christopher is a licensed clock hours instructor for Washington Real Estate Brokers. He is the co-author of the WSBA Real Property Deskbook chapter on Residential Leasing and a past co-author of the chapter on Commercial Evictions in the Washington Lawyer's Practice Manual.

When Christopher is not working for his clients, he enjoys cycling, running, and watching Husky football. Larry Crites, RHAWA Board of Directors Secretary Larry Crites is an active real estate broker in Seattle since 1986 and a rental property owner since 1987 Larry has a long view of the changes that have happened in our region over time and the radical recent changes that are currently shaping the Seattle housing market. From our current apartment building boom to the avalanche of new rental regulations in Seattle, things are changing faster for small investors than ever before, so he sees this as a critical time to be involved. Larry initially invested in single-family houses and duplexes in the 1980s and 1990s and then moved up to small apartment buildings over the last 10 years. Larry has always been an owner-operator, so has personal experience with rental issues across the spectrum of investment types that most RHAWA members own. Larry has been active in the community in many ways, from coaching youth soccer to various board memberships, including local school PTA and a medical relief nonprofit. He enjoys many outdoor activities including soccer, hiking, skiing, sailing, and volleyball. As an RHAWA member since 2001, concern for the direction of regulation in Seattle has motivated Larry to become more active in the organization. He has served on the Political Action Committee and the Legislative Issues Committee. He is co-chair of the Legislative Issues Committee and serves as Secretary on RHAWA’s Board of Directors. Neil Wilson, CPA RHAWA Board of Directors Treasurer Neil Wilson is an independent rental property owner and former CPA who lives on Seattle’s Beacon Hill with his wife Susan. Together, the couple operates 6 rental units on two adjacent lots and works hard to create a safe, happy, and healthy environment for themselves and their tenants, who are also their neighbors. His rental journey began with an aging, 1912 duplex. He has expanded his current portfolio to include a managerial partnership in two local mobile home parks.

Rental Housing Association of WA

William Shadbolt, RHAWA Board of Directors Past President William Shadbolt purchased his first rental property in 1993. Since 2010 he has been purchasing mainly bankowned property, rehabbing and renting them out. His focus is South Seattle and Renton but includes property as far north as Broadview. He has tenants on the Section 8 program with both the King County Housing Authority and with Seattle Housing Authority. He is one of the owners of Broad Reach Management, Inc. (BRMSeattle.com), a greater Seattle property management company. William is an active member of RHAWA, serves on the Legislative and Political Action Committee, and became the TRENDS Director. He is also a licensed real estate broker. In his spare time, he enjoys sailing and skiing. William serves on the Board of Directors for Housing Connector and the Partnership for Affordable Housing. Sharon Cunnington RHAWA Board of Directors At-Large Position Sharon Cunnington is a Real Estate Investor, Business Operator, and Private Lender who has been the buyer/seller in dozens of real estate transactions totaling over $5 million in the last 15 years. As a licensed Real Estate Broker, Sharon specializes in helping fellow investors find positive cash flow investment properties – she hangs her license with Wilson Management, Inc. Sharon’s portfolio consists of single and multi-family properties located predominately in the Pacific NW and Midwest. Locally, she serves on the Council of Regents for RHAWA and is a member of the Women’s Business Exchange. As a software industry veteran, Sharon has over 23 years of experience leading large-scale international technology businesses. Her expertise ranges from product development and business strategy to operations efficiency and project management. Sharon lived in Europe for 3 years and has been active in the non-profit sector volunteering and serving on a variety of Boards. Sharon holds 8 patents in the intersection of technology communications and human emotions and has won several presentation and research awards. She is a graduate of Washington State University with graduate courses from Harvard and Kellogg School of Business.

2024 RH AWA 2 0 2 4 L E A DE RS HI P

COUNCIL OF REGENTS

Cory Brewer, Vice President of Residential Operations Windermere Property Management/Lori Gill & Associates (WPM/LGA) As the General Manager at WPM/LGA, one of Cory Brewer’s key roles is to oversee multiple offices and the staff of approximately 60 of the area's top Leasing & Property Management professionals. WPM/LGA is the market leader serving King, Snohomish, and Pierce counties and that can be attributed to the people who make up the company. The firm offers leasing and management services for virtually all types of property – single-family, condominium units, multi-family, and commercial. Cory is heavily involved in keeping the multiple offices working in concert with one another, and he brings a unique perspective to the firm with his background in real estate sales and brokerage management. Cory is also the first point of contact for the firm’s recruiting efforts, and he is always interested in speaking with people who would like to know more about a career in the Property Management industry. Chris Dobler, Partner & Vice President Dobler Management Company, Inc. Chris Dobler is a partner and Vice President of Dobler Management Company, Inc, a Pierce County-based multifamily property management company with a portfolio of over 5,500 rentals. She graduated from Central Washington University with a degree in Business Finance, has been a licensed real estate agent since 1986 and is fluent in Spanish. She has over twenty-five years of property management and investment experience, specializing in Human Resources, Marketing, and legal aspects of Property Management.

2024 RH AWA 2 0 2 4 L E A DE RS HI P

LEGAL COUNCIL

Chris Benis Chris attended the University of Washington, during which time he received a B.A. in Political Science (Magna Cum Laude), a Master of Urban Planning and a law degree. After two years of law practice, he started his firm, which he led for 28 years before First Avenue Law Group. He represents property management firms, individual real estate investors, real estate brokerages, industry trade associations, design professionals, and construction companies. He advises his clients on practical and understandable solutions to their legal needs and concerns.

Chris has her Certified Property Manager designation from the Institute of Real Estate Management. She is a former President of the Rental Housing Association of Pierce County and a former Board member. She has received several industry-related awards, as well as recognition for her community-oriented endeavors. Jason Dolloph, Commercial Property Manager Black Realty Management Jason Dolloph is a Commercial Property Manager with Black Realty Management, Inc. Jason earned his Business degree in 1995. When he entered the real estate industry in Seattle, he managed mixed-use properties for ten years before moving to Spokane. Jason specializes in shopping centers and office buildings, as well as facilities management. Jason was awarded the Certified Property Manager (CPM®) designation with the Institute of Real Estate Management (IREM). He currently serves as President of the Inland Empire Chapter of IREM, as well as serving on the Council of Regents for the Rental Housing Association of Washington.

CURRENT | January 2024

2024 RH AWA 2 0 2 4 L E A DE RS HI P

COUNCIL OF REGENTS

Devin Easterlin, Co-Founder & Principal Sterling Johnston Real Estate and SJA Property Management Devin Easterlin graduated from college with degrees in Philosophy Pre-Law and Business and then attended law school where he specialized in real estate transactional law. Devin is currently a licensed real estate agent and a licensed attorney and has worked in the property management industry for over ten years. Devin grew up in Kirkland and has lived in the Seattle area for over twenty-five years. Devin is a partner at SJA Property Management. Chris Gurdjian, Principal 11 Capital Chris Gurdjian is a principal with 11 Capital. His primary responsibilities include acquisitions, underwriting and disposition strategy. Chris has a unique background in lending and development that spans more than 20 years.

Kaitlyn Jackson, Associate Attorney Williams Kastner Kaitlyn Jackson is an Associate at Williams Kastner, located in the Seattle office and a member of the Business Real Estate and Transaction Practice Group. She is admitted to practice law in Washington State, the United States District Court Western District of Washington, and the United States District Court Bankruptcy Court. Kaitlyn’s real estate law practice focuses on landlord-tenant law, lease review, and real estate purchase and sales. Kaitlyn serves on the Council of Regents of the Rental Housing Association of Washington, where she proactively advocates for her clients’ interests at the Washington State Legislature and often creates and teaches content related to legislative and municipal legal updates to those participating in the residential rental market. Cathy Jeney, Partner Paragon Real Estate Advisors Cathy Jeney has remained a consistent, top-producing commercial broker for over 18 years, representing clients in the acquisition and disposition of their commercial real estate. Her work ethic, thoroughness, diligence and 110% commitment ensure her clients achieve their real estate goals as well as a smooth transaction. In addition, her strong negotiation and interpersonal skills allow Cathy to successfully represent her clients. This, combined with her extensive market knowledge, enthusiasm, professionalism, and ability to overcome obstacles has earned her an impressive reputation and consistent repeat business. Her remarkable track record stems from a commitment to the industry, meticulous detail and follow-through, ability to overcome obstacles and hands-on experience.

Part of Cathy’s work satisfaction stems from the relationships formed while assisting clients with their real estate needs. When not working, Cathy can be found mentoring children, hiking, biking, traveling, and giving back to the community. Synthia Melton, Co-Founder & Managing Partner Dimension Law Group PLLC Synthia Melton is a co-founder and Managing Partner of Dimension Law Group. Synthia’s practice focuses on Business Law and Commercial and Residential Real Estate, including Landlord-Tenant matters. Synthia works primarily with real estate investors and small business owners on matters involving complex transactional and litigation matters. She also serves as general counsel to various small to mid-size businesses throughout Washington State. Each year from 2016-2019, Synthia was named a “Rising Star” by Super Lawyers, an award given to less than 2.5% of lawyers in the state. Synthia has a passion for working with Washington’s small to mid-size business owners, assisting with their personal, family, and business needs. Synthia’s background and experience as an investor, entrepreneur, and attorney allow her to bring a unique approach to understanding the needs of her clients and offer to create alternatives and solutions to navigate the complexities of our legal system. Synthia is a passionate and aggressive legal advocate who combines her litigation skills with a commonsense approach to cases. Synthia received her Juris Doctorate from Seattle University School of Law and her Bachelor’s Degree in Law and Diversity from Western Washington University. Before joining Dimension Law Group, Synthia worked as a litigation attorney for several Washington law firms gaining valuable courtroom experience in State and Federal Courts. Synthia is on a mission to help entrepreneurs start and grow successful businesses. She is involved in several non-profits including having sat on the boards of numerous organizations including, the College Success Foundation, the Board of Directors for the YWCA King Snohomish and currently the Rental Housing Association of Washington. She also teaches courses on the topics of real estate, entrepreneurship, and business in her local community. Synthia is a member of the Washington State Bar Association, South Asian Bar Association, and King County Bar Association. She is also admitted to the United States District Court for the Western and Eastern District of Washington. Mark Mullally, Property Manager Mullally Development Company Mark Mullally is a Seattle native and 3rd generation member of properties managed by Mullally Development Company. He has over 15 years of experience managing multifamily property in both Seattle and Phoenix.

Rental Housing Association of WA

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CURRENT | January 2024 MEMBER ENGAGEMENT

UNLOCKING SUCCESS: The Invaluable Educational Resources of RHAWA Ivan Kallevig | Business Development Manager |  ikallevig@RHAwa.org |  (206) 905-0600

Ivan Kallevig

The world of rental housing is dynamic and constantly evolving, presenting rental housing providers with new challenges and opportunities. Staying ahead in this ever-changing landscape requires knowledge and expertise. That's where the Rental Housing Association of Washington steps in, offering a wealth of educational resources that empower you, our members, to thrive. Expert-Led Sessions: RHAWA collaborates with industry experts, legal professionals, and seasoned practitioners to deliver fresh content weekly, that is not only informative but also practical. Members can access live online sessions led by experts who understand the nuances of Washington's rental laws and regulations, ensuring that the information provided is accurate and relevant. Members who register for these live sessions for a small fee can hear the instructor answer their questions and access the fresh session recording for 30 days. After the initial 30 days, recordings are moved to our On-Demand library where they are available until replaced by a more upto-date recording. Flexible Learning: RHAWA’s ON-DEMAND Education platform is a game-changer for members seeking flexibility in their learning journey. This resource provides targeted training for all members at no charge. For

a low subscription fee, a vast library of additional pre-recorded courses covering a spectrum of topics crucial for success in the rental housing industry is also available. The ON-DEMAND Education platform caters to the busy schedules of rental housing providers. Members can access educational content at their convenience, allowing them to learn at their own pace, stopping and picking up exactly where they left off. Whether it's a quick refresher on a specific topic or an in-depth exploration of a complex issue, the flexibility of ON-DEMAND learning makes it easy for members to stay informed. Current and Updated Content: The rental housing landscape is subject to legislative changes and market trends. RHAWA ensures that its live and recorded educational content remains up-to-date, reflecting the latest legal developments and industry best practices. This commitment to currency is invaluable for members striving to navigate a regulatory environment that can be challenging to keep up with. Specialized Topics: RHAWA's live and ON-DEMAND course selection covers a broad range of subjects, from legal compliance and property management strategies to emerging trends in property investment and related financial matters. This diversity allows members to tailor their learning expe-

rience to address specific challenges they may be facing, ensuring that the education they receive is directly applicable to their unique situations. In-Depth Curriculum: RHAWA courses are crafted through a collaboration with multiple industry professionals, led by our on-staff adult education professional to provide a deep dive into critical aspects of property management and rental laws. With input from leading attorneys, CPAs, property managers, estate planners, financial planners, building maintenance and other professionals the curriculum is designed to equip members with the knowledge and skills needed to excel in their roles. Interactive Learning: RHAWA courses often include interactive elements such as case studies, and quizzes. This interactive approach fosters engagement and ensures that members not only absorb information but also have the opportunity to apply their knowledge in real-world scenarios. Continuing Education Certificates: RHAWA offers continuing education clock hour certificates for licensed real estate agents, which can be found ON-DEMAND at RHAwa.org/products/certificate-courses. These WA State licensed courses are also occasionally offered at live online

and in person events found on our calendar at RHAwa.org/events/. In the fast-paced world of rental housing, knowledge is power. RHAWA's commitment to providing top-tier educational resources underscores its dedication to the success of its members. Whether you prefer the flexibility of ON-DEMAND learning or the interaction of live ONLINE courses, RHAWA has created a comprehensive ecosystem that caters to diverse learning preferences. By investing in education, members are not just staying informed; they are positioning themselves as leaders in the rental housing industry. We encourage every RHAWA member to complete their free ON-DEMAND training package found at RHAwa.org/ education-ondemand. This is a must for every housing provider in our complicated legal landscape. But if you are aspiring to grow in your role as a rental housing provider in Washington, explore all the extended educational offerings of the Rental Housing Association of Washington today and unlock the door to a future of success in the rental housing market. Visit RHAwa.org/ academy to embark on your educational journey. If you have any questions or want to learn more, please contact Ivan Kallevig (ikallevig@RHAwa.org) or Denise Myers (dmyers@RHAwa.org).

Rental Housing Association of WA  Continued from page 26

2024 PROPERTY MANAGER SERIES MANAGING RENTS AND FEES Thursday, October 17, 2024 | 12-1:00 pm

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 | 12-1:00 pm

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 | 12-1:00 pm

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 ON-LINE 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.

For more details, visit RHAwa.org

CURRENT | January 2024

GIVE ME SHELTER? Saying No to Uninvited Pests. Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year

Bruce Davis, Sr.

This time of year, when temperatures drop and the cold wind blows, everyone, and I mean everyone, seeks shelter. Rats and other critters are no exception. They don't need an invitation. They just think your casa is their casa, and they're happy to move in and help themselves to dinner at your expense. Heck, you don't even have to cook! They're not very picky. I've seen them chew on plastic pipes, poly pipes, plastic ABS waste pipes, even copper pipes. One of our customers can attest to the affinity rats have for rubber. The customer had an instant hot water tank in their kitchen with rubber tubing underneath. A rat gnawed a hole in the tubing, causing a small flood and a fair amount of damage. Rats are particularly troublesome because they mark their territory like wolves or coyotes. When they mark an area it not only gets a lot of attention,

but it sends a message to competitors, "free room and board here!' Squirrels are also an interesting issue. They stash stuff in the most inconvenient places and can cause clogs in critical areas like the vent system on your roof. Believe it or not, one of your first lines of defense can also be one of the least likely; your friendly neighborhood plumber or HVAC tech. It's our duty to make sure your plumbing and heating systems are working properly and inspect for hazards to health and safety, now and down the road. Doing a thorough job may require crawling all around your house. So that often makes us the first people to see the potential and/or the evidence of critters coming in. Think of us as sort of an Early Critter Defense System. Now I wouldn’t suggest that you call an HVAC tech for a critter problem, nor do I think you should rely on a plumbing emergency to uncover a rodent infestation. But that is one of the advantages

of having a technician perform regular maintenance on your plumbing and HVAC systems. You not only ensure that all systems are in tip-top shape, but you have someone crawling around in places most people don't like to crawl around in, looking for everything from leaky pipes to leaky roofs, to critters. We don't do pest control, but we can see their damage, alert you to the problem, and refer you to a pest control professional. Before you call the cavalry, here are a few pest control tips from the EPA that might help you discover potential problems… before they become really big problems. • Remove sources of food, water, and shelter. • Store food in sealed plastic or glass containers. Garbage containing food scraps should be placed in tightly covered trash cans. Remove garbage regularly from your home. • Fix leaky plumbing and don't let water accumulate anywhere in the

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home. Don't let water collect in trays under your house plants or refrigerator. Don't leave pet food and water out overnight. Clutter provides places for pests to breed and hide and makes it hard to get rid of them. Get rid of things like stacks of newspapers, magazines, or cardboard. Close off places where pests can enter and hide. For example, caulk cracks and crevices around cabinets or baseboards. Use steel wool to fill spaces around pipes. Cover any holes with wire mesh. Learn about the pests you have and options to control them. Check for pests in packages or boxes before carrying them into your home.

You'll find more information about safe pest control on the EPA website: https://www.epa.gov/safepestcontrol May the remainder of your winter be cozy and critter-free!

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.

Rental Housing Association of WA

Apartment Market Set to Bounce Back in 2024

 Continued from page 16

Local Rental Housing Regulation Watch

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

•

Brian Platt

Michael Urquhart

According to statements made by multifamily executives participating in a nationwide annual discussion on the outlook for 2024, there is an anticipated strengthening of apartment investment in the latter part of the year. Executives from various companies across the United States expressed optimism during this discussion. They identified more stable interest rates as a pivotal factor, believing that this stability will instill confidence in both buyers and sellers, ultimately narrowing the pricing gap. This positive sentiment stands in stark contrast to the challenges faced by the U.S. apartment investment market in the current year. Increased interest rates, concerns of a recession, and disagreements on deal prices prompted a retreat from the market by both buyers and sellers. The present economic landscape is more favorable than has been seen over 2023. In the final quarter of this year, there have been positive macroeconomic signs that the Federal Reserve is close to successfully accomplishing their "soft landing" plan that would keep the US out of a recession. Many economists are currently optimistic about the economy's resilience against a recession and anticipating sustained growth in employment. It is anticipated that the Federal Reserve will consider, if not an immediate easing of rates, at least a stop to further increases. This decision by the Federal Reserve will provide stability in the debt markets which will ultimately bring buyers and sellers back to looking at apartments as an attractive investment option.

The amount of new construction projects starting in 2024 and 2025 has sharply decreased compared to previous years, posing a potential challenge to the future supply of housing units. The decrease in supply Ben Douglas is expected to generate new interest among investors in existing properties, helping revitalize the values and sales of multifamily properties. This slow down in new construction starts will translate into rent growth as we see the supply of new apartment inventory significantly decline. If you would like to learn more about the present economic conditions of the apartment market or want an updated market analysis for your property, please feel free to reach out to us by giving us a call. If you would like to know more about 1031 exchanges, want to know the market value of your investment property or would like a referral to a tax, legal or 1031 exchange professional, please feel free to reach out to anyone on their team. Brian Platt at Brian@ParagonREA.com (206) 251-8483, Michael Urquhart at Michael@ParagonREA.com (425) 999-6650, or Ben Douglas at Ben@ParagonREA.com (206) 658-7247.

• • •

right to pay in installments over six months (or two months for leases shorter than six months); Prohibiting the collection of a security deposit by a rental housing provider unless a rental agreement is in writing and a written checklist or statement describing the condition of the unit is provided to the tenant; Capping late fees at 1.5% of monthly rent; Allowing renters on fixed incomes to adjust the rent due date to better align with their payments; and Removing social security number requirements for the purpose of screening prospective tenants.

SHORELINE The Shoreline City Council adopted new Residential Tenant Protection measures on December 11, 2023. These new requirements include: • 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. These new regulations will be effective at the beginning of 2024. SPOKANE The City of Spokane’s new online rental registry opened on Friday, December 1, 2023. All rental properties must be registered either by rental housing providers, property managers or agents of the owner by Sunday, December 31, 2023. In future years, the registration window for rentals will be open in November and December for the following year. The City’s goal of the rental property registry is to obtain property information, organize contact information for responsible parties, to gather data and

streamline reporting. Additionally, the registry will help facilitate routine, periodic inspections, and compliance efforts. The new law requires business licenses for owners/operators of rental properties. The business license has an annual fee of $127. Licenses for rental properties are obtained through the Washington State Department of Revenue. The ordinance also establishes a $15 per rental unit fee that will be paid as a part of the rental registry application. The initial inspection and initial re-inspection (if needed) that are conducted by Code Enforcement staff will not have a fee. However, if subsequent inspections are needed at specific properties due to violations not being adequately addressed, additional safety inspection fees may be assessed. Voluntary compliance is the goal for any deficiencies observed. Spokane voters also selected a new mayor in November when they elected Lisa Brown to replace incumbent Mayor Nadine Woodward. Lisa Brown is a former State Senator and served as Governor Jay Inslee’s director of the Washington State Department of Commerce. TACOMA With the passage of Tacoma Measure 1 a series of new rental restrictions measures took effect December 8, 2023. These new restrictions include relocation assistance for rent increases of 5% or more; 210-day notice for any rent increases; prohibits school year and cold-weather evictions; caps fees; prohibits evictions of seniors, first responders, military, health care providers and members of their families. But the new Landlord Fairness Code Initiative won’t be enforced by the city of Tacoma. Instead, tenants will have to take their rental housing provider to court to contest alleged violations of any of the new changes that went into effect on December 8, 2023.

CURRENT | January 2024

Rental Housing Association of WA

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Speak to a Licensed 1031 Exchange Advisor Selling your rental property? Contact Real Estate Transition Solutions at 206-502-4862 to schedule a complimentary consultation with one of our licensed 1031 Exchange Advisors. The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. There are risks associated with investing in real estate properties including, but not limited to, loss of entire investment principal, declining market values, tenant vacancies, and illiquidity. Because investor situations and objectives vary, this information is not intended to indicate suitability for any particular investor. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice and guidance regarding your individual situation. Real Estate Transition Solutions offers securities through Aurora Securities, Inc. (ASI), member FINRA/SIPC. Advisory services through Secure Asset Management, LLC (SAM), a Registered Investment Advisor. ASI and SAM are affiliated companies. Real Estate Transition Solutions (RETS) is independent of ASI and SAM.

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CURRENT | January 2024

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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!

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