Why Puget Sound’s Top Real Estate Developers Trust Construction Expeditors
When you call founder Jeff Pinorini and his team, you can count on quality work, excellent communication, and 100% transparency. As a successful real estate investor and general contractor for two decades, Jeff and his team are skilled at developing cost-effective solutions that protect your investment and cash flow.
MEMBER ENGAGEMENT
The Value of RHAWA’s Tenant Screening Services
Ivan Kallevig | Business Development Manager | ikallevig@RHAwa.org | (206) 905-0600
In the current climate of property management, the ability to make informed decisions about potential tenants is paramount to ensuring the well-being of your property. The Rental Housing Association of Washington recognizes this critical need and offers an array of tenant screening services, designed to empower rental housing providers with the tools necessary for confident and reliable tenant selection.
RHAWA uses a platform called “QuickApp”, which is a screening service that helps to supply members with the information they need to select tenants. A free, one-time certification for members is required as part of this service, that’s valid for the duration of your membership. The typical turnaround time for getting certified for screening is 24 hours. If your membership lapses for 90 days or more, you will need to be re-certified, so make sure you are staying on top of your renewal date.
Navigating the legal landscape of tenant screening can be a daunting task, but RHAWA's tenant screening services alleviate this burden. By leveraging these services, rental housing providers can rest assured that their screening processes align with Washington state's laws and regulations. This commitment to legal compliance not only streamlines the screening process but also mitigates the risk of potential legal complications down the line.
RHAWA's tenant screening services extend beyond the conventional system to include identity verification measures. Verifying an applicant's identity is crucial for ensuring the accuracy of the screening process. By confirming the identity of applicants, rental housing providers can trust that the information obtained is reliable and accurate.
Understanding an applicant's financial history is a crucial component of effective tenant screening. RHAWA's service provides rental housing providers with reliable insights into an applicant's creditworthiness. By evaluating credit reports, rental housing providers can make informed decisions about an applicant's ability to meet financial obligations, reducing the risk of financial issues during the lease term.
RHAWA's tenant screening services delve beyond the surface, providing rental housing providers with a comprehensive understanding of an applicant's background. The service includes a meticulous examination of an individual's rental history, creditworthiness, and criminal background. This multi-faceted approach ensures that rental housing providers receive a holistic view of potential tenants, enabling them to make decisions rooted in a thorough understanding of an applicant's history.
Recognizing the diverse needs of rental housing providers, RHAWA offers customizable screening packages. This flexibility allows rental housing providers to tailor their screening processes based on the specific requirements of their properties. Whether it's a comprehensive screening encompassing all aspects or a more focused approach, RHAWA's customizable packages provide the adaptability needed in the ever-changing rental landscape.
If not opting for the online application service, make SURE you are using the most updated RHAWA application forms so that the screening process can go as smoothly as possible.
In the complex world of property management, decisions about potential tenants have far-reaching consequences. RHAWA's tenant screening services stand as a trustworthy ally for rental housing providers, providing the tools and insights needed to make sound decisions.
By offering comprehensive background checks, ensuring legal compliance, providing reliable financial insights, unveiling past rental performance, verifying identi-
ties, and offering customizable screening packages, RHAWA's Tenant Screening Services empower rental housing providers to navigate the tenant selection process with confidence.
Visit RHAwa.org/tenant-screening today and discover how RHAWA's tenant screening services can elevate your tenant selection process, contributing to the success and longevity of your rental housing investments. If you have any further questions, please contact me (ikallevig@RHAwa.org) or Val Kushi (screening@ RHAwa.org).If you have any further questions, please contact me (ikallevig@ RHAwa.org) or Val Kushi (screening@RHAwa.org).
CONTACT US
Accounting + Membership Administrator
Geoff Schertz: (206) 905-0606
Board Administrator
Jim Nell: jnell@RHAwa.org
Business Development Manager
Ivan Kallevig: (206) 905-0600
Business Development Specialist
Luke Brown: (206) 905-0610
Creative Director
Sisi Mereness: (206) 905-0605
Deputy Director
Melissa Canfield: (206) 905-0615
Education + Resources Director
Denise Myers: (206) 905-0614
Event Coordinator
Chloe Moser: cmoser@RHAwa.org
External Affairs Manager
Corey Hjalseth: (206) 905-0603
Grassroots Organizer
Daniel Bannon: (206) 905-0609
Member Services Specialist (Resource Desk)
Sue Lewis: RHAwa.org/supportcenter
Member Services Specialist (Screening)
Val Kushi: (206) 283-0816 screening@RHAwa.org
Policy + Communications
Tim Hatley: (206) 905-0601
CONNECT WITH US
Facebook: Like us at facebook.com/RHAofWA
Instagram: Follow us at @RHAofWA
Twitter: Follow us at @RHAofWA
YouTube: Watch us at youtube.com/@RHAofWA
LinkedIn: linkedin.com/company/ rental-housing-association-of-washington EXECUTIVE
LEGAL COUNSEL
Christopher
HOW TO ADVERTISE YOUR UNIT
Screening Department | screening@RHAwa.org | (206) 283-0816
Housing providers face several challenges in today’s rental market. One of the many challenges a housing provider faces is how to market their rental unit while competing with other housing providers and making sure to follow the state or city laws. Housing providers find themselves asking a variety of questions like which website should I use to run my ad? What should be in the ad to attract responsible prospective tenants? What can be done to show that my ad is legit and not a scam?
There are several websites that you can use to advertise your rental property. It’s best if you can place your ad on more than one website to give you a broader audience. Craigslist used to be the go-to when placing ads. Unfortunately, the Craigslist website is generally associated with scams and is being used less by prospective tenants to avoid being caught in scams.
Many housing providers are using sites like Zillow, Trulia, Hotpads, apartments.com or Facebook Marketplace and there are so many more rental ad sites, these are just a few to mention. RHAWA has a membership forum for you to connect with other members. This is a great resource to ask other housing providers which rental ads sites or methods they use to advertise.
Your ad should start by keeping your title simple but straight to the point. This gives viewers enough information to catch their attention. For example, start with $$$- #bd/#bth, the type of rental it is and what neighborhood it’s located in and specific amenities the rental offers.
It goes without saying that grammar is going to be the number one component of assuring applicants that your ad is legit. Proofread for proper punctuation and capitalization, correct misspellings, typos, or transposed numbers.
The ad should include a description that offers details about the surroundings of your rental property. How close is it to schools or the transit lines, stores, restaurants, and parks that surround the area? Many ads these days are using scores for the distance to walk, bike or bus to those surrounding businesses to give the prospective tenants a better scope to determine if the rental is a good fit.
One of the best ways to entice and attract prospective tenants to your rental is by including photos into the ad. You’ll bring in more leads by having several photos. One photo isn’t 1,000word worthy when it comes to showing off your rental. It might even be worth having the rooms set up with furniture to really show off how big the rooms
are. Be sure to have clear photos and eliminate using any photos that are fuzzy. Show off the kitchen appliances, making sure the dishwasher, if present, is displayed in the photo along with the stove top and refrigerator. If applicable, the storage capabilities in each room. These days housing providers must stay a step ahead of scams. Before placing photos on other website rental pages be sure to watermark your photos to protect yourself from image theft. This will also give some reassurance to your prospective tenants that you are mindful of security and scam prevention.
Be sure to contact your leads ASAP and invite them to apply online. Speaking with the prospective tenants over the phone gives you an opportunity to ensure they understand your criteria and key rental terms:
• Did you read through the application and screening criteria notice?
• Do you have any questions or concerns about our criteria for income, credit history, rental history, or criminal history?
• Do the move-in date and fees work for you?
• Do you plan to bring any animals into the home?
• Will there be any smokers in the home?
• Do you plan to have any other people living there besides yourself?
This helps to weed out those who aren’t serious about renting and determine their lifestyle attributes like pets and smoking, giving the applicants a chance to self-select at this point. Remember, it’s the law in Washington that prospective tenants have seen your screening criteria before you begin to process their application. It’s a best practice to provide the screening criteria before you even give them access to your application. It also makes sense to require them to tour the home before you give access to the application. This way you can avoid processing applications for people who are not really interested or qualified.
Another way to stay on top of who's applying is by using RHAWA’s screening tools. QuickApp is a screening portal that you can use for online screening. Through the system you provide an application link to your applicant. The applicant can complete the online application and pay the screening fee online. The member receives a notification email in the order the applications have been completed. In addition, when you log in to QuickApp, the applicants will also be in the order that they applied. You can choose where you would like to manage your applications in one place through your Screening Portal. It can all be done with ease with RHAWA's QuickApp.
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.
EDUCATION + EVENTS
February CALENDAR
Denise Myers | Education + Resources Director
INSPECTIONS AND CODE COMPLIANCE
When: Wednesday, February 7 | 3-4:30 pm
Cost: $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 housing providers from ending tenancies or increasing rent if they are out of compliance with specific standards for rental housing. Licensed and certified residential home inspector, Brent Lindblom, owner of Ideal Inspection Services will review these city programs and share best practices for identifying noncompliant conditions on your property and how to get into compliance efficiently.
RHAWA MEMBERSHIP PREVIEW & ORIENTATION
When: Thursday, February 8 | 12-1 pm
Cost: Free
Please join our team for an overview of member benefits and services offered by RHAWA. Participants will receive a tour of the RHAWA website and tools and are encouraged to ask questions relating to member benefits throughout the meeting. This meeting is designed for new members and those considering membership with RHAWA. Specific property management and legal questions can not be addressed during this meeting. Seats are limited to 25 participants and registration is required.
PM SERIES 02: WORKSPACE ETHICS
When: Thursday, February 15 | 12-1 pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
This is part of a 12-part series designed for Property Managers in Washington State.
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.
Instructor: Susan Stahlfeld
LINK MEETINGS
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. The topic this month is Legislative Session Update: Part 2.
• Claim Jumper, Tukwila | Tuesday, February 13, 6:30-8 pm
• Ben Dews Clubhouse Grill, Tacoma | Thursday, February 15, 6-7:30 pm
• Dave & Buster's, Bellevue | Tuesday, February 20, 6-8 pm
• Bob’s Burgers, Everett | Tuesday, February 22, 6:30-8 pm
*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.
SEATTLE FIRST-IN-TIME SELECTION
When: Thursday, February 22 | 3-4:30 pm
Cost: $30 Members | $200 Freemium Subscribers
Learn the details of Seattle's First-in-Time law and required procedures for advertising, screening and offering tenancy, including how to:
• Write objective screening criteria including specific required language
• Post criteria in online advertisements
• Time stamp all applications and process in order received
• Follow specific timing requirements for working with applicants
Seattle Attorney, Christopher Cutting will review all the details of the First-in-Time ordinance and how to safely complete the tenant selection process in Seattle taking into account other related Seattle laws such as Source of Income and Fair Chance Housing.
HOW TO RETIRE FROM YOUR RENTAL
When: Wednesday, February 29 | 2-4 pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests You planned to manage your rentals into your retirement years, but with constantly changing laws, and renter expectations, it has just become too much. Estate planning attorney, Julie Martiniello will explore different options to consider when planning an exit strategy, considering impact on taxes, cashflow and potential investment income.
At RHAWA we are committed to enhancing your membership experience and we need YOUR VALUABLE FEEDBACK! Take our survey and tell us how we can better serve you. You’ll instantly earn $10 off registration for an online class. Scan the barcode below with your smart phone to start the survey and make your impact today!
RENTAL REGISTRATION AND INSPECTION PROGRAMS
Denise Myers | Education + Resources Director | dmyers@RHAwa.org | (206) 905-0614
Today, most cities in Washington require housing providers to obtain a standard business license – some per business entity, some for each property. Some require a separate rental housing registration, but most do not. Each local government is unique. The majority of cities and counties in Washington do not currently monitor residential rental property condition other than responding to tenant complaints about housing code violations. Only a select group have programs that require routine periodic inspections on all rental properties under their jurisdiction. RHAWA makes an effort to learn about and share information on these types of programs, but it is challenging for us to manage an exhaustive list. All rental housing providers should carefully review the city website where each property is located and look for any regulations related to rental housing. If the property is not within any city limits, check the county website. The listings below summarize programs currently known to RHAWA, including new programs in Spokane and Olympia. If you are aware of additional city registration and inspection programs, or identify changes needed in our summary, please let us know by emailing Denise Myers at dmyers@RHAwa.org.
For more information on inspections, attend our upcoming class session with Brent Lindblom from Ideal Inspection
Services – Rental Inspections: City Requirements on February 7. Register at RHAwa.org/events.
Aberdeen - Since 2019
• Registration + annual renewal for all residential rental housing units, single-family homes to large multi-family communities.
• Fees: $50 + $2/additional unit
• All registered rental properties must be inspected at least once every 3 years.
• Owner must hire qualified rental housing inspector or City inspector for inspections.
Bellingham - Since 2015
• Annual Registration required for each residential rental housing unit.
• Fees: $16-$20 per unit
• Property inspections required every 3-3.5 years.
• Owner can hire City Inspector for $100 or use private inspector + pay $45 fee to City.
Burien - Since 2021
• Annual Housing Business License required for each residential rental property.
• Fees: $303.75-$911.24 for each property based on number of units.
• Every three years, at least 20 percent of a property’s rental units are required to be inspected.
• Owner must hire qualified inspector from a list provided by the City.
Kent - Since 2013
• All properties subject to inspection must be registered.
• Fees: No registration fee; $15 for online submission of inspection report.
• Property inspections required every 3 years. Single-Family Homes not subject to inspection.
• The owner must hire a qualified rental housing inspector
Lakewood - Since 2016
• Rental properties must be registered annually.
• (Rental Housing Safety Program website currently offline)
• Property inspections required every 5 years.
Mountlake Terrace - Since 2012
• Licensing + annual renewal for all residential rental housing properties.
• Fees: $40 + $1.50/additional unit
• All registered rental properties must be inspected at least once every 3 years.
• City or county inspectors conduct all inspections at no charge to the owner.
Olympia - Begins 2024/25
• Registration and business licens-
ing + annual renewal for all residential rental housing properties.
• Fees: $35 per unit/year registration. $50 per business entity (one time); $30 annual endorsement, $5 annual license renewal.
• Annual registration required as of March 1, 2024.
• Inspection every 5 years as of January 1, 2025.
Pasco - Since 1997
• Licensing + annual renewal for all residential rental housing properties.
• Fees: $50 + $10/additional unit
• All registered rental properties must be inspected at least once every 2 years.
• City inspectors conduct inspections at no charge to the owner, or owner may hire qualified private housing inspector.
Prosser - Since 2012
• Business License required.
• Fees: $10 to register; $5 annual renewal.
• Property inspections required every 5 years.
• Inspection done by city for a fee or qualified private inspector paid by owner.
Renton - Since 2019
• Annual rental registration for each property.
• Fees: None
• ISelf-certify compliance.
Seattle - Since 2014
• All rental properties must be registered and renewed every two years.
• Fees: $110 per property including one unit; $20 for each additional unit
• Inspection required once every 5-10 years, based on lottery selection.
• Inspection done by city for a fee or qualified private inspector paid by owner.
Spokane - Since 2023
• All rental properties must be registered on city portal.
• Fees: $127 annual business license fee + $15 per unit.
• Cause-based code enforcement inspections only.
• No inspection fee charged to
landlord unless there are repeat offences.
Tacoma - Since 2019
• A Rental Business License is required for each legal entity and must be renewed annually.
• Fees: $25-$1,500 based on anticipated gross income.
• Landlord must self-certify that properties meet minimum inspection criteria.
Tukwila - Since 2011
• Rental Business License is required and must be renewed annually.
• Fees: $84-$340 per property based on number of units.
• Each unit must be inspected before renting and then once every four years.
• Inspection done by city for a fee or qualified private inspector paid by owner.
ARE YOU OPTIMIZING YOUR NOI FOR HIGHER INTEREST RATES?
VENDOR OPPORTUNITIES
UNLOCK SUCCESS: Become a Sponsor at the 2024 Spring Workshop + Tradeshow
Luke Brown | Business Development Specialist | lbrown@RHAwa.org | (206) 905-0610
Get ready to be part of something big! The Rental Housing Association of Washington (RHAWA) is thrilled to present the 2024 Spring Workshop + Tradeshow, and we invite you to join us as a sponsor for this educational event. This year, our Spring Workshop + Tradeshow promises to be bigger and better than ever before, with an expected attendance of 200 dedicated members from the rental housing industry. It's your chance to shine in front of a diverse and engaged audience of housing providers, property managers, attorneys, financial experts, and more.
WHAT'S NEW?
Expanded Exhibitor Hall: We've expanded our exhibitor hall to provide sponsors like you with more space and visibility. Your booth will stand out, ensuring maximum exposure to our attendees.
Raffle: Introducing an exciting and engaging raffle opportunity for this year! We invite our sponsors to participate by contributing a raffle gift valued at approximately $25-$50. You'll have the chance to distribute raffle tickets to every attendee who stops by your table. To enter the raffle, attendees must visit each
exhibitor's table, which will not only boost foot traffic but also provide ample opportunities for you to engage with potential clients. As a bonus, during the event's happy hour, you'll have a minute to address all attendees and announce the lucky winner of your raffle prize.
Event Information:
Date: Saturday, March 23, 2024
Time: 8:00 am to 4:00 pm (PDT)
Location: Cedarbrook Lodge 18525 36th Avenue South SeaTac, WA 98188
Don't miss the chance to showcase
CONTACT If you have any questions, please contact Luke Brown at: (206) 905-0610 or lbrown@RHAwa.org.
your products and services to a captive audience seeking solutions for their rental businesses.
This event is the ideal platform to gain exposure, connect with potential clients, and leave a lasting impression on the rental housing industry. Secure your sponsorship today and be a part of something extraordinary!
If you're interested in sponsoring or exhibiting at the 2024 Spring Workshop + Tradeshow, please review the agreement to the right. It covers benefits for each bundle, as well as pricing.
with RHAWA, where we enhance your expertise, foster connections, and strengthen your rental housing industry ties. Join us for skill-building and networking with Washington State’s top businesses. This event is Seattle, WA 98188
BRONZE SILVER GOLD
Complimentary Event Tickets – Lunch + Happy Hour with 2 Drink Tickets Included
Hyperlinked Company Acknowledgment on Event Webpage
Recognition in Current Newspaper
Exhibitor Booth
Sponsor Ribbons
Hyperlinked Company Acknowledgment on Weekly Event Promotional Emails
Social Media Recognition
Tabletop Displays at Event
Event Program Advertisement
650 Word Profile in Current Newspaper
Podium
EDUCATION & RESOURCES
CAN I SET AN OCCUPANCY LIMIT?
Logic suggests that each additional occupant in a dwelling unit is likely to result in greater administrative burden, increased utility usage, more wear and tear on the property, and greater demands for parking. For these reasons and others, housing providers and local governments alike have created policies to limit the number of people living in residential housing units. Over the years, this practice has become increasingly more challenged under fair housing law.
and implement reasonable occupancy requirements based on factors such as the number and size of sleeping areas or bedrooms and the overall size of the dwelling unit.”1 In other words, housing providers could come up with “reasonable” limits, but there would be no safe harbor protection in a fair housing case… unless the occupancy limit was based on a local statue or building code.
Washington State legislature has come to their defense. Senate Bill 5235, effective July 25, 2021, removed “barriers and restrictions on the number of unrelated occupants permitted to live together, which will provide additional affordable housing options.” This means that city codes limiting unrelated occupants in dwelling units are now illegal under RCW 35A.21.314. Cities such as Edmonds and Bellevue have already removed existing codes that imposed such limits. But what does this mean for housing provider policies?
occupancy limit of 5 people in a two bedroom, but what if a couple has four children under the age of 4 and the large apartment has plenty of room for all of them? The safest course of action is to only advertise and strictly enforce your occupancy policy if it is based on building code, like a septic system approved for a limited number of occupants.
Since familial status became a protected class in 1974, it became understood that unreasonably low occupancy limits can have a discriminatory effect on families. In 1991 HUD’s general counsel, Frank Keating, provided internal guidance to regional counsel to facilitate their review of fair housing cases regarding occupancy policies and familial status. The guidance document makes it clear that the federal government would not provide any safe harbor occupancy standard that housing providers could reference. Only that “… in appropriate circumstances, owners and managers may develop
To avoid the risk of discriminating against families, many landlord policies specifically limited “unrelated” occupants only. Cities such as Bellevue, Edmonds and many others, imposed limits on unrelated occupants taking the risk out of the housing provider’s hands. If defending a fair housing complaint related to the occupancy limit, a housing provider could simply refer to the city law. As commonly accepted definitions of “family” become more diverse, these policies have been found to have a discriminatory effect upon other protected groups and created barriers for low-income renters needing to share housing. As the housing shortage grows, more unrelated adults want to share housing and the
While it is still legal for a housing provider to set and enforce “reasonable” occupancy limits, the only safe harbor occupancy limit in Washington State is based on building code, such as septic system capacity or fire code. Best practice is to have a reasonable occupancy guideline that is based on legitimate business concerns, keeping in mind that any number of specific circumstances could turn an unreasonable number of occupants into reasonable. Examples provided in the “Keating Memo” suggest that in most cases, a reasonable starting point may be two occupants per bedroom plus one. However, the housing provider should be flexible based on the specific circumstances of the applicant and their desired housing unit. For example, you may have an
The city of Tacoma has recently passed legislation that requires landlords to include the building-code-based occupancy limit in their lease, effectively eliminating the opportunity for a landlord to deny tenancy based on any arbitrary occupancy limits. The Tacoma code is very similar to guidelines provided by HUD mentioned earlier.
For a quick summary of these best practices, go to RHAwa.org/support-center and search for “Occupancy Limits.”
1. Frank R Keating, “Memorandum for All General Counsel, Fair Housing Enforcement Policy: Occupancy Cases,” Department of Housing and Urban Development (Department of Housing and Urban Development, December 22, 1998), https://www.hud.gov/sites/ documents/DOC_7780.PDF.
This article was written and edited by RHAWA representatives and is intended for the use of RHAWA members only. Copyrighted members-only materials may not be further disseminated. Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.
Denise Myers Denise Myers
2023 RENTAL MARKET
SINGLE-FAMILY HOUSING IN THE GREATER SEATTLE AREA
Cory Brewer, General Manager | Windermere Property Management / Lori Gill & Associates | Board of Director & Vendor Member
Another year gone by, another look at the data, and lots to digest and discuss. Some of the main themes throughout 2023 were the rental market’s reaction to the home sales market, legal changes, and laying groundwork for the future.
While the availability and pricing of rental homes around the region both ticked slightly upward, the speed of the market slowed significantly.
2023 marked the expiration of the last lingering COVID-19 specific local rental regulations, however, the federal CARES ACT requirement for 30day notices remains. In the meantime, however, new (and more permanent) policies have arrived.
In a historic election, two-thirds of the Seattle City Council turned over and it certainly appears that this governing body’s approach to rental housing issues will shift significantly.
Starting off with statistics, all of which are gathered from the Northwest Multiple Listing Service (NWMLS) and represent leasing activity throughout King, Pierce, and Snohomish Counties and include primarily houses and condos (not apartments), let’s look at the relationship between the sales market and the rental market. Since the spring of 2022, when mortgage interest rates started climbing, we have seen a spillover effect contributing to more rental home inventory. The number of homes leased in 2023 was 5.83% higher than in the previous year. More pronounced,
however, was the slowdown in market time, otherwise known as “DOM” (Days On Market, an indicator of demand). Year-over-year the leasing market slowed down by 33.73%. Homes are still being leased, and prices are even up by 1.06%, but prospective renters are not feeling pressured to make quick decisions. Rather they are, for the most part, taking time to consider options and negotiating lease terms.
So how can this be? How can there be more homes available, sitting on the market longer, yet pricing still increases? The answer lies in the types of homes that are hitting the market, and it illustrates the rise of the “accidental landlord” into the rental marketplace. A higher number of would-be sellers have chosen to put their homes into the
rental pool for – in this author’s opinion – one of two primary reasons. They either cannot get as much for their home as they would like to, still clinging to pre-April 2022 pricing in their neighborhood, and/or they want to hang on to their current interest rate which may be below 3%. As interest rates have risen, buying power has decreased, and home values softened year-over-year (the city of Bellevue down 5.3% for example). Looking at the mix of homes that rented throughout 2023, the average “new to the rental market” home was bigger and more expensive, as well. From 2020 through 2022, condo units represented 34.07% of the homes leased on the NWMLS per year on average. That rate dropped to 28.33% in 2023, bringing overall prices up, due in part to the mix of property types shad-
ing away from condominium units and toward single-family houses.
Shifting gears to legal changes that took place in 2023, the final COVIDera temporary measure expired when the city of Seattle lifted its ban on late fees in November. However, earlier in the year the city passed a new ordinance capping late fees at $10/month. Throughout the year, several cities around the region passed their own ordinances primarily covering the “big three” topics which are:
1 more advance notice of rent increase
2 caps on security deposits and move in fees
3 caps on late fees
While these policies made their way around the region from one city to the next, interestingly the terms were not identical. For example, the city of Shoreline created a sliding scale with multiple checkpoints ranging from 3% to 10% on rent increases and 120-day notice to 180-day notice. Around the same time, the city of Tacoma introduced a two-stage rent increase notice requirement (first at 180-day and again at 90-day) regardless of the amount. Tacoma, by the way, introduced a number of other new rules in addition to the “big three” including seasonal eviction bans and relocation assistance payments (similar to policies already in place in Seattle). All this is to say, keeping track of all the various rules is incredibly challenging.
To this point, the reader might perceive that it’s all doom and gloom at this point … however, this is NOT the case! We also have some very encouraging recent developments that give reason for much optimism going forward. We know that the Seattle area continues to be an absolute magnet for people around the world who are seeking great jobs and natural beauty. There will always be challenges, but the long-term value of real estate investment here, and the demand for housing, is hard to argue against.
The City of Seattle conducted an audit of its Rental Registration & Inspection Ordinance (RRIO) program and published the results on December 21, 2023. The over-arching theme of the
HOW CAN THERE BE MORE HOMES AVAILABLE, SITTING ON THE MARKET LONGER, YET PRICING STILL INCREASES?
THE ANSWER LIES IN THE TYPES OF HOMES THAT ARE HITTING THE MARKET, AND IT ILLUSTRATES THE RISE OF THE “ACCIDENTAL LANDLORD” INTO THE RENTAL MARKETPLACE.
audit was to dig into the trends that were occurring with properties registered (or not registered) in the RRIO program. Specifically, why did registration of single-family rental homes drop so much between 2016 and 2022? What happened to all these homes? Did they sell? Are they sitting vacant? Did the owners simply choose not to renew their registration? For years, mom & pop landlords (small housing providers) have been pleading their case that rental housing policy meant to “protect tenants” will result in the loss of small provider housing inventory, leaving tenants with fewer (and more expensive) housing choices. Such policies present too much risk to the housing provider, and one bad situation with a tenant can have a significant impact. The audit itself spans 81 pages, and in conclusion makes nine recommendations to the City Council. The first of these nine recommendations reads as follows: “If the City of Seattle wants to preserve single-family and small multi-family property rental housing, it should consider enacting policies that support the continued presence of this type of property in Seattle’s rental market. When considering such policies, the City should involve stakeholders most impacted by rental housing policies.”
Sticking with recent events in Seattle, the newly appointed City Council President, Sara Nelson, wrote the following in her introduction to the public via the Seattle Times: “…the past few years have seen a sharp uptick in policy-setting council initiatives, many of which passed through committee review quickly with scant public input and came to a vote with minimal debate. This legislation diverted time and resources away from addressing our greatest challenges and was frequently ideologically driven. And we’ve seen the results … small housing providers pulling their below-market-rate rentals off the market …”
Might the tides be turning? Might our perspectives as small housing providers be recognized and validated? At the
press deadline for this article, the 2024 state legislative session in Olympia will just be kicking off. The aforementioned “big three” issues, along with rent control, will be heavily debated. I cannot believe I’m about to say this, but here’s hoping that our friends in Olympia are ready to take a page from our friends in (gasp!) … Seattle.
Cory Brewer is the General Manager at Windermere Property Management / Lori Gill & Associates. His firm oversees management of approximately 1,500 residential rental homes throughout the Greater Seattle Area, as well as commercial & multi-family properties. He may be contacted via wpme@windermere.com. Visit their website wpmnorthwest.com.
MEMBER ENGAGEMENT
MEMBER ENGAGEMENT
2024 RHAC ADVOCACY CENTER:
Get Involved!
Daniel Bannon | Grassroots Organizer | dbannon@RHAwa.org | (206) 905-0609
The importance of getting involved in state legislative sessions cannot be overstated, as it serves as a cornerstone for active citizenship and empowerment of your community. Get involved with the Rental Housing Association Coalition (RHAC) to be a part of the changes you would like to see in your State Government. This article will detail the benefits of your involvement in the 2024 Legislative Session and highlight some new features of the State Advocacy Center.
Daniel Bannon
One of the primary reasons for getting involved in state legislative sessions is the chance to directly influence policy decisions. By actively engaging in
committee hearings, public forums, and discussions, citizens can shape the direction of proposed legislation. This direct involvement ensures that the diverse voices within a community are considered, fostering a more inclusive and representative decision-making process. RHAC makes it easy to get involved in these processes through our Calls to Action which will provide you with the links to testify as well as provide access to the State Advocacy Center which empowers you to email all relevant lawmakers with just a few clicks!
The State Advocacy Center provides you with a prewritten message which highlights key aspects of each high priority bill we encounter this year. As always, we encourage members to add their own experiences to these emails. Lawmakers want to hear from you and learn from your experiences as a small housing provider. After you develop your message, the State Advocacy Center will automatically send your
possible to engage with your lawmakers and the Advocacy Center is a key aspect to that process.
Participation in legislative sessions empowers your community of small
WHEN CITIZENS ENGAGE WITH LAWMAKERS, ASK QUESTIONS, AND EXPRESS THEIR EXPECTATIONS, IT CREATES A SYSTEM OF TRANSPARENCY AND ACCOUNTABILITY. LEGISLATORS ARE MORE LIKELY TO BE RESPONSIVE TO THE NEEDS OF THEIR CONSTITUENTS WHEN THEY KNOW THEY
message to relevant lawmakers who are involved in the specific Legislative Committee related to the bill in question. The RHAC makes it as easy as
housing providers by sharing your perspectives on the issues that matter most to them. It is often difficult for small housing providers to find the time to
participate in legislative sessions and share their perspectives. Because of this, those of you who can participate in the legislative session are speaking on behalf of your fellow small housing providers and advocating for their needs as well as yours.
Active participation in legislative sessions holds elected officials accountable for their actions. When citizens engage with lawmakers, ask questions, and express their expectations, it creates a system of transparency and accountability. Legislators are more likely to be responsive to the needs of their constituents when they know they are being closely watched and that their decisions can impact their re-election prospects. The State Advocacy Center has gained several new features for the 2024 Legislative Session, including the ability to look up lawmakers in your district. Use these new features to be even more effective in this year’s advocacy!
The last new feature in the updated State Advocacy Center is the ability to easily look up information on the bills
we are dealing with. You can view bill summaries, bill sponsors, and track a bill’s progress through the legislature. The State Advocacy Center will serve as your base for information and engagement throughout the session.
Something that cannot be overstated is the fact that involvement in the legislative session offers an invaluable educational experience. Participants gain insights into the intricacies of governance, the legislative process, and the complexities of policymaking. This firsthand knowledge contributes to civic literacy, enabling individuals to make more informed decisions and fostering a greater understanding of the democratic system.
Thank you for being involved in the 2024 Legislative Session. The Rental Housing Association Coalition looks forward to assisting you throughout the 2024 legislative session and answering any questions you may have. We hope that you find this experience exciting and educational. Keep in mind that your participation is crucial to our ability to fight back against harmful legislation and promote the benefits of positive legislation. Please reach out to our Government Affairs team if you have any questions about the State Advocacy Center or any other ways to get involved.
Industry in Motion
Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.
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.
has many marketing solutions to fit your company’s objectives with advertising and sponsorship opportunities within our publications, website, and at our events.
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.
Over the next few months expect a blitz of local government interest in rent control bills which are scheduled for hearings this month in the Washington State Legislature. House Bill 2114 and Senate Bill 5961 are identical bills, one in the house and one in the senate. These bills eliminate the preemption language that has been state law for 40-years restricting local government from imposing rent control and establishes a statewide cap of rent increases at 5%, require 180-day notification for rent increase over 3%, limit move in fees to one month’s rent, and caps late fees at $10 – and of course these bills exempt new construction from any of these provisions for 10-years. Meaning, once again, mom-and-pop are on the hook while the whales swim away.
BELLINGHAM
New rental restriction laws took effect in Bellingham on January 1, 2024. These new provisions are based on passage of a voter approved measure on November 6, 2023. These new measures require 120-days (about 4 months)’ advance notice of rent increases and that rental housing provid-
ers 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. The fee increases become effective January 1, 2024.
FEDERAL WAY
There has been no added information coming our way concerning 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. Now
that the holiday season has concluded and council members are once again taking the dais, we expect continued conversation on this proposal.
KENMORE
There has been no new news on The Washington Business Properties Association (WBPA) suit filed in August in King County Superior Court against the City of Kenmore seeking declaratory relief over municipal ordinances that "conflict with and are preempted by state law and that improperly place unconstitutional burdens infringing upon the rights of rental housing providers to enter into and enforce the terms of residential lease relationships with tenants."
Specifically, the WBPA takes issue with two ordinances 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
Effective March 1, 2024, Olympia will enact a new rental registry program based upon passage of legislation by the city on November 14.
Rental properties in Olympia will be required to:
• Register annually with the city (beginning March 1, 2024)
• Obtain a business license from the Department of Revenue (beginning March 1, 2024)
• Undergo an inspection by a certified third-party once every 5 years (beginning January 1, 2025)
Property owners 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 a property is deemed uninhabitable, property owners may be required to pay relocation assistance to tenants who are displaced.
SEATTLE
Many business-oriented city hall watchers are hopeful that the crop of newly elected Seattle City Councilmembers will work to prevent the continuation of new restrictive rental housing regulations which have devastated the single-family and small multi-family housing industry in the city. With five new members and a sixth that will soon be appointed by the council themselves, there is hope for equilibrium between the tenant and housing provider balance with the departure of anti-rental housing providers Kshama Sawant and Lisa Herbold. While we wish them well in their future endeavors their legacy as city council members will not be missed.
Instead, there appears to be a breath of fresh air and leadership as Councilmember Sara Nelson, who was elected Council President the first week of January, noted in a recent opinion piece in the Seattle Times that one of the challenges the city is facing is that “small housing providers selling their below-market-rate-rentals off the market”, echoing what RHAWA and even a recent City of Seattle Audit Report have been saying.
small housing providers
Small housing providers are once again in the crosshairs with
RENT CONTROL
• Limits rent increases to no more than 5%
• Requires 180-notice for any rent increase over 3%
• Limits total move-in fees to one month’s rent, and even caps late fees to $10.
These bills will harm mom-and-pop housing providers by eliminating their ability to PROPERLY FUND and maintain their rental housing units.
LEGISLATIVE SESSION
ANNUAL EFFORT IN OLYMPIA TO TARGET
Once again small housing providers are in the crosshairs by the progressive Democrats in Olympia who do not seem to understand how they are killing the single-family and small multi-family housing rental market by trying to pass rent control bills this legislative session.
House Bill (HB) 2114 and Senate Bill (SB) 5961 are companion bills scheduled for hearings on January 11 and 12 that would impose statewide rent control in Washington State by limiting rent increases to no more than 5%, requires 180-notice for any rent increase over 3%, limits total move in fees to one month’s rent, and even caps late fees to $10. These bills would also exempt new construction less than 10-years old from any of these provisions but not small housing providers who provide the most affordable family rental units.
Targeting Mom-and-Pops
HB 2114 and SB 5961 will harm small
mom-and-pop affordable housing providers the most by eliminating their ability to properly fund and maintain
factors, and no means to afford expensive capital investments in their rental units such as a new roof or furnace,
SEVERAL THOUSAND SINGLEFAMILY AND SMALL MULTI-FAMILY UNITS ARE NO LONGER ON THE MARKET SINCE 2016 WHEN LOCAL GOVERNMENTS MADE A CONCERTED EFFORT TO IMPOSE NEW
RESTRICTIVE RENTAL HOUSING REGULATIONS.
their rental housing units. By placing a strict 5% rent increase on rent increases, with no recognition of inflationary
small housing providers will be forced to sell their rental properties.
Bills will Lead to the Continued Elimination of Single-Family Rental Housing
Recent published studies, including one most recently authored by the Seattle City Auditor, have detailed how small single-family providers have been chased out of the market due to the increasing burdensome and complicated “tenant protection” measures that have been passed by local authorities.
Several thousand single-family and small multi-family units are no longer on the market since 2016 when local governments made a concerted effort to impose new restrictive rental housing regulations. These once affordable rental housing units have been sold, and many of the properties purchased by corporate investors who demolish the affordable units and replace them with new construction with rents triple of the older more affordable units. Now, with HB 2114 and SB 5961, these units will be exempt from rent control while the traditional mom-and-
TARGET SMALL HOUSING PROVIDERS
THANK YOU FOR COMING TO OLYMPIA – YOUR AMAZING TURNOUT IS MAKING THE DIFFERENCE
pop units must suffer under this new regulation.
Mom-and-Pop are Fighting Back
Two hearings were scheduled for these bills during the very first week of the legislative session. Over 150 RHAWA members attended the hearings and express their opposition to these rental housing killing bills. Wearing their “Rent Control Kills Housing” t-shirts and passing out buttons. RHAWA members made a strong impression to legislators that the proposed rent control proposals were a bad idea.
Studies Continue to Show Rent Control’s Negative Impact on the Rental Housing Market.
A December 2023 report authored by Eco NW details how rent control impacts housing and affordability. In their detailed analysis:
“Evidence across decades of academic literature show that will-intentioned rent control policies often have
unintended harmful effects on the overall housing market and the populations they intend to support. Even if rent
fuel gentrification.” The report reads and goes on to conclude “price control is inefficient because it decreas-
OVER 150 RHAWA MEMBERS ATTENDED THE HEARINGS AND EXPRESS THEIR OPPOSITION TO THESE RENTAL HOUSING KILLING BILLS. WEARING THEIR “RENT CONTROL KILLS HOUSING” T-SHIRTS AND PASSING OUT BUTTONS.
control appears to help renters in rent-controlled units in the short run, it could decrease affordability and
es the quality and quantity of goods. Rent control reduces prices and improves housing stability for incumbent
renters, but limits housing options for new renters.”
Simply put, the report says rent control creates a schism between the haves and have nots limits housing choices for families.
If you are a current renter, you benefit by having a price lock on the place you have. But, if you plan to move, looking for a single-family house for your growing family, or you are a new renter entering the market, you will have limited choices for the type of housing you seek, and if you find it you will pay more than the someone who has lived in an identical place for the last couple of years.
There is a near consensus amongst academics and economists on the negative impacts of rent control. When will left leaning pro-housing politicians understand they are hurting the very same folks they say they want to help?
SEATTLE AUDIT REPORT:
Mom-and-Pop
Leaving Seattle Rental Market
• Frustration with city regulations is cited as a major concern.
• Nearly 7,000 single-family rentals homes are no longer on the market.
• Audit recommends new policies to support small housing providers.
A recently released City of Seattle City Audit Report of the Rental Registration and Inspection Program (RRIO) confirms what RHAWA members have been saying for the past few years; the complicated and overly burdensome new tenant rights regulations are chasing small “mom-and-pop” housing providers out of Seattle.
The report further recommends that if Seattle leaders want to preserve single-family housing and small multi-family property rental housing, they should enact policies that support the continued presence of this type of property in Seattle’s rental market.
The Seattle Office of City Auditor was directed by the city council to review Seattle’s RRIO program to better understand why there was a reduction in rental registration properties even though the total number of rental units
has increased. Their conclusion was simple: while thousands of small rental housing providers left the market, the number of large-multifamily properties entering the market exploded.
Using a variety of reputable data sources, the audit report identified nearly 7,000 RRIO-registered properties that were sold between 2016 and 2022 and that nearly 90% of those were properties of one to five units.
As a part of their research, the Seattle Office of City Auditor (OCA) developed a survey to gather data on attitudes and experiences of property owners and managers who either sold their rental properties or did not renew their RRIO registration. OCA employed a selective strategy to recruit participants, focusing only on those landlords or former landlords who stopped renting at least one of their rental units in Seattle between 2016 and 2022.
A whopping 78% of respondents said it was either hard (22%) or very hard (56%) to comply with the City of Seattle rental rules. 67% of those surveyed cited the difficulty in complying with City of Seattle rules and regulations as
the reason they decided to leave the Seattle rental market.
57% surveyed said they sold their property or no longer own it. 41% of those who sold their rental bought another rental unit outside the city of Seattle. Only 1% of those who sold bought another rental unit inside Seattle.
Clearly OCA figured out why RRIO registrations plummeted - the city’s aggressive efforts over the past decade in instituting anti rental housing ordinances.
As a result of their research, the report concludes, “This data suggests that more small properties are leaving the Seattle rental market, which reduces the variety of housing options available to renters.”
The report further goes on to note that according to the City of Seattle’s Comprehensive Plan 2015-2035, one objective of the city is to achieve a mix of housing types that provide opportunity for people of various ages, races, ethnicities, and cultural backgrounds and for a variety of household sizes, types and incomes. The report then references a 2021 market-rate hous-
ing needs and supply analysis by Berk which states smaller rental properties “tend to be older, and are generally more affordable, while there has been an increase in larger properties, commanding significantly higher rents”. This obviously presents challenges to the city in meeting their housing goals.
As a recognition to the Seattle housing goals challenges, the report’s first recommendation states: “If the City of Seattle wants to preserve single-family housing and small multi-family property rental housing, they should enact policies that support the continued presence of this type of property in Seattle’s rental market. When considering such policies, the city should involve stakeholders most impacted by rental housing policies.”
RHAWA would welcome such an undertaking that considers, from the rental housing providers perspective, policy considerations that would help preserve affordable single-family housing small multi-family rental units. Who would know better what incentives and or regulatory reforms that could be enacted than rental housing providers.
This article was written and edited by RHAWA representatives and is intended for the use of RHAWA members only. Copyrighted members-only materials may not be further disseminated. Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.
Tim Hatley | Policy + Communications | thatley@RHAwa.org | (206) 905-0601
VENDOR LISTINGS
We encourage you to consider the vendors found within these listings for your rental business needs. When seeking competitive bids, be sure to mention your RHAWA membership as many offer member discounts. RHAWA does not specifically endorse any business listed herein. References are always recommended. If you would like to submit a customer testimonial for our records, please submit to publications@RHAwa.org. Please note that changes made to a vendor member profile will not be reflected in the CURRENT Vendor Listings unless the change is also sent to publications@RHAwa.org.
BANKS
Brink & Sadler (253) 582-4700 | brinkandsadler.com
Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com
White Clover Properties (425) 230-6000 | whiteclover.org ADVERTISING | VACANCY LISTINGS
Pacific Publishing Co. | Print + Internet (206) 461-1322 pacificpublishingcompany.com
Seattle Rental Group | Property Management (206)315-4628 | www.seattlerentalgroup.com
Fischer Heating and Air (206) 783-1190 | fischerheating.com
Envirotest | Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 seattlemoldandairquality.com
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com
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
Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com
Dimension Law Group PLLC
Synthia Melton (206) 973-3500 | dimensionlaw.com
Flynn and Associates, PLLC
Sean Flynn (206) 330-0608 | theflynnfirm.com
Glasson Legal (206) 627-0528 | glassonlegal.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Holmquist & Gardiner, PLLC (206) 438-9083 | lawhg.net
Jeffery Bennett (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
Homebridge Financial (206) 915-3742 | homebridge.com
Luther Burbank Savings Bank
Tiana Jackson: (425) 739-0023 lutherburbanksavings.com
BUILDING REPAIR | REMODEL
Fischer Restoration (888) 345-2532 | fischerrestore.com
Flippers Warehouse (206) 656-3222 | flipperswarehouse.com
Maintco (425) 822-5505 | maintcogc.com
Masonry Restoration Consulting (425) 344-3893
Pacific Crest Savings Bank Scott Gibson (425) 670-9600 | (800) 335-4126 | paccrest.com Union Bank
Bemis (206) 715-0877 | unionbank.com
Fischer Restoration (888) 345-2532 | fischerrestore.com Flippers Warehouse (206) 656-3222 | flipperswarehouse.com BLIND CLEANING + REPAIR
Shine a Blind On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net
INSPECTORS
Ideal Inspection Services LLC RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
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
masonryrestorationconsulting.com
Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
Rife Masonry
Chad Rife: (206) 696-6998 | rifemasonry.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
Envirotest | Mold & Air Quality Analysis
Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com
Greenwood True Value Hardware | Detectors (206) 783-2900 | greenwoodhardware.com
CARPET CLEANING
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
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
Leasing
Deepak Katara (425) 829-0670 | deepak@tkcgllc.com
RKC Construction, Inc.
Kyle Caulk (206) 595-3565 | cajames.com
+1
The Chimney Specialists, Inc.
thechimneyspecialists.com
Dryer Vent Solutions (425) 398-5001 | dryerventcleaning.com
The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.com
Rental Housing Association of Washington
Denise Myers (206) 283-0816 | RHAwa.org
A&A Electric (206) 212-1888 | anaelectric.com
Capstone Solar (206) 580-3448 | capstonesolar.com
Reinhart Electric & Service (425) 251-5201 reinhartelectric.net
Rental Housing Association of Washington (206) 283-0816 | RHAwa.org
ENERGY CONSERVATION
Capstone Solar (206) 580-3448 | capstonesolar.com
Energy Benchmarking Services
Michael Jones (206) 245-8737
EnergyBenchmarkingServices.com
SRC Windows (253) 565-2488 | srcwindows.com
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
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
1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Kay Properties & Investments
Dwight Kay (855) 899-4597 | kpi1031.com
Sound Realty Group
Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com Velocity 1031 (425) 247-3307 velocity1031.com
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
Restoration (888) 345-2532 | fischerrestore.com
Flooring (360) 402-9566 erflooring.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
CBRE - PNW Multifamily | Private Capital Group (206)292-1600
Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org billie.fisher@seattle.gov
Housing Authority (253) 281-7674 | tacomahousing.net
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com
Window Cleaners LLC (206) 453-3936 | seattlewindowcleaner.com
Abc Turn-Key Services LLC (253) 432-1748 | abcturnkeyservices.com
Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
Handyman LLC
Rose: (206) 222-5129 | tqhandyman.com
Handyman (509) 346-3694 | Javiervv065@icloud.com
Kidder Mathews
Dylan Simon: (206) 414-8575
Jerrid Anderson: (206) 499-8191 DylanSimon.com
Luther Burbank Savings Bank Tiana Jackson: (425) 739-0023
lutherburbanksavings.com
McTaggart
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
The Kirkland Consulting Group, LLC
Cell Site& Rooftop Leasing
Deepak Katara (425) 829-0670 | deepak@tkcgllc.com
CMG Home Loans
Eric Aasness (206) 915-3742 | homebridge.com
CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
Eastside Funding (425) 230-0000 | eastsidefunding.com
Homebridge Financial (206) 915-3742 | homebridge.com
Kidder Matthews Simon and Anderson Team (206) 747-4725 | dylansimon.com
Burbank Savings Bank Tiana Jackson (425) 739-0023
(425) 670-9624 | (800)
Hainsworth Laundry
Jason Hainsworth (509) 534-8942 | hainsworth.biz
Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com
Straight Street Building / Home Inspection
John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws
Best Plumbing Group (206) 633-1700 | (425) 771-1114
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
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
Pacific Publishing Co. (206) 461-1322 | pacificpublishingcompany.com
PROPERTY MANAGEMENT
Allen Property Management
Mike Larson (253) 582-6111 | (800) 995-6111 haroldallen.com
Bell-Anderson & Assoc., LLC, AMO (253)852-8195 | bell-anderson.net
Brink Property Management
Dean Foggitt (425) 458-4848 | brinkpm.com
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
Cornell & Associates Inc (206)329-0085 | cornellandassociates.com
Crown Properties Inc (253) 537-2704 | crown-rentals.com
Dave Poletti & Associates (206) 286-1100 | davepoletti.com
Dobler Management Company Inc. (253) 475-2405 | doblermanagement.com
Elita Living Real Estate LLC
Erica Vincent | (206) 323-0771 | elitaliving.com
Emerald Door Property Management (206) 992-7334 emeralddoor.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
Icon Real Estate Services Inc.
Jeremiah Roberson (425) 633-3330 | www.iconre.org
Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com
Jevons Property Management
Enrique Jevons (206) 880-7935 | jevonsproperties.com
PROPERTY MANAGEMENT
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
Nathaly Burnett Property Management (253) 732-9535 | beyondseattle.com
Next Brick Property Management (425) 372-7582
Northfield Properties Inc. (425) 304-1250 | (425) 304-1250
North Pacific Property Management
Joshua Fant | (206) 781-0186 | (800) 332-1032 northpacificpropertymanagement.com
Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com
Park 52 Property Management
Paul Jakeman | (253) 473-5200 | park52.com
People’s Real Estate, Inc.
Lisa Brannon | (425) 442-9941 | peoplespm.com
Pilot Ventures LLC | Property Management (206) 566-6600 pilotnw.com
Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com
Prospector Property Management (206) 508-6366
prospectorpropertymanagement.com
Real Estate Gladiators (425)260-3121 | www.realestategladiators.com
Real Estate Investment Services (REIS) Lakewood: (253) 207-5871
Seattle: (206) 319-5981 | REISinvest.com
Real Property Management Today (253) 426-1730 | rpmtoday.com
Rentals Northwest Richard Wilber | (253) 581-8616
Renters Marketplace
Larry Cutting (425) 277-1500 | rentersmarketplace.com
Ruston Investors, LLC (206) 713-5245 deluxebargrill@comcast.net
Seattle's Property Management (206) 856-6000 seattlespropertymanagement.com
Seattle Rental Group (206)315-4628 www.seattlerentalgroup.com
SJA Property Management (425) 658-1920 sjapropertymanagement.com
Spartan Agency, LLC (253) 863-6122 | spartanagency.com
SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 | suhrco.com
The Paris Group NW (206) 466-4937 | theparisgroupnw.com
TQ Handyman LLC
Trevor Rose: (206) 222-5129 trevor@tqhandyman.com
Viaclarity Inc (206) 853-1568 | divalerie1259@outlook.com
Weber & Associates Property Management (425) 745-5838
PROPERTY MANAGEMENT
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
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
Allied Property Experts (206) 717-5777 | apex-re.com
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
Cornell & Associates Inc (206)329-0085 www.cornellandassociates.com
Dave Poletti & Associates (206) 286-1100 | davepoletti.com
DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com
Darco Inc (206) 322-9495 | darcoapts.com
Elita Living Real Estate LLC
Erica Vincent (206) 323-0771 | elitaliving.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
GoodRoots Companies, Inc (480) 710-6074 | goodroots.io
Jean Vel Dyke Properties, LLC (206) 725-3103 veldyke.com
Kay Properties & Investments
Dwight Kay (855) 899-4597 | kpi1031.com
Kidder Mathews
Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191
DylanSimon.com
Krishna Realty (425) 209-0055 | krishna-realty.com
Lee & Associates
Multifamily Team
Candice Chevaillier (206) 284-1000 | lee-nw.com
Madrona Real Estate
Bradford Augustine (206) 538-2950 | MadronaRealEstate.com
McTaggart Real Estate (206) 322-9495 | darcoapts.com
Next Brick Property Management (425) 372-7582
REAL ESTATE BROKERS
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
Park 52 Property Management
Paul Jakeman | (253) 473-5200 | park52.com
People’s Real Estate, Inc. (425) 442-9941 | peoplespm.com
Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com
Real Estate Gladiators (425)260-3121 | www.realestategladiators.com
Real Estate Investment Services (REIS)
Lakewood: (253) 207-5871
Seattle: (206) 319-5981 | REISinvest.com
SJA Property Management (425) 658-1920 | sjapropertymanagement.com
Sound Reatly Group
Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com
SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 | suhrco.com
The Paris Group NW (206) 466-4937 | thepaccarisgroupnw.com
Westlake Associates (206) 505-9400 | westlakeassociates.com
Windermere Property Management / Lori Gill & Associates (425) 455-5515 | wpmnorthwest.com
Windermere Real Estate Commercial
Therasa Alston | (206) 650-4777
WPI Real Estate Services, Inc. (206) 522-8172 x105 | wpirealestate.com
RENTAL HOUSING INSPECTORS
Ideal Inspection Services LLC
RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
Seattle Rental Inspection Services (RRIO) (206)854-0390 seattlerentalinspectionservices.com
Straight Street Building / Home Inspection
John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws
Olympic Estate Group, LLC
Jeri Schuhmann (206) 799-0544 | OlympicWealthStrategies.com
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com
ROOFING SERVICES
Bravo Roofing, Inc.
GoldStar Vendor + Vendor of the Year | 2014
John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com bravoroofs.com
Diamond Roofers, LLP | Flat & Low Slope (206) 202-7770 | diamondroofers.com
Fields Roof Service Inc. (253) 852-4974 | (888) 852-4974 fieldsroofservice.com
Mono Rooftop Solutions Commercial / Residential Repair & Maintenance (206) 767-2025 | monorooftop.com
SECURITY
Signal 88 Security of South Puget Sound (206)208-0233 | signal88.com
SnS Locks (206) 664-1209 | safeandsecurelocks@gmail.com
SEWER & DRAIN VIDEO INSPECTIONS
Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com SIDE SEWER REPAIR
Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
SUBMETERING
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
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
UTILITY SERVICES
Conservice (435) 419-4960 | conservice.com
Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org billie.fisher@seattle.gov
VACANCY LISTING SERVICES
Pacific Publishing Co. | Print & Internet (206) 461-1322 | pacificpublishingcompany.com
Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com
WATER CONSERVATION
Seattle Public Utilities | Saving Water Partnership (206) 615-1282 | savingwater.org
WATER | FIRE DAMAGE RESTORATION
Fischer Restoration (888) 345-2532 | fischerrestore.com
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
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.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
CROSSWORD PUZZLE
SEEKING ANSWERS TO YOUR QUESTIONS?
RHAWA has made it easy for members to find answers to their most pressing property management questions. Stop by our website to access our growing library of articles on fair housing, landlord-tenant laws and best practices for operating rental housing in Washington State. Need additional assistance? Don't worry! You can submit your questions to Support Center staff with just the click of a button. Visit RHAwa.org/support-center TODAY!
Positive Shift in Mortgage Rates Sparks Optimism for Real Estate Investors
Michael
and Ben
Real estate investors are set to benefit from a recent positive shift in mortgage rates, marking a turnaround from the challenges posed by elevated rates over the past two years. The spread between mortgage rates and Treasury yields has been steadily shrinking for eight consecutive weeks, providing a glimmer of hope for both residential and commercial property owners.
The average 30-year fixed mortgage rate, which had been higher than benchmark Treasury yields, has seen a significant decline. Data from Freddie Mac reveals a drop of over a percentage point, bringing the rate to 30-year mortgage rate to 6.62%. This reduction is attributed to the diminishing spread between mortgage rates and the 10-year Treasury yield, now at its lowest since March.
The actions of major mortgage buyers, including banks and the Federal Reserve, play a significant role in shaping the spread. The Federal Reserve's recent signals of a potential rate cut amid falling inflation and a strong economy have revived investor demand for mortgages, contributing to the decrease in the spread.
Industry experts are cautiously optimistic as the spread between mortgage rates and Treasury yields narrows. Mortgage bankers closely monitor this trend, hoping it could stimulate demand for new mortgages. As 2024 progresses, real estate investors will be keeping a keen eye on mortgage rates and will look for more optimism coming from the next few federal reserve meetings.
Please feel free to reach out 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.
Ben Douglas
Brian Platt
Michael Urquhart
Brian Platt,
Urquhart,
Douglas | Paragon Real Estate Advisors | RHAWA Vendor Member
Time to Register for the First Annual Event of 2024 – Spring Workshop + Tradeshow
Get ready for an exciting event happening on Saturday, March 23, 2024, from 8:00 AM to 4:00 PM! The Rental Housing Association of Washington (RHAWA) is thrilled to announce our much-anticipated Annual Spring Workshop and Tradeshow (SWTS). We can't wait to share all the exciting details with you!
This year, we're returning to host the SWTS at the same charming Cedarbrook Lodge near SeaTac. Last year attendees raved about the beautiful lodge which offered warm rustic scenery, delectable cuisine, and, most importantly, a day of education and fun.
Doors will open at 8 am, and when you arrive, a warm welcome awaits you in the vendor hall with coffee, tea, and a continental breakfast before the conference officially begins.
This year, we kickstart the event with a captivating Keynote panel discussion featuring RHAWA Board President Sean Flynn, Kaitlyn Jackson, and other esteemed experts who will provide a comprehensive legislative update from the 2024 State Legislative Session. They will cover crucial topics, including decisions made by local government councils that directly impact you – the small housing provider – and offer valuable insights into what lies ahead for the rest of the year.
Following the panel discussion, our breakout sessions will begin, organized into three separate tracks: Property Management, Tenant Law and Business. Additionally, don't miss out on our Rental House Trivia Gameshow, available throughout the day. This fun and interactive segment offers another educational avenue to delve deeper into all the topics covered during the workshop. It's a perfect blend of entertainment and knowledge, making learning about rental housing engaging and enjoyable for everyone!
We'll have three one-hour breakout sessions for each workshop track, providing 12 hours of education delivered by RHAWA's most popular instructors and staff. To ensure you don't miss out on valuable insights, we'll provide attendees with presentation slides and audio recordings of each session for future reference.
To get a sneak peek of the excitement and valuable learning experiences awaiting you, we invite you to watch the highlight video of last year's event on YouTube: SWTS 2023 Highlight Video. It's an excellent way to see what makes the SWTS such a unique and enriching experience!
If you have any questions or need more information, please contact us directly. We are eagerly looking forward to seeing you there!
This is an incredible day that you won't want to miss, offering not only a chance to mingle and network with fellow housing providers and vendors but also an exceptional opportunity to expand your knowledge and grow your business.
For a detailed schedule of the event and a list of our esteemed speakers, please review the following page.
Saturday, March 23 | 8:00 am - 4:00 pm
Saturday, March 23
SCHEDULE
THIS YEAR’S BATTLES IN OLYMPIA: RHAWA Speaks with Chester Baldwin
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org | (206) 905-0603
Just as every new year starts and the holiday season comes to a close, you can be sure that another Washington Legislative Session is here. Legislators from all over Washington State are coming together in Olympia to decide the future of the Evergreen State. This year is a short session so all relevant topics must be discussed and moved on within just sixty days. We know many issues are top of mind for lawmakers and their constituents, but one of the biggest items to be discussed will be the cost and undersupply of housing, and what are the best strategies to lower costs and increase housing production? “Rent Control of course,” I say sarcastically.
In all seriousness, rent control will once again be a hotly debated topic in the 2024 legislative session and RHAWA will be in Olympia to advocate for you, our members. RHAWA, along with our partner organizations, will be working diligently to make sure our message of why rent control is terrible for housing is conveyed to lawmakers on both sides of the aisle.
I had the privilege of sitting down with RHAWA’s Chief Lobbyist in Olympia, Chester Baldwin for RHAWA’s podcast, “Housing Matters”. We spoke at length about what to expect from this short 60-day session in Olympia. I asked him why we have been having such issues building enough housing in general.
“Freddie and Fannie are underfunding the state of Washington. If you were to talk to them, they’ve said this. Not by choice, but just because there are not projects coming in from the state of Washington at the same rate that they are coming in from other places. The reason is people don’t want to build housing in the state. Not nobody, but you know we’re second to California in the amount of regulation and espe-
... Freddie and Fannie are underfunding the state of Washington. “ “
cially environmental regulation we put onto housing,” Baldwin said. “If you look at California as a model and you want to be like them, we have a problem. They are losing housing twice as fast to wildfires alone as they are building it, and the reason is, it takes between ten and twenty years to permit a subdevelopment.”
He went on to say that Washington is not yet on par with our neighbors to the South, “We’re not quite that bad yet. We’re like three years, three and a half years, but all of that, that is all time that has a cost associated with it. The holding cost of that property for that period of time is significant.”
We spoke about a great bill that RHAWA will be putting forward in Olympia. RHAWA’s bill called the “Tenant Assistance Program”, or TAP, is designed to help tenants cover rent for the short-term in the event such as a job loss or an unexpected medical issue. So “Turn on the TAP” if they need short-term help to stay in their housing. COVID showed that early money is the best money to keep everyone in their housing and help get residents back on their feet.
“If we focused our money on those folks and helping to make sure they can bridge that gap between where their finances might be and where the rent is, then we can really do something to
keep everybody in this market. We can keep the housing provider, providing the housing, we keep the tenant housed, and the state of Washington comes in and puts a little bit of money in on behalf of the tenant.”
I will be speaking with Chester after the legislative session as well to do a debrief of sorts and talk about how everything went during RHAWA’s time in Olympia.
For my full interview with Chet, look for the RHAWA podcast “Housing Matters” wherever you find your podcasts. Or if you prefer a video version, that is also available on RHAWA’s YouTube channel.
Know Your WATER HEATER – Relighting the Pilot Light
Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year
Every now and then a bit of wisdom rises to the surface. And when it has to do with an appliance that involves a flame and natural gas in your home, it’s definitely worth repeating.
Where we live, water heater outages tend to be more frequent in the wintertime. The winds are higher than normal, and can blow out a pilot on a gas water heater. Often during a water heater service call, we end up doing nothing more than relighting a pilot. Sometimes a homeowner will actually know that their pilot is out and will ask us to walk them through relighting the pilot over the phone. These requests are more frequent in rental homes where the occupants are more likely to call property management first, rather than investigate any issue at the tank.
What is a Pilot Light?
A standing pilot is a small flame that stays lit day and night. It is located at the bottom of the tank in the burner chamber, and when lit can be seen through the sight glass or hole. Its purpose is to light the gas released to the main burners when there is a call for heat. It is as much a safety device that shuts down the gas going to the burners, as it is a means to provide an ignition source for the main burner. This pilot light is common in all atmospher-
ic vented water heaters. It is the most common burner ignition system on water heaters, but not all water heaters have them. Typically, the water heaters that won’t have a standing pilot system are water heaters that need power to operate. Simply by identifying if your water heater is plugged into the wall or not will tell you if you have a standing pilot ignition system.
The other giveaway that a water heater has a standing pilot ignition system are the instructions on the water heater on how to relight the pilot. In fact, when we get the call to relight a pilot on a water heater we will often instruct the home owner to follow the instructions given by the manufacturer. These are step-by-step instructions posted right on the metal jacket of the tank. Each manufacturer will have slightly different instructions for relighting the pilot.
Relighting the Pilot Light
When relighting the pilot, it is important to follow the manufacturer’s instructions and take the necessary safety precautions. The typical relight will ask you to turn a knob to “pilot” and press that knob in while lighting the pilot. What you are actually doing is manually opening a valve that sends gas to the pilot assembly. You can follow the copper thermocouple line or
the smaller pilot tube to find the pilot assembly inside the combustion chamber. While holding down the knob the pilot can be lit. Where most people will make a mistake is releasing that knob too soon. The pilot flame is heating a thermocouple that will generate a small amount of voltage (millivolts) to charge a magnet that will then keep the pilot gas valve open. This is a safety feature. If the pilot were to go out as the thermocouple cools down, the valve becomes de-energized and closes preventing both the pilot and the main burner from getting gas.
More recent water heater models will have a combustion chamber that the homeowner is not meant to access. There will be a sight glass to view the pilot. Instead of using a barbecue lighter or long match to light the pilot, pressing the button on a piezo lighter, like what you see on a gas barbecue, creates a spark at the pilot to light the pilot gas.
Safety Tips
A couple of safety tips to follow when relighting a pilot:
• Always follow the manufacturer’s instructions
• Turn the water heater valve to the “off” position and wait 5-minutes before attempting to relight.
• Be aware of your surroundings. o Look for signs of flame roll out (flame leaving an appliance). There may be other issues going on besides the pilot being out.
• DO NOT attempt to light your pilot if you smell gas outside your appliance.
• Turn the burner temperature setting all the way down before lighting the pilot.
• Keep yourself clear of any openings to the combustion chamber where the burner sits on initial fire off of the main burner as a precaution to avoid any flame roll out.
• Set the temperature back to normal and not in excess of local codes to reduce potential scalding.
If you don’t feel comfortable lighting the pilot to your gas water heater, or have never lit one yourself, call a professional. When that person is on site take the opportunity to let your licensed plumber or HVAC technician show you how to do it so you can decide if it is something you are comfortable doing in the future.
Bruce Davis, Sr. is a Licensed Journeyman Plumber, Licensed Electrician, HVAC/R Electrical Administrator, HVAC/R ,and Certified WA State C.E.U. Instructor. Day and Nite Plumbing and Heating, Inc has been in Lynnwood serving Snohomish and N. King County for over 68-years, and Bruce Sr. has been President and working at this family-owned business for 36-years. Bruce can be contacted at: Email: Bruce@dayandnite.net.Day and Nite Plumbing and Heating Inc. 16614 13 Ave. W., Lynnwood, WA 9803, (800) 972-7000.
Bruce Davis, Sr.
Experience the magic of our Annual Spring Workshop + Tradeshow once again at the enchanting urban oasis of Cedarbrook Lodge , conveniently located near SeaTac. This is your best opportunity to gather the latest industry insights in one day for your rental business, just like last year.
• Explore a wide array of skilled service providers at the tradeshow.
• Choose from a selection of 12 educational breakout sessions led by expert attorneys and industry professionals.
• Enjoy meeting other members, participate in educational games, and win enticing raffle prizes.
About Us
We are very proud to be a family owned and operated company. John, Barry and Jill have been serving RHA Members for over 22 years. Our focus is to solve customers’ roof problems and concerns with a reliable, high-quality roof system. Our dedicated crews take pride in their craftsmanship and treat our customers roofs as if it were our own.
We Stand by Stability
Polyflex G (torch down) provides an exceptionally durable roofing product and provides long-term weathering performance. With a granulated surface, Polyflex G exceeds all minimum ASTM standards for tensile strength, puncture resistance and flexibility. This torch down roof membrane is ideal for Northwest roofs; where common branches sometimes fall or residents want a roof-top patio. We stand behind Ployglass APP Membranes with the most reliable warranties in the industry. Their warranty provides extended protection, assuring the optimum system performance is guaranteed.
About Elizabeth Gregory Home (EGH)
EGH inspires homeless women to transform their lives. Through services offered, women can meet immediate needs, as well as long-range goals to break the cycle of homelessness.
Learn more about EGH and how you can help at eghseattle.org. Thank you.
Contact John Paust for more information:
pricing for RHAWA members AND $100 donation toward EGH with paid re-roof contract!
Proud Sponsor of
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