CURRENT - April 2024

RHAWA Deepens its Presence into Spokane Market

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

Over the last several years RHAWA has prioritized developing and nurturing relationships and strategic partnerships unique to Eastern Washington. To continue deepening those ties, RHAWA has recently employed a Spokane team member, who is also a trusted industry expert.

Daniel Klemme joined the RHAWA team in late February. He serves as Membership Development and Government Affairs staff. With a focus on innovative solutions and effective communication, Daniel has established himself as a trusted figure in the field.

Having dedicated his career to addressing homelessness and housing insecurity,

CONTACT US

Board Administrator

Jim Nell: jnell@RHAwa.org

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

Membership Development + Gov. Affairs

Daniel Klemme: (206) 905-0611

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

BOARD OF DIRECTORS

President

Sean Flynn

Vice President

Christopher Cutting

Past President William Shadbolt

Cathy Jeney

Chris Dobler

Secretary Larry Crites

Treasurer Neil Wilson At-Large Sharon Cunnington

COUNCIL OF REGENTS

Chris Gurdjian

Cory Brewer

Devin Easterlin Jason Dolloph Kaitlyn Jackson Mark Mullally Synthia Melton

LEGAL COUNSEL

Christopher Benis

IN THIS

Daniel is recognized as an expert in housing provider outreach and engagement strategies. His work in the nonprofit sector, particularly in finding permanent housing solutions for Veterans and Section 8 program participants, showcases his commitment to creating positive change in his community. Daniel’s leadership extends to his involvement with the Landlord Association of the Inland Northwest, where he has served in various capacities including as President. His insights into the impacts of policy and regulation on vulnerable populations and his ability to develop relationships with diverse stakeholders led him to want to work for RHAWA. Daniel is committed to enhancing the value of membership for rental housing providers and vendors, irrespective of size or tenure.

RHAWA’s focus remains unwavering: to empower members and vendors with streamlined systems and cutting-edge technology, optimizing rental housing operations and administration while maximizing profitability in community investments. RHAWA is dedicated to fortifying communication, engagement, and messaging to both internal and external stakeholders through diverse platforms, including in-person and digital meetings, recorded classes, media outreach, and special events. Even in instances where RHAWA may challenge prevailing laws and regulations and the ensuing industry repercussions, we remain committed to providing comprehensive education on ethical compliance. Through education, mentoring, networking, political advocacy, and community engagement, we continuously deliver substantial value to our members and communities alike.

In Spokane, RHAWA is poised to educate rental housing providers on navigating the complex landscape of evolving laws and regulatory requirements. These include, but are not limited to, rental registry requirements, business license prerequisites, code enforcement procedures, fire department safety standards, record retention protocols, updates to the Residential Rental Code, tenant screening obligations, and the emergence of new rights and responsibilities for both providers and tenants. Stay tuned for more information about:

• ONLINE Class: Spokane Rental Regulations

Attorney Eric Steven walks us through Spokane’s recent changes to the city’s rental housing code on May 8. Register for this event at rhawa.org/events/spokane-rental-regulations-202403.

• Spokane Monthly In-Person LINK Meeting

In late spring/early summer, RHAWA will host these informal monthly meetups. These meetups are a great opportunity for rental property owners, managers, investors, and associates to learn a thing or two about how to run their rental business, ask questions of industry professionals and share their own experiences. For more information about our monthly LINK Meetings, please read Daniel Bannon’s article on page 11 or visit RHAwa.org/events/link-meetings.

As housing continues to be one of the state's most pressing and complex challenges, the significance of our contributions cannot be overstated. The value we bring to our community is exceptional, underscoring our unwavering commitment to addressing and overcoming the multifaceted issues confronting rental housing providers nationwide. Contract RHAWA’s Government Affairs team (advocacy@RHAwa.org) if you would like to discuss happenings at the local level, or please feel free to reach out to Daniel Klemme and welcome him to the RHAWA team. He can be reached via email at dklemme@RHAwa.org or via phone at (206) 905-0611.

Melissa Canfield

New Guidance for Vacate Notices on CARES Act Covered Properties

Denise Myers | Education + Resources Director |  dmyers@RHAwa.org

The federal CARES Act which went into effect during the COVID emergency period requires housing providers to give tenants a minimum of 30-days’ notice to vacate any properties that benefit from federal programs such as rental assistance and/or federally insured mortgage loans.

Several RHAWA forms were revised as of 12/13/2023 based on the outcome of Sherwood Auburn v. Pinzon, a case related to a tenant receiving two notices to pay or vacate with conflicting dates: A standard 14-day notice and a separate 30-day notice to comply with the CARES Act. Based on the outcome of the case, and how different courts interpreted it, RHAWA decided to offer separate, standalone 30-day notice forms for all notices that end the tenancy with less than 30 days, not just the 14-day Pay or Vacate notice.

• Notice to Quit (Two form versions: 3-day or 30-day notice)

• Notice to Comply or Vacate (Two form versions: 10-day or 30-day notice)

• Notice to Pay Rent or Vacate Premises (Two form versions: 14-Day and 30-Day)

• Notice to End Tenancy (Note added to 20-day causes on single End of Tenancy form)

Washington courts in different counties have continued to interpret the application of the CARES Act 30-day notice rule differently. Some apply it to only the Pay or Vacate notice and others apply it to all notices that end tenancy. On February 26, 2024, Division I of the Court of Appeals released an opinion in KCHA v. Knight which means that in that division, the CARES Act requirement for 30-day minimum periods for pre-litigation notices only applies to non-payment of rent. Counties in Division II have been requiring a 30-day notice for all notices to end the tenancy. As of now, the type of notice required across Division III is ambiguous and may vary from county to county.

WHAT IS A CARES ACTCOVERED PROPERTY?

There are two reasons a property may be covered by the CARES Act: either

(1) the property participates in a federal housing program or (2) the loan on the property is federally backed.

In general, almost all income-based rental programs trigger coverage, including:

• Public housing

• Section 8 Housing Choice Voucher program

• Section 8 project-based housing

• Section 202 housing for the elderly

• Section 811 housing for people with disabilities

• Section 236 multifamily rental housing

• Section 221(d)(3) Below Market Interest Rate (“BMIR”) housing

• HOME

• Housing Opportunities for Persons with AIDS (“HOPWA”)

• McKinney-Vento Act homelessness programs

• Section 515 Rural Rental Housing

• Section 514 and 516 Farm Labor Housing

• Section 533 Housing Preservation Grants

• Section 538 multifamily rental housing

• Low-Income Housing Tax Credit (“LIHTC”) / Section 42

Properties with federally-backed loans include any property with a federal loan guarantee (e.g. VA loans), and any property where the loan is held by Fannie Mae, Freddy Mac, or any other federal program. Many properties with conventional loans originated by banks and mortgage companies are sold to federal programs even if your loan servicer does not change. See Freddie Mac Loan Lookup.

This guidance on using the 30-day notice period to end tenancy is included on all RHAWA forms pages containing notices to end of tenancy. It is also found in our Support Center at RHAwa.org/support-center.

Division I: King,* Snohomish, Skagit, Island, San Juan and Whatcom Counties.

Division II: Pierce, Thurston, Kitsap, Clallam, Jefferson, Mason, Grays Harbor, Pacific, Lewis, Wahkiakum, Cowlitz, Skamania, Clark Counties.

Extended 30-day notice is only needed for the 14-day Pay-or-Vacate Notice.

Extended 30-day notice is required for the following:

• 3-day Notice to Quit

• 10-Notice to Comply or Vacate

• 14-day Notice to Pay or Vacate

• End of Tenancy Notice when a 20-day cause is selected.

Division III: Ferry, Lincoln, Okanogan, Pend Oreille, Spokane, Stevens, Adams, Asotin, Benton, Columbia, Franklin, Garfield, Grant, Walla Walla, Whitman, Chelan, Douglas, Kittitas, Klickitat and Yakima Counties.

The type of notice required by Division III courts is still ambiguous at this time.

*Note: Based on an unrelated King County ordinance, a minimum 30-day notice is recommended in unincorporated areas of King County for all notices to end the tenancy, same as Division II CARES Act guidance.

Source: https://www.courts.wa.gov/newsinfo/resources/?fa=newsinfo_jury.display &altMenu=Citi&folderID=jury_guide&fileID=appeals#P22_1549

APRIL CALENDAR

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

All Class Sessions Are Presented ONLINE Only Unless Otherwise Specified.

For all ONLINE classes, 30-day access to a recording of the session is included. Subscribe to the Class Pass for 12-months' access to live weekly ONLINE classes for $250 AND/OR subscribe to our complete OnDemand Library for $25/month or $120/year at rhawa.org/products/classPasses.

RENT INCREASES ACROSS WASHINGTON

When: Wednesday, April 3 | 3-4:30pm

Cost: $30 Members | $200 Freemium Subscribers

For decades, rent increases or any other changes to a lease agreement in Washington were simple. Over the last few years, the State legislator and many city councils have changed the rules, and we expect many more changes to come. In this class, attorney Chris Benis will review: How rent increases are made in month-to-month agreements and term leases; What information must be included in rent increase notices; The length of notice periods based on the percentage of increase and the location of the property; When rent increases are prohibited.

LINK MEETINGS

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

• Claim Jumper, Tukwila | Tuesday, April 9, 6:30-8pm

• Dave & Buster's, Bellevue | Tuesday, April 16, 6:00-8pm

• Ben Dews Clubhouse Grill, Tacoma | Thursday, April 18, 6-7:30pm

• Bob’s Burgers, Everett | Thursday, April 18, 6:30-8pm

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

WA REAL ESTATE FAIR HOUSING

Real Estate Continuing Education - 3 Clock Hours

When: Wednesday, April 10 | 1-4pm

Cost: $30 Members | $60 Freemium Subscribers | $90 Guests

Mike Chin, Civil Rights Enforcement Director at Seattle Office of Fair Housing and attorney, Max Glasson will co-present this 3-hour class covering several aspects of Fair Housing including historical and societal context, legal framework, and the Role of the Broker and Managing Broker. Completion of this class fulfills the WA State real estate licensing continuing education requirement for Fair Housing.

PM SERIES-04: UNDERSTANDING YOUR MARKET

When: Thursday, April 11 | 12-1pm

This is part of a 12-part series designed for Property Managers and is also suitable for owners and other housing providers. In this session, you will learn best practices for understanding and managing your company's presence in your market area. We will explore:

1. Technology and methods for conducting an accurate market survey.

2. How to evaluate your property and set rent based on analysis of comparable properties.

3. Monitoring feedback and managing your company's reputation.

Instructor: Erica Vincent

RHAWA MEMBERSHIP PREVIEW & ORIENTATION

When: Friday, April 12 | 12-1pm

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 cannot be addressed during this meeting. Seats are limited to 25 participants and registration is required.

RENTING YOUR PROPERTY WITH RHAWA TOOLS

When: Wednesday, April 17 | 3-4:30pm

Cost: Free Members | $30 Freemium Subscribers | $60 Guests RHAWA provides all the tools you need to manage your own rental properties. At a high level, we will walk you through all the steps to rent your property using our tools including, how to learn about your responsibilities under the law, screening and selecting a tenant, lease signing, and turning the property over to your new tenant. In this 90-minute online session, Education Director and Resources, Denise Myers will teach you all the steps and how to make the best use of RHAWA resources.

2024 LEGAL FORUM: KING COUNTY

When: Wednesday, April 24 | 2:30-5:00pm

Cost: $30 Members | $200 Freemium Subscribers

Do not miss this opportunity to watch three leading Seattle-area attorneys discuss dozens of questions pre-submitted by the audience that are curated, combined, and refined by our education team.

Topics will include landlord-tenant relations, rental agreement regulations, fair housing, emotional support animals, rental assistance programs like section 8, property development like adding ADUs, rental registration and evictions. Pretty much anything related to owning and operating rental properties in King County.

Additional live questions will be answered as time permits. Cory Brewer, Director of Operations at Windermere - Lori Gill and Associates will moderate this two-and-a-half-hour virtual event that will fly by as our attorney panelists answer your toughest questions. Panelists include Christopher Cutting, Attorney and RHAWA Board of Directors Vice President, Kaitlyn Jackson Attorney and RHAWA Council of Regents Member, and Julie Martiniello, Attorney and Estate Planner. 50% of proceeds from this online event will be donated to the RHAWA Legal Defense Fund.

Why a Full Credit Report is Better Than a Credit Summary

Screening Department | 

screening@RHAwa.org | 

(206) 283-0816

RHAWA provides screening services for members. We encourage rental housing providers to screen all prospective adult tenants.

Far more than a simple score, the RHAWA full credit report provides specific and complete details on an applicant's financial history. It allows you to determine their debt-to-income ratio and provides insight into their current level of financial responsibility, as well as past temporary hardships.

When screening a prospective tenant, requiring them to fill out an application for tenancy is the most important step. Not only will you rely on this for checking credit and background information, but you will also need to have this on file if you decide to rent to them. Make sure that the information they provide is both legible and complete.

The Fair Credit Reporting Act requires the applicant’s written acknowledgment to request a consumer report, which determines a consumer’s creditworthiness, credit standing, or credit capacity. Credit information and rental and employment verification information all fall under the definition of a consumer report.

When you run tenant screening on prospective tenants, you are pulling information from a variety of sources. The criminal records* are pulled from a criminal records database; eviction records come from a statewide eviction records database. The applicant’s credit report and credit information come from the credit bureaus. When you order your tenant screening report from RHAWA, we wrap it all in one complete, easy-to-read report for you.

RHAWA screening uses TransUnion to pull the credit information. The credit information for the prospective tenant is a soft pull from TransUnion, meaning it will not impact the prospective tenant's credit score. However, the report still provides housing providers with all the pertinent details they may need. This is especially important, considering all the changes that have taken place throughout Washington State.

A credit report can help you determine a person’s financial responsibility. You might not feel a need to require flawless credit, but you may want to make sure that they are conscientious when it comes to repaying their debt. A report can tell you how much debt an individual has and what their monthly financial obligation is for repaying that debt.

For example: loans and credit cards. The report can also tell you if they have fallen behind on payments and when. This information is necessary to determine the debt-to-income ratio and make sure that a prospective tenant can afford to pay the rent.

Many screening companies offer credit reports without requiring a certification. They do not require a certification because they provide the housing provider with a “summary” report. The summary report does not include the in-depth information you will find in a full credit report. For example, they may show the applicant’s list of closed creditor accounts, but not provide the reason for why they have closed. This can be valuable information to determine if the applicant wasn’t paying on the accounts and perhaps the creditor had to close it out as a charge-off, or it went to collection, or perhaps it was a lost or stolen card. A summary report does not provide information about the credit accounts being in arrears and whether they were 30, 60, or 90 days past due. Whereas a full credit report gives full details of late dates and when the account becomes current in payments. These are just a couple of examples regarding key information missing from summary reports.

Several cities throughout Washington and the State itself have put forth many new ordinances and laws related to screening. The RHAWA screening department ensures that housing providers are getting the details they need to make unbiased and informed decisions while complying with local laws that restrict certain details such as rent nonpayment during the COVID emergency and criminal history.

RHAWA also offers a class on how to interpret the screening report. You can access it through ONDEMAND education on the RHAWA website.

Don’t let the federally required Certification process deter you from having access to this important information. The RHAWA screening department can help you with this process. We can provide you with a complete and thorough consumer report that will meet your tenant screening needs. The certification can be completed in one day once all the required documents have been submitted. However, it is best to complete the Certification process as soon as possible. This will expedite the screening process when you have an application in hand and need to process it right away; contact us today! (206) 283-0816 or screening@RHAwa.org.

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

HOUSING MATTERS PODCAST

Bellevue Plans for Future Housing

As the state winds down from the frenzy that was the 2024 Legislative Session in Olympia, we move our eyes to more local jurisdictions for the remainder of 2024. True, lawmakers and the bills proposed and passed in Olympia may be finished, but now is the pivot to what councils and officials are doing at the county and local city level.

I recently had the pleasure of speaking with Bellevue City Councilmember Jared Nieuwenhuis for the RHAWA podcast, Housing Matters. We spoke at length about the future of housing and development in Bellevue, but also how Bellevue has worked to shore up the supply of housing available during a nationwide shortage.

“Bellevue’s not immune to the pressures of the housing crisis that we see all over the state. You know the city certainly is very committed to expanding the amount of housing options for individuals. Either current residents or future residents in our city,” Nieuwenhuis said. “That includes affordable rental properties, that includes you know opportunities for ownership, that’s workforce housing, you know that’s family size units as well as the singles and the studios.”

Most major cities in Washington State are going through their ten-year comprehensive plan this year. If you’re not familiar with what a city's comprehensive plan is, it is really a document to dictate how a city or town is going to develop and grow over the next decade. Where does that municipality want to focus its housing, economic and industry growth? So, it is extremely important for the future of any city, but especially a large city like Bellevue. I asked Nieuwenhuis how the Bellevue City Council really sees that growth taking shape over the next decade.

“That density has mainly gone into

The word is out that if you want to manipulate the system as a tenant, you can do that.

– Councilmember Jared Nieuwenhuis

those growth areas of downtown, which is our fastest growing neighborhood, Bel-Red, Wilburton, Factoria. You know these are the places we want to put that density. The multifamily housing, a lot of it is transit-oriented development as well. A lot of it is right on the light rail path,” Nieuwenhuis said.

We also spoke to a topic I covered in a previous episode of the Housing Matters podcast, and that is the state of eviction cases being heard in King County. A simple non-pay eviction case can take up to a year simply because of the backlog of cases, but also because of the tactics of the Housing Justice Project. The Housing Justice Project provides free legal services to tenants undergoing eviction cases,

but they seem to draw out and delay cases in any way imaginable. Coupled with the fact that there are not enough county commissioners to hear eviction cases, you have a recipe for a long drawn-out legal process.

“First and foremost, we have to deal with that backlog of eviction notices or cases,” said Nieuwenhuis. “The word is out that if you want to manipulate the system as a tenant, you can do that.”

Lastly, in our conversation, we touched on this year’s Legislative Session and the seemingly never-ending push for Rent Control. “The worst of them at least for me was 2114 and rent control,” Nieuwenhuis said. “I understand the need to solve this issue, but why we

want to go back to the well of policies that just haven’t worked, I just don’t understand. It’s just like I said it’s going to end up hurting our efforts to create more housing, create more affordable housing, and create more options for housing for residents and future residents in our city.”

Listen or watch my full interview with Councilmember Nieuwenhuis on the Housing Matters Podcast. You can find Housing Matters anywhere you get your podcasts. If you prefer the video version of our conversation, check out RHAWA’s YouTube Channel. You will find many previous episodes with other elected officials, industry professionals and members of the community.

Have you Checked out a Meeting yet?

Daniel Bannon | Grassroots

It has been quite a while since I’ve written an article highlighting RHAWA’s monthly LINK meetings as Legislative Session occupied much of my time earlier this year. Given that the Legislative Session is now over, I am excited to inform you once again about the benefits of attending our LINK meetings and share some exciting updates we have coming up.

If you haven’t attended a LINK meeting yet, you are certainly missing out on one of RHAWA’s most valuable regular opportunities. LINK meetings have traditionally occurred around the Puget Sound area. We host one in Snohomish and Pierce County and two in King County. These meetings occur on different days throughout the month to allow members to attend multiple meetings in one month if they desire. Each meeting has a different member volunteer who facilitates the meeting. They provide valuable insight into the benefits of RHAWA and how to make the most of your membership. Additionally, RHAWA provides unique content for each meeting that covers a variety of topics. From January to March, the LINK meeting content provided members with insight into the Rental Housing Association Coalition’s (RHAC) efforts fighting back against harmful policies presented by the state legislature. In some instances, LINK meeting attendees learned about up-

dates to certain bills even earlier than we could send a call to action.

LINK meetings provide one of RHAWA’s most consistent opportunities for networking. Members from all walks of life attend LINK meetings and additionally these members will often be members owning or managing property in the same jurisdiction as you. This means that the members you are meeting are likely to be experiencing the same challenges that you are facing in your specific jurisdiction. LINK meetings connect you with many housing providers with diverse experiences who can help you expand your knowledge and provide insight on some of your most pressing questions. Building relationships with other housing providers allows you to run your rental property more effectively and can even introduce you to some new friends!

Moving on to some updates regarding LINK Meetings in 2024. First off, we will have a scheduling change regarding the Pierce County LINK Meeting. The Pierce County LINK meeting used to take place on the second Thursday of the month; however, it will now occur on the third Thursday of the month. This will allow more housing providers in Pierce County to attend the meeting. Additionally, the East King County LINK meeting now takes place at Dave and Busters Bellevue, where we have

a private dining area with space for up to 30 attendees. There are currently no updates to the Snohomish County and South King County LINK meetings, but I encourage you to stay up to date on RHAWA Connections emails in order to receive updates about these meetings as quickly as possible when they arise or visit RHAwa.org/events/ link-meetings to view details as well.

Another exciting update to our LINK meetings is the fact that we are planning to add two additional LINK meeting locations in 2024. If you read Melissa’s article welcoming Daniel Klemme to our staff, then you will know that RHAWA has a new staff member who will help us expand our opportunities in the Spokane County region. Daniel Klemme will assist in the development and implementation of a Spokane County LINK meeting which will have its first meeting later this year. Our membership in Spokane has expressed interest in getting more involved in RHAWA’s legislative efforts as well as expanding their knowledge about the association and a LINK meeting in their area will assist them in doing both. Once again, stay tuned to RHAWA’s emails to have the most up to date information on this new meeting. Information will also be available on our website and in the CURRENT newspaper when the details of this are finalized.

We consistently receive demand for a meeting location that is closer to downtown Seattle, so we will be adding one within Seattle proper, and a meeting location will be announced in the coming months.

We are currently accepting volunteers who would like to expand their influence within RHAWA membership and help their fellow members as well as RHAWA staff. Becoming a LINK meeting facilitator is one of RHAWA’s most valuable opportunities and it is also an opportunity which is rarely available. If you are interested in volunteering for this position, please email me at dbannon@RHAwa.org to be considered. I can help you learn everything there is to know about facilitating a LINK meeting and I will also be there to assist you with your first several meetings.

As always, if you have any questions about any of the meetings you can shoot me an email or give the advocacy line a call. Once the Spokane LINK meeting is active, you can reach out to Daniel Klemme with your questions! Thank you for taking the time to learn about the exciting updates to our LINK meeting lineup! I am looking forward to meeting you at one of our future LINK meetings!

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How to Charge a Tenant for Lease Violations

Christopher Cutting | Cutting Law Office PC | Attorney + RHAWA Board Vice President

My office has received a lot of inquiries lately about what a housing provider may charge when a resident breaks a lease provision. Washington law allows a housing provider (or any contracting party) to recover their actual losses incurred for a breach but does not allow penalties intended to discourage or punish a party for breaches. For example, a tenant who moves out before the end of a lease can be required to pay the rent through the end of the term, but cannot be required to forfeit the entire deposit for that action.

One example where the law is particularly detailed is early move-outs, called abandonment in the law and regulated at RCW 59.18.310. When a resident moves before the lease term ends, the housing provider may charge the resident for the lesser of all rent remaining due on the lease or the total of all rent that goes unpaid until the housing provider finds a new resident plus any “actual costs” incurred to get that new resident. Actual costs mean

... AND OFFER TO MAKE THE MOVE EASIER BY TERMINATING THE LEASE EARLY IN EXCHANGE FOR A ONE-TIME PAYMENT. SO LONG AS THE RESIDENT HAS THIS AS AN OPTION, AND CAN STILL FOLLOW THE DEFAULT “ABANDONMENT” CALCULATION OF WHAT IS OWED, THIS IS LAWFUL.

documented out-of-pocket charges like the fee to list a vacancy in a newspaper and exclude indirect costs such as a housing provider’s time handling the turnover.

Consider a resident whose lease runs through August 31 but announces she

VIOLATION PERMISSIBLE CHARGE

The resident breaks a window

Amount invoices by the widow repair company to replace the damage

The resident pays rent late Specified late fee (or lower local limit) that is a reasonable estimate of the cost to the housing provider to process the late payment

The resident moves out early and stops paying rent

The resident get a dog but does not give notice or sign the pet addendum

The lesser of all unpaid rent for the remaining term OR the lost rent until a new resident moves in plus the actual out-of-pocket costs to get that new resident

Generally, none, except if the animal causes damage, though this is usually grounds for terminating the tenancy/evicting the resident

is going to move out in May because she bought a house. The housing provider must send a move-out statement and an accounting for the resident’s deposit within 30 days of when she actually moves out. This statement will list all the rent due through August and the resident will not receive a re-

PROHIBITED CHARGE

Fixed surcharge to discourage such behavior

Generally, any fee over 10% of the late amount is considered an excessive penalty, and many local governments severely limit fee amount.

Forfeiting the entire deposit

Cutting

fund on her deposit. The housing provider must also search for a new resident. If the housing provider does that search herself, spends nothing out-ofpocket, and a new resident moves in and starts paying rent on July 1, the resident will only owe one month’s rent for the early move-out. But if under that same timeline, the housing provider pays a listing-only real estate broker a lease-up fee of one month’s rent, the resident would owe two months’ rent for the breach—one to compensate for the unpaid June rent and one to compensate for the leasing fee.

To simplify this arrangement, some housing providers will offer residents the option to buy out the remaining term of the lease for a fixed fee—often 2 or 3 months’ rent. These buy-out provisions are lawful if they are at the option of the resident. When our newhome buyer above tells her landlord that she will be moving early, her housing provider could congratulate her on the new home, reminding her that she will still owe rent through August (the end of the lease), and offer to make the move easier by terminating the lease early in exchange for a one-time payment. So long as the resident has this as an option, and can still follow the default “abandonment” calculation of what is owed, this is lawful. Where it is held out as mandatory, or where this fee is charged on top of the abandonment calculation above, it is an unlawful penalty and cannot be enforced.

Assessing the non-refundable pet fee

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.

Christopher

Local Rental Housing Regulation Watch

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, rental housing providers and managers are an important group at both the State and local level because we provide a vital service to our communities. Contact Tim Hatley at (206) 905-0601 or at thatley@RHAwa.org with any questions. 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.

As predicted last month, we are already seeing various local jurisdictions proposing new rental housing restrictions for discussion and introduced for consideration. A major theme we are seeing percolating amongst various jurisdictions relates to rental housing standards and the move to more rental registration programs.

In addition, almost every local jurisdiction, pursuant to the Washington State’s Growth Management Act, is required to update their Growth Management Comprehensive Plans to accommodate for sufficient growth and meet other mandates specified by the state. Most all of these plans have a discussion of how to better protect rental housing. Some speak to the need to balance housing provider and tenant protections, but most lean toward tenant protection measures only. As an illustration, nearly a dozen cities passed resolutions over the past two months endorsing removing the prohibition against local rent control as the

state was considering such legislation.

As a result of much anticipated local government activity this summer and fall, major political activity, and in preparation for the 2025/2026 State legislative agenda RHAWA staff will continue to host regular Zoom meetings to keep active members updated on the latest intel and help develop and implement our approach with local and state advocacy. Please stay tuned.

BELLINGHAM

Despite the adoption of the doubling of rental registration fees and mandatory rental inspection in February, tenant advocates are now demanding a “complete overhaul’ of the program. This is in addition to a recently passed city ballot measure to provide relocation assistance for tenants, amongst other rental restrictive measures.

“The (rental registration program) has been such a failure for the past eight years,” said Rebecca Quirke of the local advocacy group Tenants Revolt.

“(The city) needs to get with the times. This needs to be completely redone.”, as quoted in the March 10, 2024, Bellingham Herald.

FEDERAL WAY

A recent roof collapse at a Federal Way apartment complex has once again spurred conversation about past efforts by the city to consider a rental registration and inspection program. This is in addition to efforts already underway by local tenant advocates who are lobbying the city council for a 120-day

notice provision for rent increases and a $10 cap on fees.

OLYMPIA

At the January 27, 2024, meeting of the Olympia City Council, members directed staff to research and draft a policy for a relocation assistance program and forward it to the city council. The council also gave directions to staff to move forward with recommendations to council on limitation on junks fees, the right to air conditioning, and the ability to break a lease if rent increases are proposed at 5% or greater. Staff was directed to research recent laws adopted by Tacoma and Bellingham as guidance.

The council discussed these regulations again on March 19. Please check RHAWA Calls to Action for more information on this council meeting.

With the completion of the state legislative session, expect further discussion and consideration of legislation throughout the rest of Washington State.

——

RENTON

At the March 4, 2024, meeting of the Renton City Council, a motion was proposed by Renton City Council Member Kim-Khanh Van to request staff to draft a Renters Protection Ordinance and bring it back to the council within 30 days. The motion failed with two AYES and five NOES.

However, the city is pursuing the consideration of a Rental Registration Program and is working with surround-

ing jurisdictions to identify “best practices” and will seek to use the program to collect data to inform them of potential future decisions regarding rental protection measures.

SEATTLE

Seattle Mayor Bruce Harrell transmitted his Draft One Seattle Plan, a major update to Seattle’s Comprehensive Plan that will shape how our city will grow over the next 20 years. Part of Mayor Harrell’s bold One Seattle Housing Agenda, the Draft Plan proposes allowing new types of housing across the city, bringing missing middle housing to every neighborhood, and expanding density with a focus on areas near light rail and rapid transit. With a focus on preventing displacement, the proposal encourages needed affordable housing and will enhance neighborhoods with accessible retail and amenities.

SPOKANE

Spokane will have a very active election environment this fall as both Senator Andy Billig (D-Spokane), majority leader of the Washington State Senate, and US Congress Member Cathy McMorris Rodgers, announced their intentions to not seek re-election this fall setting off a scramble for both their seats. Immediately after Sen. Billig announced intention, state Rep. Marcus Riccelli, (D-Spokane) sent an email to his supporters announcing his plans to run for Billig’s seat. Soon after, prominent Spokane progressives

Ben Stuckart and Natasha Hill declared they’d run to replace Riccelli in the state House.

——

TACOMA

Riccelli, Stuckart and Hill had previously been floated as potential Democrats who might run for the congressional seat vacated by McMorris Rodgers. Each eventually decided against it. Washington's 3rd Legislative District, which mostly covers the city of Spokane, is reliably blue, but the 5th Congressional District, which covers the eastern third of Washington, is reliably red. When Hill ran against McMorris Rodgers as a Democrat in 2022, she lost by nearly 20 points. Billig was also floated as a potential Democrat who could run for the 5th District, but told local reporters last month he was not interested.

——

TUKWILA

There is no new news coming out of Tukwila regarding their consideration of new rental restrictive measures being proposed by the Transit Riders Union. The proposal includes:

• Requiring rental housing providers to provide written summaries of rights and obligations;

• Capping upfront costs over and above the first month’s rent at a

total of one month's rent, with a right to pay in installments over six months (or two months for leases shorter than six months);

• Prohibiting the collection of a security deposit by a rental housing provider unless a rental agreement is in writing and a written checklist or statement describing the condition of the unit is provided to the tenant;

• Capping late fees at 1.5% of monthly rent;

• Allowing renters on fixed incomes to adjust the rent due date to better align with their payments; and

• Removing social security number requirements to screen prospective tenants.

The Tukwila City Council is actively seeking your comments and can be contacted by email citycouncil@tukwila.gov.

——

SNOHOMISH COUNTY

At the March 5, 2024 meeting, the Snohomish County Council and staff reviewed the work elements for the county’s 2024 Comprehensive Plan update and noted a major work plan program was the development of a rental assistance program. RHAWA will closely monitor developments in this program and offer appropriate support.

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.

UNVEILING RENT STABILIZATION:

Navigating Market Distortions & Impacts

Daniel Klemme | Membership Development & Government Affairs |

The rent control and rent “stabilization” policies are often advanced and supported by tenant advocacy groups Non-Governmental Organization (NGO) and put forth by local, state, and federal policymakers. Rent control is sold as a part of a holistic campaign to address housing affordability and increase housing security for vulnerable and low-income tenants. Rent control is often repackaged as “rent stabilization” and is their prescription for reigning in what they view as capitalistic landlords, which they sophomorically view is the primary factor in rising rents. In this article, I articulate the factors that influence how rents are determined and show how the effects of rent control will directly lead to detrimental consequences for rental housing providers, tenants, communities, and our economy.

FACTORS OF RENT PRICING

Several factors influence rental prices within housing markets. Property location plays a significant role, with proximity to amenities, public transportation, schools, job opportunities, and safety influencing rental rates. Additionally, market demand and supply dynamics determine rent fluctuations, with high demand and limited supply leading to increased rents. Operating costs, including property taxes, insurance costs, maintenance and repairs, utilities, property management fees, and administrative expenses, also contribute to rent pricing. Property value, financing costs, property age and condition, economic conditions, regulatory factors, inflation, and cost of living adjustments further influence rental prices. Moreover, property amenities and services, such as parking spaces, in-unit laundry, gyms, community spaces, and concierge services, justify higher rent prices for properties offering such features.

RENT CONTROL IMPACT ON LENDERS

Rent control policies pose significant challenges for lenders operating within housing markets. One major concern is the potential impact on property valuations. By capping rent increases, rent control measures limit the income potential of properties, ultimately reducing their market value. This reduction in property valuations directly affects loan-to-value ratios, impacting the collateral value for lenders. Furthermore, rent control measures may increase loan repayment risks for property owners. If rent control policies constrain the income generation capability of properties, owners may face challenges in meeting mortgage payments, increasing the risk of loan defaults and affecting lenders' asset quality. The attractiveness of real estate investments may also diminish under rent control policies, potentially deterring investors and affecting property resale values. Additionally, refinancing challenges may arise if rent control adversely impacts a property's cash flow, leading lenders to be hesitant to refinance existing loans or offer favorable terms. Moreover, lenders may face increased portfolio risks associated with properties subject to rent control regulations. These risks might prompt lenders to reevaluate their lending practices, potentially becoming more cautious when underwriting loans for properties subject to rent control. Overall, rent control policies introduce uncertainties and risks for lenders operating within housing markets, potentially impacting their lending practices and portfolio management strategies.

RENT CONTROL IMPACT ON HOUSING SUPPLY & QUALITY

One major impact of rent control measures is the distortion of housing markets, where these policies “inadvertently” reduce the incentives for property owners to invest in new housing or maintain existing units. By capping rent increases, property owners find it less profitable and often impossible to invest in property main-

tenance or improvements, ultimately leading to a decline in the overall quality of housing stock over time.

Rent stabilization policies significantly impact the supply of rental properties available in the market. Property owners, facing constraints on their ability to adjust rents according to market conditions, will be discouraged from entering the rental market altogether. Additionally, existing rental units may be converted into other types of properties, such as condominiums, or the conversion of single-family rentals to owner-occupied homes, further shrinking the pool of available rental housing. Tenants will face difficulty finding more housing, and that housing will be substandard due to regulatory intervention, not due to market conditions.

A critical concern with rent control policies is the inflexibility in responding to market fluctuations. Regional differences in housing dynamics must be considered to avoid unintended consequences and inequalities across different communities. By imposing strict regulations on rent adjustments, these policies limit property owners' ability to adapt to changing economic conditions, property maintenance costs, administrative costs and operational overhead.

Rent control policies can also have broader economic impacts, potentially discouraging job growth and economic development within local communities. Businesses may find it challenging to attract and retain employees if affordable housing options become scarce due to reduced investment in rental properties.

ALTERNATIVES TO RENT CONTROL/STABILIZATION

Instead of relying on rent control measures, alternative solutions should be explored to address housing affordability issues. Policies that focus on incentivizing the construction of more affordable housing, streamlining permitting processes, providing tax breaks for affordable housing projects, providing landlord incentive payments for housing high barrier tenants, increasing rental payment assistance, decreasing zoning regulations, federal funding for the Section-8 and HUD-VASH programs, increasing landlord mitigation fund awards, and allowing innovation rather than regulation move the market forward.

CONCLUSION

Rent control hurts rental housing providers, tenants, our community, and the economy. Rental housing providers provide the homes that our workforce lives in, the homes that our neighbors live in, the homes that people exiting homelessness live in, and the homes that our friends and family live in. The Rental Housing Association of Washington stands firmly against rent control and instead desires our neighborhoods to prosper, our economy to flourish, and for people of all income levels to have good quality, safe and stable housing.

Daniel Klemme

Why We Like HOUSING PROVIDER Rather Than LANDLORD

Tim Hatley | Policy

VS

Over the past several years we have seen rental property owners, rental property managers, and us here at RHAWA, moving away from the use of the term “landlord” and substituting with “housing providers.”

To many, the term “housing provider” embodies a more inclusive and comprehensive approach to accommodation. Unlike the term “landlord” which implies a primarily transactional relationship – and at times negative connotations – centered around rent collection “a housing provider” takes on a broader role. Housing providers are not just responsible for collecting rent

but also for ensuring the well-being and satisfaction of their tenants. This shift in terminology reflects a more personal commitment to fostering positive living environments and building strong communities.

Furthermore, housing providers are often more attuned to the diverse needs of modern tenants. In an increasingly dynamic and fast-paced world, traditional rental arrangements may not always meet the evolving needs of tenants. Housing providers are more flexible in their approach, offering a range of housing options such as co-living spaces, furnished

apartments, and perhaps more flexible lease terms to accommodate different lifestyles and preferences. This adaptability reflects a commitment to meeting the changing needs of tenants in a rapidly evolving housing market.

Another key difference between housing providers and landlords lies in their approach to social responsibility and community engagement. While landlords may view their properties solely as financial assets, housing providers see themselves as stakeholders in the communities they serve. They actively engage with local residents, support community initiatives, and contribute

to community development projects. By fostering a sense of belonging and social cohesion, housing providers play a vital role in creating vibrant and sustainable communities.

Housing providers represent a modern and progressive approach to accommodation that prioritizes tenant satisfaction, community engagement, and social responsibility. Shifting away from the landlord to the housing provider illustrates our commitment to the creation of more inclusive, sustainable, and vibrant communities.

Tim Hatley

SUCCESS IN OLYMPIA THANKS

SB 6136

What a wild ride it was during the short legislative session in Olympia this year!

SB 5770

SB 6212

HB 2114

Thanks to the involvement of over 1,000 RHAWA members emailing their legislators, making phone calls, attending hearings, talking to their tenants, and wrangling their neighbors and friends, we were once again successful in defeating several anti-housing providers bills this session – most notably the continued and most menacing threat of Rent Control.

March 7, 2024, marked the final day of the 2024 Washington State Legislative session which began on January 9, 2024. The 2024 session was a “short” 60-day compared to the 2023 session which was a “long” 120-day session and included the adoption of the state’s biannual budget among

other major policy considerations.

RHAWA Government Affairs and Lobby team tracked nearly 100 bills posing negative impacts to small housing providers. These bills included Senate Bill (SB) 6136 which would have added a new Business and

Occupation tax on rental properties; SB 5770 seeking a 1% increase in property taxes; House Bill (HB) 2276 and SB 6191 proposing a new 1% Real Estate Transfer Tax; HB 2323 and SB 6212 requiring landlords to report on time rental payments; SB 6211 limiting mobile/manufactured homes rent in-

creases; and SB 6064 placing caps on pet deposits.

But the most significant victory for RHAWA and small housing providers was the defeat of the Rent Control bill SB 5961 and HB 2114 which would have restricted rent increases to 7%, limit move in fees to one month’s rent, and cap late fees at 1.5% of monthly rent.

Throughout the 2024 session, Rent Control was the most closely watched, most controversial and stirred some of the most comments to legislators than any other bill considered.

RHAWA members and our Rental Housing Coalition partners generated thousands of contacts to state legislators which was instrumental in defeating rent control and a dozen other bills we were tracking. Not one bill we opposed passed the 2024 Washington State Legislative Session.

A highly successful session indeed.

Tim Hatley | Policy + Communications | 

thatley@RHAwa.org |  (206) 905-0601

THANKS TO MEMBER INVOLVEMENT

BUT MORE TO DO

Looking Ahead to 2025

While housing providers can take a quick breath with this session's substantial victories, we now need to start planning for the 2025 session where we expect Rent Control to once again and a slew of new and reintroduced tenant protection bills.

With the end of the 2024 legislative session, the 2024 campaign season begins. Every statewide office is up for election including governor, attorney general, and secretary of state along with half the state senate and the entire house of representatives.

When you include a US Senate seat on the ballot, each of the state’s nine congressional offices and a US Presidential race, it will likely result in one

of the highest turnout elections in the past decade. Stay tuned for further details from RHAWA and make sure to donate to RHA PAC to help us in our efforts.

Tenant advocates and their friends in labor will be aggressively seeking commitments from candidates through the course of their campaigns for their support of Rent Control in the 2025 legislative session.

So, it is time for RHAWA to pivot our focus from the 2024 legislative session to the 2024 campaign cycle. The RHA PAC is already raising funds for future campaign contributions, developing questionnaires for candidates,

and putting together a list of early endorsements for those who have shown continued support for our policies.

We are also in the process of putting together our 2025 legislative agenda which we will be presenting to candidates during our interview process and seeking their support and commitment.

Just as the involvement of the over 1,000 members who participated during this past legislative session proved to be effective in halting bad legislation that would hurt our members, we are going to need that same energy, focus and help during this upcoming campaign season.

Eviction Delays Worsen Forcing Tough Decisions for Housing Providers

Tim Hatley | Policy + Communications

While RHAWA was successful in defeating several anti-housing providers bills this session, we were stymied in our efforts in seeking needed reforms to the eviction process which has led to delays as long as a year for the resolution of an eviction case.

Take the case of Jason “Van Guy” Roth, and his yearlong effort to evict a tenant who hadn’t paid rent for 10 months, illegally rented out a portion of the rental unit as an Airbnb, and forced Jason to live in his van.

Jason’s story - which has been featured by numerous local and national media outlets - including CURRENT - highlights the effectiveness of the taxpayer-funded Housing Justice Project which provides free legal services for almost any tenant facing an eviction and seeks to delay the process.

Jason’s plight is not unfamiliar to many housing providers.

After months of unpaid rent, Jason retained an attorney to begin the eviction process in the spring of 2023 by filing for a court date – or a show cause hearing – which the King County Superior Court did not schedule until October 23, 2023 – five months after the schedule request. Pursuant to state law, these hearings are to be held within 30 days. So, on October 23, with the attorney he is personally paying in tow – along with Jesse Jones from KIRO 7 TV – Jason showed up to his hearing hoping to resolve the matter.

What happened stunned Jason.

The tenant also attended and had his attorney in tow as well – a taxpayer-funded attorney from the Housing Justice Project who without reviewing any paperwork, simply asked the court commissioner for a continuance which was granted and then scheduled

the new hearing for March 12, 2024 –nearly five months later.

This is how it works in King County Superior Court to the bafflement of housing provider attorneys and the delight of the Housing Justice Project.

King County Housing Justice Project receives $4.6 million a year from the state and another $500,000 more from King County to pay its 32 lawyers and support staff, according to public reports.

According to King County Superior Court, there were 4,500 unlawful detainers, better known as evictions, filed in 2023 which is at or below pre-pandemic levels, which at that time was at an all-time low.

Before the pandemic, it typically took about two weeks to schedule an initial hearing in King County. Today it takes six months.

Today in Snohomish, Kitsap, Thurston, and Pierce Counties it still takes about two weeks.

So why the difference in King County? If the amount of eviction filings is roughly the same as pre-pandemic and they took only two weeks to schedule then - but now six months, yet other nearby counties still can manage their caseload in two weeks or so, what’s going on?

According to published reports and a November 13, 2023, memo from Philippe A. Knab, Eviction Defense Program Manager with the Washington State Office of Civil and Legal Aid, groups like the Housing Justice Project have been asking the courts to slow down the hearing process. “Courts have been respectful and, in most cases, responsive to our requests for additional time to “catch up”, Mr. Knab

wrote to November 13, 2023 explaining the delays.

In other words, judge – please slow down the process as much as possible so the tenant can stay where they are rent-free for as long as possible.

But what about the housing provider?

How do they “catch up” with a tenant who hasn’t paid rent for nearly a year and must wait another six months to maybe have their day in court?

Ask Jason Roth who after waiting nearly a year for a court date couldn’t take it any longer. “I was tired of living in my van. I wanted my house back so I

told him if he left before my next court date I wouldn’t move forward with the eviction, and he wouldn’t have to pay what he owed.”

Some say that sounds like extortion. Most would say it’s unfair. Jason would say “Thank goodness its finally over and I can go home – I don’t know if I want to be a rental housing provider ever again in King County.”

VENDOR LISTINGS

We encourage you to consider the vendors found within these listings for your rental business needs. When seeking competitive bids, be sure to mention your RHAWA membership as many offer member discounts. RHAWA does not specifically endorse any business listed herein. References are always recommended. If you would like to submit a customer testimonial for our records, please submit to publications@RHAwa.org. Please note that changes made to a vendor member profile will not be reflected in the CURRENT Vendor Listings unless the change is also sent to publications@RHAwa.org.

ACCOUNTING | BOOKKEEPING

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

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

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

ACCESS CONTROL

Gatewise | Simple Multifamily Smart Access Kurtis Gilbreth kurtis@gatewise.com (404)985-1247 | www.gatewise.com

ADVERTISING | VACANCY LISTINGS

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

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

ShowMojo | Leasing Automation

Kristine Young | kristine.young@showmojo.com (312)584-8733 | www.hello.showmojo.com/sales

AIR CONDITIONING

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

AIR QUALITY

Envirotest | Mold, Air Quality Analysis, Inspections

Donald B. Kronenberg (206) 877-3191 seattlemoldandairquality.com

APARTMENT SUPPLIES

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

ASSOCIATIONS – REAL ESTATE

Brink Property Management

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

ATTORNEYS

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

Christopher T. Benis, Attorney at Law

First Avenue Law Group, PLLC

Vendor of the Year 2006 (206) 447-1900 | firstavenuelaw.com

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

CMG Home Loans

BANKS

Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com cmghomeloans.com/mysite/eric-aasness

Eastside Funding (425) 873-8873 | eastsidefunding.com

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

Luther Burbank Savings Bank

Tiana Jackson (425) 739-0023 | lutherburbanksavings.com

Pacific Crest Savings Bank

Scott Gibson (425) 670-9600 | (800) 335-4126 | paccrest.com

Union Bank

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

BATHTUB + SHOWER RENOVATION

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

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

BLIND CLEANING + REPAIR

Shine a Blind

On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net

BUILDING INSPECTORS

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

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

BUILDING REPAIR | REMODEL

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

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 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

COMMERCIAL REAL ESTATE

Capstone Commercial Real Estate Advisors

John Downing (206) 324-9427 | capstonerea.com

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

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

Icon Real Estate Services Inc.

Jeremiah Roberson (425) 633-3330 | iconre.org

Kidder Mathews

Dylan Simon: (206) 414-8575

Jerrid Anderson: (206) 499-8191

DylanSimon.com

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

Lee & Associates

Multifamily Team

Candice Chevaillier (206) 284-1000 | lee-nw.com

Marcoe Management LLC

Brittani Marcoe | (253) 650-0475

Office@MarcoeManagement.com

Paragon Real Estate Advisors, Inc.

Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871

Pilot Ventures LLC

Jason Kono

(206) 566-6600 | pilotnw.com

Prospector Property Management (206) 508-6366

prospectorpropertymanagement.com

Straight

CCPIA

VENDOR LISTINGS

CONTRACTORS

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

ER Flooring (360) 402-9566 | erflooring.com

Masonry Restoration Consulting (425) 344-3893

masonryrestorationconsulting.com

Maintco (425) 822-5505 | maintcogc.com

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

Reinhart Electric & Service (425) 251-5201 reinhartelectric.net

T.E. Kelly Company LLC

Tim Kelly (206) 240-1950

CRIMINAL BACKGROUND CHECKS

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

DECKS

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

DEVELOPERS

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

DOORS

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

DRAIN CLEANING

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

bestplumbing.com

Day & Nite Plumbing & Heating Inc.

Vendor of the Year | 2020 (425) 775-6464 (800) 972-7000

dayandnite.net

| (360) 886-2193

john@bravoroofs.com | bravoroofs.com

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

Danika Plumbing LLC

Frank Gaborik

frank.g@danikaplumbing.com (425) 335-3515 | danikaplumbing.com

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

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

DRYER VENT + DUCT CLEANING

The Chimney Specialists, Inc. | Dryer Vent Only

Seattle: (206) 782-0151 | (888) 979-3377

So. King Co: (253) 833-0144 | (888) 979-3377

Pierce Co: (253) 475-0399 | (888) 979-3377

thechimneyspecialists.com

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

DRYWALL

The Wall Doctor, Inc.

Gary Borracchini (425) 822-8121 | thewalldoctor.com

EDUCATION – REAL ESTATE

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

ELECTRICAL MAINTENANCE + REPAIR

A&A Electric (206) 212-1888 | anaelectric.com

Capstone Solar (206) 580-3448 | capstonesolar.com

Reinhart Electric & Service (425) 251-5201 reinhartelectric.net

EMPLOYMENT SCREENING

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

ENERGY CONSERVATION + WEATHERIZATION

Capstone Solar (206) 580-3448 | capstonesolar.com

Energy Benchmarking Services

Michael Jones (206) 245-8737 EnergyBenchmarkingServices.com

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

ESTATE PLANNING

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

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

Olympic Estate Group, LLC

G.A. “Jeri” Schuhmann (206) 799-0544 OlympicWealthStrategies.com

EVICTIONS

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

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

Glasson Legal (206) 627-0528 | glassonlegal.com

LT Services, Inc. (206) 241-1550 | ltservices.net

Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com

Maxwell Glasson (206) 627-0528 | loefflerlawgroup.com

EXCHANGE — 1031 REAL ESTATE

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

Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com

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

FINANCIAL | LIFE INSURANCE SERVICES

American Family Insurance

Cisneros Agency, LLC

Jonathan Cisneros (425) 513-8723 | amfam.com CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com

Diamond Cut Insurance Group, Inc.

Larry Janowicz | (425) 879-5198 | dcigi.com

Olympic Estate Group, LLC

G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com

FLOOD | SEWER OVERFLOW CLEANUP

Fischer Restoration (888)

GOVERNMENTAL AGENCIES

Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org

billie.fisher@seattle.gov

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

GUTTER CLEAN + INSTALLATION

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

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

HANDYMAN SERVICES

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

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

TQ Handyman LLC

Trevor Rose (206) 222-5129 | tqhandyman.com

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

HARDWARE

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

HEATING

| AIR CONDITIONING (HVAC)

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

HOME INSPECTIONS

Seattle Rental Inspection Services (RRIO) (206) 854-0390 seattlerentalinspectionservices.com

Straight Street Home Inspector, Lic# 707,74657 FREE! WDIR/SPI report with every H.I. report (206)999-1234 hi@iNspect.ws | www.iNspect.ws

Taurus Home Inspections

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

HOARDING

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

INSURANCE

American Family Insurance Cisneros Agency, LLC

Jonathan Cisneros (425) 513-8723 | amfam.com

Brent Ward State Farm Insurance (425) 488-9100 | (888) 532-1875 brentwardagency.com

Diamond Cut Insurance Group, Inc.

Larry Janowicz (425) 879-5198 | larry@dcigi.com

Leavitt Group Northwest

Michael Hufschmid (253) 929-4643 | leavitt.com

INVESTMENT + FINANCIAL SERVICES

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

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

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

VENDOR LISTINGS

INVESTMENT + FINANCIAL SERVICES

Kay Properties & Investments

Dwight Kay (855) 899-4597 | kpi1031.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 Real Estate (206) 322-9495 | darcoapts.com

Paragon Real Estate Advisors, Inc.

Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871

paragonrea.com

Peak Mortgage Partners

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

Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net

Sound Realty Group

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

Velocity 1031

Exchange - 1031 Real Estate (425) 247-3307 | velocity1031.com

IRRIGATION SYSTEMS

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

LAND DEVELOPMENT | ZONING

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

LANDLORD LIAISON PROGRAM

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

LANDSCAPING

Echo Yard Maintenance (206) 909-6873

LAUNDRY SERVICES

Hainsworth Laundry

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

LEAK DETECTION

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

LEASING

The Kirkland Consulting Group, LLC

Cell Site& Rooftop Leasing

Deepak Katara (425) 829-0670 | deepak@tkcgllc.com

LENDERS, MORTGAGE CAPITAL

CMG Home Loans

Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com cmghomeloans.com/mysite/eric-aasness

CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com

Eastside Funding (425) 873-8873 | eastsidefunding.com

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

Kidder Matthews Simon and Anderson Team (206) 747-4725 dylansimon.com

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

Pacific Crest Savings Bank

Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com

LENDERS, MORTGAGE CAPITAL

Peak Mortgage Partners

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

LOCKSMITH

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

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

S n S Locks

Mobile Locksmith

206-664-1209

LUMBER

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

MAINTENANCE

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

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

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

MASONRY SERVICES

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

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

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

METER + BILLING SERVICES

Submeter Solutions, Inc.

Cameron Towe | (425) 228-6831 sales@submetersolutions.com submetersolutions.com

MOLD | MOLD INSPECTIONS

Envirotest

Mold, Air Quality Analysis, Inspections

Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com

ON-SITE LAUNDRY SERVICES

Hainsworth Laundry

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

PAINTING | PAINT

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

PEST INSPECTIONS

Straight Street Building/Home WDIR Reports SPI/WDOs, Mold, Asbestos, Lead testing (206)999-1234 | hi@iNspect.ws | www.iNspect.ws

PIPE RESTORATION

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

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

PLUMBING

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

bestplumbing.com

Danika Plumbing LLC

Frank Gaborik

frank.g@danikaplumbing.com (425) 335-3515 danikaplumbing.com

Day & Nite Plumbing & Heating Inc.

Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net

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

PRINTING

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

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

PROPERTY MANAGEMENT

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

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

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

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

PROPERTY MANAGEMENT

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

Windermere Property Management / WPM South, LLC

Ed Verdi | (253) 638-9811 | wpmsouth.com

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

PROPERTY MANAGEMENT SOFTWARE

Gatewise | Simple Multifamily Smart Access

Kurtis Gilbreth | kurtis@gatewise.com (404)985-1247 | www.gatewise.com

REAL ESTATE BROKERS

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

Capstone Commercial Real Estate Advisors

John Downing (206) 324-9427 | capstonerea.com

Cornell & Associates Inc (206)329-0085

www.cornellandassociates.com

Dave Poletti & Associates (206) 286-1100 | davepoletti.com

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

Darco Inc (206) 322-9495 darcoapts.com

Elita Living Real Estate LLC

Erica Vincent (206) 323-0771 | elitaliving.com

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

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

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

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

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

VENDOR LISTINGS

REAL ESTATE BROKERS

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 | info@westlakeassociates.com

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 Rental Housing Inspections

John Leon Gonzalez (206)999-1234

hi@iNspect.ws | www.iNspect.ws

RETIREMENT PLANNING

Olympic Estate Group, LLC

Jeri Schuhmann (206) 799-0544 | OlympicWealthStrategies.com

ROOFING SERVICES

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

Bravo Roofing, Inc.

GoldStar Vendor + Vendor of the Year | 2014

John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193

john@bravoroofs.com bravoroofs.com

ROOFING SERVICES

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

SOFTWARE FOR RENTAL OWNERS

ShowMojo | Leasing Automation

Kristine Young | kristine.young@showmojo.com (312)584-8733 | www.hello.showmojo.com/sales

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

WATER HEATER SALES & SERVICE

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

Tailored Insurance Solutions from The Cisneros Agency

Johnathan Cisneros | American Family Insurance Cisneros Agency, LLC

In the ever-evolving landscape of rental housing, safeguarding your investment is paramount. At The Cisneros Agency, we live by our mission statement: To Explain Everything. We understand the unique challenges faced by property owners and managers, and with over 15 years of experience serving the local communities within Skagit & Snohomish County (we serve all of WA, and are licensed in multiple states as well), we are dedicated to providing comprehensive, customized insurance solutions tailored to your specific needs. We are proud to be a partner of the RHAWA

and share their commitment to building and maintaining a thriving rental housing market.

Our experienced team possesses a deep understanding of the risks associated with rental ownership, including:

• Property damage: Fire, theft, vandalism, and natural disasters can pose significant financial risks. We offer tailored property insurance that protects your investment against these unforeseen events.

• Liability claims: Accidents and injuries that occur on your property

|  jcisnero@amfam.com |  (425) 513-8723

can lead to costly lawsuits. We can provide comprehensive liability coverage to safeguard your assets in such situations.

• Loss of rental income: Vacancies and tenant-related issues can disrupt your rental income flow. Specific coverage can mitigate these financial losses.

We understand that every owner and manager has unique needs and requirements. Our personalized approach ensures you receive the right level of coverage for your specific circumstances.

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

We work closely with you to understand your portfolio, risk tolerance, and budget to develop a comprehensive insurance solution that fits seamlessly into your overall financial strategy.

Our commitment to our community is unwavering. We actively engage with RHAWA and participate in industry events to stay abreast of evolving legislation and market trends. This allows us to continuously refine our services and provide our clients with the most up-to-date and relevant advice.

Springtime Turnover: A Season of Movement

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

Springtime marks a period of transition and renewal, not just in nature but also in the rental market. As the days grow longer and the weather warms, renters are increasingly on the move, seeking new beginnings. This seasonal shift is accompanied by an uptick in turnover rates, presenting both challenges and opportunities for property owners. Here are some simple and affordable areas to concentrate your capital in preparation for the upcoming Spring turnover.

Enhancing Property Appeal: Landscaping and Exterior Im-

provements

For owners, the Spring season is an ideal time to enhance the appeal and functionality of their properties.

Investing in landscaping improvements can transform outdoor spaces into attractive, welcoming areas that captivate prospective tenants. Similarly, a fresh coat of paint on the exterior of your building can significantly boost curb appeal, making a property stand out in a competitive market.

Interior Upgrades: Competing in a Stagnant Rental Market

The current rental landscape is characterized by stagnant rents, underscoring the importance of differentiating one's property to attract and retain tenants. Enhancements to the interior of units— such as modernizing fixtures, upgrading appliances, or refreshing paint— can increase a property's desirability and justify competitive rental rates.

Strategic Improvements for Future Success

With new construction deliveries to remain high in the coming year, the competition for quality renters will only intensify. However, with new construction starts forecasted to remain low in the coming years, the consensus suggests a rebound in rents by 2025-2026, with some industry insiders predicting a recovery even sooner. By proactively improving their properties, owners can position themselves advantageously in the market, ensuring they are ready to capitalize on the anticipated upturn in rental demand.

We have a wealth of knowledge when it comes to property improvements and see clients have success in a vari-

ety of ways. If you would like to learn more about optimal improvements to make, specific to your property, give us a call today.

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

Start small – even a little helps. Small contributions collectively make a big impact on local legislation.

Thank

for supporting RHA and

housing providers statewide.

us reshape local politics in Washington.

Principles of Fair Housing Law

Denise Myers | Education + Resources Director |  dmyers@RHAwa.org

|  (206) 905-0614

NATIONAL FAIR HOUSING MONTH

(hud.gov) celebrates the passage of the Fair Housing Act in April of 1968. What better time to refresh our knowledge of Fair Housing laws and best practices in rental housing?

The Fair Housing Act is a nationwide Federal law that prohibits discrimination in the sale, rental, and financing of housing, based on race, color, national origin, and religion. The Act was amended to include protections based on gender, people with disabilities and families with children. In the State of Washington, there are more protections for Creed, Immigration/Citizenship Status, Sexual Orientation, including Gender Identity, Veteran/Military Status, Use of Service Animals, Source of Income (i.e., Section 8) and Marital Status.

KEY LEGAL PRINCIPLES

Over the years, fair housing laws have become more complex. As with anything, it is more effective to understand a few key principles of Fair Housing Law instead of memorizing a list of rules.

PRINCIPLE 1:

Protected Class Discrimination

Primarily, protected class discrimination means to treat a tenant (prospective, current, or past) differently because of their membership in a protected group. This does not mean you must accept any Section 8 participant that applies. If they do not meet a rental criterion such as credit or rental history, you can still deny them based on that. However, you cannot legally advertise “No Section 8” and you cannot turn someone down because you feel working with the Housing Authority is too time-consuming. Learn more at RHAwa.org/support-center, by reading the Support Center article, Provide Fair Housing.

PRINCIPLE 2: Retaliation

It is illegal to retaliate against someone because they exercised a right under the Fair Housing Act, landlord-tenant law, or city rental regulations. That means it is illegal to raise rent, defer repairs, or give a negative reference to a tenant’s future housing provider because they filed a fair housing complaint. If a housing provider takes any adverse action within 90 days of

complaint, the guilt of retaliation is presumed and the burden of proof of innocence is on them.

PRINCIPLE 3: Making Accommodations

What if someone in a protected group needed special allowances in order to enjoy equal housing opportunities?

This concept and detailed rules are included in Federal Fair Housing law as it relates to people with disabilities. If a person with mobility issues needs a grab bar installed, you do not always need to pay for it, but you do need to allow it. If they need an Emotional Support Animal (ESA) because of a disability, you need to allow it and you cannot charge pet fees or deposits for the animal, just as you would never do that to someone with a wheelchair. Never ask about or make assumptions about the disability, such as “if they need an ESA, they shouldn’t leave the animal at home when they go out” Perhaps they just need help with anxiety when at home alone at night? Treat the animal as an extension of the tenant –if quiet hours are broken, damage is done, or other tenants are threatened, the tenant can still be held accountable.

Even though you need some information to accommodate disabled tenants, they still have a right to privacy and there are specific rules about what you can ask them. Learn more at RHAwa. org/support-center, Reasonable Accommodations for Disabilities.

PRINCIPLE 3.5:

Neutral Policies that Have a Disparate Impact on Protected Groups

In many ways, this concept is a way to extend the idea of making accommodations for disabled persons to other protected groups. Just like an unwillingness to make policy exceptions for the disabled, a strict ban on criminal history may unfairly limit housing opportunities for people of color, based on criminal justice statistics in the area.

In June 2015, the U.S. Supreme Court ruled that these "disparate impact claims" are recognized under the Fair Housing Act. Based on this and results from a study confirming disparate criminal justice treatment in Washington, the Attorney General's office

 Continued on page 32

Denise Myers

P-TRAPS…What You Need to Know

You know what they say about P-traps…every homeowner has one… or two…or three…or more! P-traps are so common, yet so misunderstood, and so necessary. Let’s look at where they are, what they do, and how we can maintain them.

Every single fixture in a plumbing system has some sort of P-trap. And even though there’s a certain artistry to its curvy shape, it’s not just an adornment. It performs a special function for the fixture it’s connected to or ‘serving’. The P-traps we’re most familiar with are the ones that are easily accessible, and commonly found just below our kitchen and bathroom sinks.

There are other P-traps in our homes that are just as common, but they’re out of sight and we don’t really give them much thought. Those serve our washing machines, bathtubs, and showers.

Regardless of which fixture they’re connected to, all P-traps have a form and function that lives up to their name. They are designed to ‘trap’ water in them by the way they are shaped (like a capital ‘P’ laying on its side), in order to keep the bad-smelling sewer gasses and fumes from coming into the room. In the past, traps came in other shapes, like ‘S’ traps, but they are no longer legal.

Not only is the trapped water in a ‘P-trap there to keep sewer gasses from floating into the room, the ‘P’ shape of the trap also ‘traps’ many things that commonly go down our drains, like

THEY ARE SHAPED (LIKE A CAPITAL ‘P’ LAYING ON ITS SIDE), IN ORDER TO KEEP THE BAD-SMELLING SEWER GASSES AND FUMES FROM COMING INTO THE ROOM.

hair, or anything heavy that might fall into a sink; like a ring. If that happens on a kitchen sink or a bathroom sink, it’s generally a simple thing to put a pan or small bucket under the trap, loosen the large nuts, and then slide the

P-trap apart and remove it to clean it.

I normally do not recommend trying to use a small hand-crank snake to go down a sink drain to clear a P Trap. The traps under sinks are not made sturdy

enough to stand up to a cable-type snake being pushed through them, and they will likely break apart or become disconnected.

If the P-trap that needs clearing is on something like a tub, shower or floor drain, of course, those traps are hard to get to and are sometimes completely inaccessible. (Like when they’re below a concrete slab) In those cases, snaking with a small hand snake may be the best alternative.

Sometimes, if snaking a P-trap, or disassembling and cleaning it isn’t a good option, a small household wet vacuum might pull everything up out of the trap and clear it pretty effectively. It’s often worth a try. If you do use a wet vacuum, be sure to run some water afterward so the water ‘seal’ is re-established in the trap.

If a plumbing fixture hasn’t been used for several months, then the P-trap isn’t used, and the water that is usually standing in it will often dry out. This will allow sewer gasses downstream to float up into the room. Be sure to run water in all your fixtures every few months, or you’ll be invaded by bad smells.

Whether they’re convenient, or not, P-traps on our plumbing systems are a reality and a necessity. In most cases, you can easily maintain and clean them yourself. But if you find yourself in fix with your fixture, we know of a very good and reliable plumbing company. Just saying.

Bruce Davis, Sr.

Bruce

 Continued from page 29

Principles of Fair Housing Law

began enforcing HUD guidelines for criminal history screening in 2017. See the Support Center article, Screening for Criminal History.

Washington State and Seattle laws apply similar laws and guidelines for accommodating people in other protected groups. See Support Center articles on Working with Rental Assistance Programs and Screening Without a Social Security Number.

BEST PRACTICES

Now that you hopefully have a better understanding of the basic principles of the law, here are a few best practices you can apply in your day-to-day rental operations.

• Avoid the use of “code words” and discriminatory phrases in ads.

• Use general-circulation advertising media (e.g., not just the church bulletin).

• Display the HUD Equal Opportunity Graphic when you can. Download from hud.gov/library/ bookshelf11/hudgraphics.

• Respond to every inquiry the same, preferably with a standard email response.

• Inform all prospective tenants of your standard screening procedures and qualification criteria.

• Take all applications and do not discourage anyone from applying.

• Inform prospective tenants of all available units, not only those you believe would suit their needs.

• Limit conversations to rental home features, rules of tenancy in the lease, printed screening criteria, rent, move-in costs, and move-in date. Do not ask other “pre-qualifying questions.”

• Avoid small talk with applicants that could be perceived as discriminatory OR preferential.

• Follow the same screening terms and conditions when new occupants are added to existing tenancies.

• Respond appropriately to accommodation requests at any time during the tenancy.

Use the opportunity of Fair Housing Month to get more fair housing education for yourself, your employees, family business helpers and anyone else who works with your tenants on your behalf.

For more Fair Housing Education:

• Go to our Education + Events Calendar and sign up for the WA Real Estate Fair Housing class to be presented live on Zoom, Wednesday, April 10. This class meets the WA Real Estate Licensing requirement for continuing education. Licensed brokers who attend the class can receive a 3-clock hour certificate by completing a quiz and survey on our OnDemand platform.

• Subscribe to our OnDemand Platform at www.RHAwa.org/products/ classPasses. Then go to RHAwa. org/education-ondemand , enter the OnDemand Platform and go to Content Library/Collections – Fair Housing.

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.

Whether you’re a veteran in the field or just beginning your rental journey, seize this exclusive chance to glean priceless insights and have your queries addressed by top-tier legal luminaries.

This immersive online webinar promises illuminating conversations on pivotal topics such as landlord-tenant dynamics, rental agreement intricacies, and equitable housing practices.

Cory Brewer will moderate your questions to be discussed by attorney panelists Christopher Cutting, Kaitlyn Jackson and Julie Martiniello.

The Science of Advertising

Holly Furen | Residential Property Manager & Real Estate Broker | LynnMac Commercial, LLC

If it is time to market your rental there are many ways to make your rental home stand out and get rented quickly. Here are 5 concepts to consider about marketing your rental property.

TIMING

Once you know when your rental will be available, it’s best to list your home about 45 days before it’s ready. This will capture those who have a little time as well as those who need something quickly. If a tenant gets a 90 day notice to sell or some variation, a renter is going to start their search immediately. You may find that the tenant will want to then move out earlier.

That may or may not be in the landlords best interest but it’s best to be flexible if possible. It’s ok if the tenants are still in place. They may try to challenge your ability to show but if you schedule showings for multiple people to view at the same time, that usually will make everyone happy. There is no good reason that a tenant would deny any requests to show a home unless there is a health problem or personal emergency. Just make sure to serve proper notice to enter.

PRICING

Checking rental listings of similar homes and looking at their photos and prices should give an idea of what homes are renting for in the same area as your rental. If they are priced high and sitting on the market for over 30 days, that is an indicator the price isn’t justified by the property and something could be wrong or not suitable such as lack of parking. It may be possible that a potential tenant backed out. Finding the median price and then reducing the amount to bring it just below the competitors price should find a renter sooner. If other properties are renting at $2000 to $2200, pricing a rental at $1999 would bring plenty of potential renters.

THE AD

Renters look at pricing first, their considerations for their budget is what they have in mind as a priority. Then they look at photos. If the photos show furniture in them, it’s better to have staged or desirable furnishings rather than renters belongings. It’s always best to feature photos of the vacant space, or most people assume that the rental may be furnished. Staged homes with professional photography

may bring in higher rents. However, it’s a break even point if the additional income is spent on staging and professional photography.

PHOTOS MATTER

While on the subject of photos, it’s always best to have your primary photo as the front facade of the property. Features such as views will make people think there is something to hide. Taking photos as though it’s a still shot tour is the best layout. Photos such as garage space and laundry could be placed at the end. The view photos should be placed after the room or area that it seen from has been featured. You want to acclimate the viewer to the property. Also, taking a video of the home goes a long way although not so easy to upload on all platforms online.

DESCRIBING YOUR RENTAL

The description is always viewed last if at all. It’s best to confirm that the inquiring person confirms they have read and understood the description of the home. Especially if there is anything specific they should know such as the property having any shared space or comes furnished. That will reduce time wasted on scheduling showings

to renters who aren’t flexible. Including the move in costs, utilities that may be included, and who is responsible for yard-work is favorable to those looking as they might end up skipping over it if they know what to expect from the beginning.

Saving your time during the process of renting a property is important since just fielding inquiries and scheduling showings can become burdensome if there is a lot of activity on your rental. If you are struggling to keep up and can’t make time to show the property yourself, it’s always a good idea to find a professional to assist you.

Being a third generation property manager, I have extensive knowledge and understanding of how renters think and cost saving ways to maintain rental properties.

Holly Furen is a licensed real estate broker and property manager with LynnMac Commercial, LLC specializing in residential rental property management and sales. Contact Holly at (206) 599-9298 or holly@lynnmaccommercial.com. Visit her website at hollyfuren.com. The

Holly Furen

Geoffrey C Schertz

NOVEMBER 13, 1972 – MARCH 10, 2024

Geoffrey Colin Schertz, 51, of Seattle, Washington passed away Sunday, March 10 after a two-year battle with cancer.

Geoff was born November 13, 1972, in Denver, Colorado, the son of Glenn and Sandra Schertz. He graduated from Blue Mound High School in 1991 and obtained his bachelor's degree in English from the University of Illinois in 1996. He has been employed as an Account Administrator at the Rental Housing Association of Washington since 2000.

After 24 years with the organization, Geoff was a pillar for staff and members alike. His positive attitude and desire to be of service to the team, even in his darkest hours, greatly touched all of us. He will be greatly missed.

In memoriam, RHAWA has created the Geoff Shertz Commitment Award to be presented to exceptional employees who demonstrate the same unwavering dedication, leadership, and friendship that Geoff brought to our team and the organization.

Outside of work, Geoff's many interests included playing softball, attending Spring Training games in Arizona, going on baseball road trips with his friends, and playing trivia at the Monkey Pub. Geoff was somewhat of an expert at evaluating the talent of professional athletes having successfully participated in many fantasy leagues. Geoff's easygoing and generous nature resulted in many lasting friendships through the years.

Surviving are his parents, Glenn and Sandra Schertz of Blue Mound, Illinois, his sister Alison Lane (Collin) of Seattle, Washington and his many aunts, uncles, and cousins.

All are welcome to sign the online guestbook below and add any messages or stories for the family at https://www.dignitymemorial.com/obituaries/seattle-wa/ geoffrey-schertz-11703523.

Please reach out to Luke Brown at lbrown@RHAwa.org or (206) 905-0610 for assistance with your membership.

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