As a real estate investor, you know that ROI and protecting your investment are essential to your success. Whether you own hotels, residential, or commercial properties, you can count on Construction Expeditors for straight talk and solid recommendations for upgrades, maintenance, and repairs that help keep your property competitive and profitable for the long term.
If you have been keeping up to date with the political landscape of Washington state over the last year you are likely already aware of the six initiatives that were making their rounds in Washington state. Three of these initiatives were approved by the Washington state legislature towards the end of the 2024 Legislative Session. It is likely that we will see this method of grassroots advocacy becoming more prominent in the future due to the success of these initiatives. RHAWA does not have an official position on these initiatives, but it is important to us that our membership is informed on a variety of legislative processes and changes in state law.
I-2111: No State Income Tax
This initiative prohibits the state, counties, cities, and other local jurisdictions from imposing or collecting income taxes, defined as having the same meaning as “gross income” in the Internal Revenue Code.
Specifically, the initiative adds language stating: “Neither the state nor any county, city, or other local jurisdiction in the state of Washington may tax any individual person on any form of personal income. For the purposes of this chapter, "income" has the same meaning as "gross income" in 26 U.S.C. Sec. 61.”
I-2113: Reasonable Police Pursuit
This initiative removed certain restrictions on police officers' vehicular pursuits.
Prior to the adoption of Initiative 2113, a police officer could engage in a vehicular pursuit if:
• there is reasonable suspicion to believe that a person in the vehicle is committing or has committed a violent offense, a sex offense, a vehicular assault offense, a domestic violence offense, an escape, or driving under the influence;
• the pursuit is necessary to identify and apprehend the person; and
• the person poses a serious risk of harm to others and the safety risks of failing to apprehend the person are greater than the safety risks of the pursuit.
The initiative changed the law to allow vehicular pursuits if:
• there is a reasonable suspicion that a person has violated the law;
• the pursuit is necessary to identify and apprehend the person; and
• the person poses a threat to the safety of others and the safety risks of failing to apprehend the person are greater than the safety risks of the pursuit.
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
Executive Assistant & Event Coordinator
Chelsea Westmark: cwestmark@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
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.
When: Wednesday, June 5 | 3-4:30pm
Cost: $30 Members | $200 Freemium Subscribers
While Washington’s Residential Landlord Tenant Act is comprehensive and governs landlord-tenant law throughout the state, it is only enforceable through civil actions taken by landlords and tenants. Now several local jurisdictions have taken on the role of enforcer by implementing their own laws, enabling them to inflict hefty fines on housing providers. They have also crafted new laws which have spread to other cities and then up to the state level. RHAWA’s legal counsel Chris Benis will explore these trends and review recently adopted laws in Bellingham, Olympia, SeaTac, Shoreline, Tacoma, Tumwater, and more.
AZIBO DEMO
When: Thursday, June 6 | 12-1pm
Cost: Free for members
Join us as we walk through the brand-new digital experience for RHAWA's leasing documents within Azibo's property management software. Come explore a user-friendly interface that streamlines searching for documents, adding them to a lease packet, and getting that lease eSigned, all in one convenient online platform. You’ll also get the opportunity to dive into the full suite of tools and features Azibo has to offer, from integrated rent collection capabilities to a comprehensive suite of bookkeeping and accounting tools, and a renter messaging platform, they’ve got everything you need to drive efficiency and elevate your business operations.
When: Wednesday, April 12 | 12-1pm
Cost (class): $30 Members | $60 Freemium Subscribers | $90 Guests
Dive into the intricacies of 1031 exchanges tailored for rental property investors in our detailed webinar. CPA and Partner at Real Estate Transition Solutions, Austin Bowlin will guide you through the essential foundations, delve into sophisticated strategies, analyze real-world case studies, and provide a forward-looking market analysis for 2024.
Key Takeaways:
• Strategic Mastery: Uncover the nuances of executing successful 1031 exchanges with advanced strategies that have proven results
• Investment Diversification: Learn how to leverage Delaware Statutory Trusts (DSTs) to diversify your investment portfolio and secure steady streams of passive income.
• Market Outlook: Equip yourself with critical insights into the 2024 real estate market trends, ensuring you make well-informed investment decisions.
When: Thursday, June 13 | 12-1pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
This is part of a 12-part series designed for Property Managers and is also suitable for owners and other Washington housing providers.
In this session, you will learn best practices for working with prospective
tenants close sales quickly with qualified tenants while following all fair housing laws. We will explore:
• Responding to inquiries, explaining rental terms, and screening criteria.
• Effective and safe techniques for showing the property.
• Evaluating applications and properly following up with all applicants. Instructor: Kathryn Shabalov
RHAWA MEMBERSHIP PREVIEW & ORIENTATION
When: Thursday, June 13 | 2-3pm
Cost: Free | Registration Required
Join us for an overview of Member Benefits and Services offered by RHAWA. Staff members, Denise Myers and Val Kushi will take you step-by-step through our checklist to fill a vacancy, demonstrating how to use RHAWA tools and answering related questions along the way. This meeting is designed for new and recently returning members, as well as those interested in joining RHAWA.
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. This month, the topic is Lease Renewals.
• Claim Jumper, Tukwila | Tuesday, June 11, 6:30-8pm
• Dave & Buster's, Bellevue | Thursday, June 18, 6-8pm
• Ben Dews Clubhouse Grill, Tacoma | Thursday, June 20, 6-7:30pm
• Bob’s Burgers, Everett | Thursday, June 20, 6:30-8pm
*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.
When: Thursday, June 20 | 3-4pm
Cost: $30 Members | $200 Freemium Subscribers
Following HUD Guidelines, Washington Attorney General’s office prohibits landlords from having any blanket bans on applicants based on criminal history. Instead, they must assess each individual and only deny tenancy with a solid business case. Attorney and RHAWA Legislative Committee Chair, Christopher Cutting will review what to consider and what might qualify as valid business case for denial. Additional restrictions in the City of Seattle will also be discussed.
When: Wednesday, June 26 | 3-5pm
Cost: $30 Members | $200 Freemium Subscribers
Over the last few years, conflicting state and local laws have changed everything from lease renewals to rent payment enforcement. Contradictory and unclear language make it difficult to predict how case law will unfold over the coming years. This is your chance to hear three attorneys, currently practicing landlord-tenant, real estate and business law across Washington, discuss your most difficult questions. Experienced property management professional and housing provider rights advocate, Chris Benis will moderate questions and lead the discussion. Panelists include Craig Gourley, Real Estate and Tax Attorney, Synthia Melton, Attorney, founder and Managing Partner of Dimension Law Group. See the WA State Legal Forum ad on page 10.
Myers
The Olympia Rental Housing Code was amended 5/15/2024 to create several additional tenant rights in the City of Olympia. This ordinance applies to all tenancies governed by RCW 59.18 (Residential Rentals). In order to enable compliance with these new regulations, we have revised RHAWA’s Rent Increase Form, the Leasing Requirements by Local Jurisdiction document, and Application Criteria Guidelines. Following is a summary of the revised code.
Rent Increase Notification (OMC 5.82.030)
• At least 180 days for increase of Rent 10% or greater.
• At least 120 days for increase of Rent greater than 5%.
• Per RCW 59.18.140, at least 60 days for increase of Rent 5% or less; and 30 days for any rent in-
crease given to subsidized tenants.
• Notices for rent increases of 5% or less MAY be served per RCW 59.12.040.
• Notices for rent increases greater than 5% MUST be served per RCW 59.12.040.
• Notice of this right must be included in any notice of increase greater than 5%.
• Any notice for increase of Rent greater than 5% must include a rationale for the increase and specific statements about tenant rights to terminate tenancy and request economic displacement assistance (even though assistance is not available unless rent increase is 7% or greater than 12 months prior). The RHAWA Rent increase form includes these required entry fields and statements.
(OMC 5.82.040)
• A tenant can make a written request to their landlord for relocation assistance within 45 days after receiving a notice that makes the rent 7% or more higher than it was 12 months previous.
• Within 31 days of receiving such a request, the landlord must pay two and half times rent to the entire household (not to each person).
• If the tenant does not move out prior to the rent increase effective date, they are obligated to pay the increased rent and return any relocation assistance they received.
• The landlord must provide notice to the City of Olympia of any relocation assistance request and/or payment within 30 days.
• Landlord and tenant living on same site with only one rental unit.
• Owner and tenant sharing the same single-family dwelling.
• Tenants who lived in the rental unit for less than six months.
• Housing that is not governed by 59.18; or subsidized tenancies where the amount of rent is based on tenant income or other specific circumstances, not including Section 8 programs.
• Pet deposits are limited to 25% of one months rent regardless of when deposit is paid.
• No pet deposit can be charged for assistance animals; or in housing that is not governed by 59.18; or subsidized tenancies where the
amount of rent is based on tenant income or other specific circumstances, not including Section 8.
• If pet occupancy begins at movein, the deposit must be specified in the rental agreement. If it begins after move-in, the deposit must be included in an addendum to the rental agreement.
• Tenant can elect to pay deposit in three equal monthly installments beginning with pet’s occupancy.
• The full pet deposit less any damage caused by the pet must be returned within 30 days of moveout.
• No other fees or deposits can be charged for a pet.
5.82.060)
Any fee must be described in the rental agreement and may not be charged without prior written identification. Fees are limited to the following:
• Application screening per RCW 59.18.257.
• Refundable security deposit OR last month’s rent, not to exceed one month’s rent. (Exception: subsidized tenancies where the amount of rent is based on tenant income or other specific circumstances, not including Section 8.)
• Refundable pet damage deposit as described above.
• Utilities with clear methodology for charges if not based on tenant usage.
• Late rent fee not to exceed $10 per month.
• Cost to repair tenant caused damages per RCW 59.18.180(1) and 59.18. 280.
• Cost for improvements, amenities or other non-essential services requested by tenant, not included in rental agreement. Landlord may offer and charge for non-essential services if the tenant has the right to opt out.
• Cost of bounced check provided by tenant.
• Cost to re-rent abandoned unit per RCW 59.18.310 and OMC 5.82.030(E).
• Landlord may pursue legal fees as authorized by RCW 59.18 and 59.12.
(OMC 5.82.070)
• All rental units must be registered and renewed upon expiration December 31 of each year. Registration requires the landlord’s mailing address and an annual fee of $35.
• The landlord must provide a copy of tenant’s rights disclosure provided by the City of Olympia at the time a new lease is executed or renewed.
• At each rental unit, or in a common area of a rental property, the landlord must post information regarding the City’s rental housing and safety inspection program.
Exemptions:
• Single-family dwelling with shared occupancy by owner and tenant.
• Rental unit occupied by owner’s immediate family member.
• Units not available for rent or subject to RCW 59.18.
• Each and every person making available for rent or renting one or more rental units within the City limits shall, in accordance with Chapter 5.02 OMC, obtain and maintain a business license. One business license covers all of a person’s rental units within the City; however a separate business license is required for any other business operated by such person, in accordance with OMC 5.02.005.
• A Certificate of Compliance with safety standards issued by the City, and a Declaration of Compliance provided by the landlord are required for licensing.
• There is an appeals and reinstatement process for any denial, suspension, or revocation of a landlord’s business license.
Exemptions:
• Renting a single unit located on same property as owner-occupied residence.
• Units not available for rent or subject to RCW 59.18.
(OMC 5.82.090)
• Each rental property must be inspected at the owner’s expense at least once every five years by a qualified rental housing inspector and certificate of inspection must be provided to the City.
o 1-4 Unit Properties will require inspection of one unit.
o 5-20 Unit Properties will require inspection of 20% of units up to maximum of four units.
o 21+ Unit Properties will require inspection of no more than 20% of units up to maximum of 50.
o If one or more units fail inspection; or the City receives one or more reports of violation, the City may require inspection of up to 100% of units.
• Owner must provide between 60and 30-days’ notice of inspection to tenants.
• The City will create an inspection checklist, certification form, notice of failed inspection, tenant notice form, and methodology for selection of units to inspect.
• The City will mail notice of inspection to landlord by Dec. 1, one year before the completed inspection is required.
• The inspector must give notice of any inspection failure to the owner and City within 10 days of the inspection.
• Any appeal must be received in writing by the City manager within 14 days of failed inspection notice.
• Failure to complete inspection on time may result in suspension or revocation of business license.
• OMC 5.82.100: No costs related to this chapter may be passed on to the tenant.
Exemptions:
• A rental property consisting of a single unit located on same property as owner-occupied residence.
• Units not available for rent or subject to RCW 59.18.
• A rental property that received a certificate of occupancy within the previous 10 years and for which the City has not during that period received any report of any municipal code violation or violations at the rental property or of conditions at the rental property that endanger or impair the health or safety of a tenant.
• OMC 5.82.110: No rent increases permitted if property has one or more defective conditions making the unit uninhabitable.
• OMC 5.82.120: If units are condemned or determined to be unlawful to occupy, landlord will be responsible for relocation assistance up to 3 times rent or $2000, whichever is greater.
• OMC 5.82.130: If low-income tenants are displaced due to demolition, substantial rehabilitation, or change of use, the landlord shall pay relocation assistance.
• A landlord may not prohibit a tenant from installing or using a portable cooling device (air conditioner or evaporative cooler) in a rental unit.
• A landlord may place restrictions based on a number of unsafe conditions which are detailed in the code, and they can require that the work is completed and serviced by the landlord or their agent.
• The landlord can also require the device is removed from October 1 through April 30.
The chapter ends with a reminder that retaliation is prohibited and a summary of how violations are handled. Daily fines per violation range from $50$250.
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.
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Scott
SVP,
sgibson@paccrest.com
425.670.9619
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Kevin
SVP,
425.670.9622
Tim Hatley | Policy + Communications | thatley@RHAwa.org | (206) 905-0601
On February 6, 2024, Seattle Social Housing advocates filed an initiative campaign with the City of Seattle seeking a new 5% marginal payroll tax on corporations with employees who earn more than $1 million per year. Employers would pay the social housing tax, not employees.
Referred to as Initiative 137 (I-137) and sponsored by a group called House Our Neighbors which estimates the new social housing tax would generate approximately $52 million a year. The proposal would use these tax dollars to acquire roughly 2,000 units of existing or newly constructed homes over the next 10 years.
OLYMPIC VILLAGE WILL BE TRANSFORMED INTO HOMES FOR ABOUT 6,000 PEOPLE
I-137 is a follow-up to Initiative 135 (I-135) which was approved by Seattle voters on the February 14, 2023 Special Election ballot. It was the only Seattle measure on the special election ballot and supported by 57% of the voters who turned out. Just 33.17% of Seattle voters cast their ballot in the election.
I-135, among other things, created a new government agency with bonding authority with no independently
elected officials and with limited oversight. It didn’t include a funding mechanism but rather directed the City of Seattle to provide initial start-up money.
This new Seattle Social Housing Developer consists of 13 members, seven of which are appointed by the Seattle Renters’ Commission. There are also two appointed by the Seattle City Council, one by the Mayor, one by the New Green Deal Oversight Board, with
the King County Labor Council and El Centro de La Raza also getting one appointment each. No real estate or housing development experience is required.
House Our Neighbors hopes to gather 35,000 initiative signatures by the end of June to be considered on the November 2024 general election ballot. As of April 1, 2024, the campaign raised $121,709 with expenditures and debt of $78,117 leaving a balance of $43,591 according to House Our Neighbors financial disclosures filed with the Seattle Ethics and Elections Commission.
What does this have to do with the 2024 Paris Olympics?
Paris, France, is one of the most storied and iconic cities in modern civilization and the host of the 2024 Summer Olympics, between Friday, July 26, 2024, and Sunday, August 11, 2024. During this 30th presentation of the summer Olympic Flame, organizers are planning to house approximately 14,500 athletes from around the world who will participate in the event.
For the athletes who are participating, Paris has built an Olympic Village spanning parts of three cities: Saint-Denis, Saint Quen and L’lle-Saint-Denis, near many of the venues and with views of the Eiffel Tower and the River Seine.
Once the games are over, the Olympic Village will be transformed into homes for about 6,000 people with a significant portion dedicated to social housing.
This is not Paris’s first foray into social housing. But it is new to Seattle.
and create a rental market dominated by government-owned apartments.”, reported by Seattle Times’ reporter Anna Patrick over a year ago. “Proponents of social housing say the ultimate goal is to remove more housing from the private sector and place it under governments or a public authority’s control”.
There has been some skepticism raised about this approach.
In Paris, one-quarter of residents live in public housing, up from 13% in the 1990s, and has built or renovated over 82,000 units over the last three decades for families and children. Rents range from six to 13 euros a square foot, depending on household income, meaning that a 2-bedroom 1,000 square foot apartment could go for as little as 600 euros (€650) per month according to a March 17, 2024, New York Times article by staff writer Thomas Fuller. Some newly constructed units for students are reported to be as low as 250 euros a month. Paris also budgets
What is Social Housing and I-135?
Simply put, according to the House Our Neighbors website, Seattle’s Social Housing Initiative 135 says that in every building the Seattle Social Housing Developer acquires, units would be divided among different income brackets, ranging from 0% to 120% of the area’s median income and done in a way that no one would be charged more than 30% of what they earn.
If this is divided among income brackets correctly, organizers say, each building would earn enough in rent to make it self-sustaining.
“The grand vision of social housing in Seattle is to replicate Vienna, Austria,
hundreds of millions of euros a year for their social housing program and has a population of 2.1 million compared to Seattle’s 760,000.
Obviously, the politics, history and size of Seattle and Paris have little comparison – even though our weather is similar - but is interesting to see what other great cities have done.
If the proponents of I-135 are successful in gathering their 35,000 signatures by summer, then paying a little extra attention to the Paris Olympics and their athletic village between sporting events might be worthwhile.
• Effortlessly access, manage, and e-sign RHAWA’s comprehensive leasing documents.
• Offer tenants the convenience of online payments via bank transfers or cards.
• Comprehensive bookkeeping tools to track income, expenses, and financial reports seamlessly.
• Enhance tenant communications with an all-in-one interface for maintenance and messaging.
Ready to take your property management to the next level? Join the RHAWA community today and harness the power of Azibo’s digital solutions.
Visit RHAwa.org to learn more and sign up!
WEDNESDAY, JUNE 26, 2024 | 3 PM - 5 PM
Denise Myers | Education + Resources Director | dmyers@RHAwa.org | (206) 905-0614
Many housing providers in Washington are unaware of the statewide ban on any blanket housing denials based on a tenant’s criminal history. For example, this means you are prohibited from specifying automatic denial for a conviction of arson or murder. No matter what type of criminal record is uncovered, you are required to an “individualized assessment” of facts such as the type and severity of the offense, and how long ago the offense occurred, in order to determine if the person poses significant risk and that you have a business need to deny tenancy. The City of Seattle takes this a step further and does not even allow you to consider criminal records in your decision to deny housing.
• In the U.S. blanket denial policies based on criminal records has been shown to have a disparate impact on people of color.
• Local governments must determine if they have higher statistical rates of arrests and convictions among people of color.
• If so, they must prohibit blanket housing denials based on criminal records and instead employ individualized assessments.
• Based on results of comprehenive studies of WA justice system, the Attorney General’s Office determined there is a higher statistical rate of arrests and convictions among people of color in WA. (See graph and details on next page.)
• The AG brought suit against several large housing providers for having blanket denial policies based on criminal records.
• Issued guidance on conducting individualized assessments of criminal history.
• Prohibits housing providers from discovering or using any knowledge of criminal history in housing decisions.
NOTE: Lawsuit against City of Seattle resulted in housing provider regaining right to learn about history, but still cannot use for housing decisions.
• Narrow exception: Sexual Offender Registry when crime was committed as an adult. Even in this case, an individualized assessment still required.
• Owners who share property with tenants and certain Federal Housing programs are exempt from this law.
• Minority drivers are more likely to be searched by the Washington State Patrol than white motorists, although the rate at which searches result in seizures is highest for whites.
• Disparate treatment exists in the context of pretrial release decisions, which systematically disfavors minority defendants.
• Youth of color in the juvenile justice system face harsher sentencing outcomes than similarly situated white youth, as well as disparate treatment by probation officers.
• Defendants of color were significantly less likely than similarly situated white defendants to receive sentences that fell below the standard range.
• Among felony drug offenders, black defendants were 62% more likely to be sentenced to prison than similarly situated white defendants.
Source: Preliminary Report on Race and Washington’s Criminal Justice System by the Research Working Group of the Task Force on Race and the Criminal Justice System (2011)
Your application criteria notice is a critical policy document you must create for your rental property. You may need multiple versions based on the location and features of your properties. See RHAWA’s form, Application Criteria Guidelines which includes the following example statements for how you will evaluate criminal records as part of your screening process.
• We perform an individualized assessment of any adult on a county, state, or national sex offender registry to determine whether a business reason exists to deny tenancy.
• We consider … the nature and severity of the offense, the number and type of convictions, the time that has elapsed since the conviction, your age at the time of conviction, evidence of good tenant history before and after conviction, any additional information showing rehabilitation, good conduct, or other factors that the individual would like us to consider.
• We perform an individualized assessment of any adult with criminal convictions in the last __ years to determine whether a business reason exists to deny tenancy.
• We consider … the nature and severity of the offense, the number and type of convictions, the time that has elapsed since the conviction, your age at the time of conviction, evidence of good tenant history before and after conviction, any additional information showing rehabilitation, good conduct, or other factors.
It’s a best practice to evaluate all other criteria before conducting an assessment of any criminal records. Only evaluate criminal records for those who pass all other criteria. Consider each of the following when determining if the prospective poses an actual risk to other people on your property or to your business.
1. Time elapsed since conviction
• The vast majority of U.S. Counties limit public record reports to seven years (including WA).
• Those with no convictions in past 5 years are no more likely to commit felon than general population.
Source: Bureau of Justice Statistics, Recidivism of State Prisoners Released in 2005 data collection, 2005–2014.
2. The nature and severity of crimes
• Always look into the underlying facts such as the in the following examples:
• Obstructing a law enforcement officer (Running away from a police officer who is pointing a Taser at them.)
• Manufacturing, sale, delivery or possession of controlled substance (Possession of less than ½ gram of cocaine.)
• Assault (Victim of domestic violence convicted of assaulting her abuser.)
• Seattle: Only look at sex offender registry information.
3. Number and type of convictions
• A pattern of criminal behavior is more predictive of future criminal behavior.
• A single offense followed by a few years of good behavior is more predictive of good behavior.
4. Age at time of conviction
• There is more risk of repeat offending for younger adults within first few years of release.
• Seattle: You are not permitted to consider crimes unless committed as an adult.
5. Evidence of good tenant history before and after conviction
• Try to get references from at least two previous landlords for all applicants.
6. Evidence of good conduct, rehabilitation and other factors
• Get a written or oral statement from:
o The prospective occupant or the tenant.
o A current or previous employer.
o A current or previous landlord.
o A member of the judiciary or law enforcement, parole or probation officer, or person who provides similar services.
o A member of the clergy, counselor, therapist, social worker, community or volunteer organization, or person or institution who provides similar services.
• Obtain copies of the following:
o Certificate of rehabilitation.
o Certificate of completion or enrollment in an educational or vocational training program, including apprenticeship programs.
o Certificate of completion or enrollment in a drug / alcohol treatment program or rehabilitation program.
• Seattle: Only consider what the person chooses to share.
Source: Bureau of Justice Statistics, Recidivism of State Prisoners Released in 2005 data collection, 2005–2014.
• Complete and send adverse action notice to applicant.
• Document decision-making process in your files.
o Factors that led you to believe there were risks, type of crime, frequency, time elapsed, age, etc.
o What is your “business need” to deny tenancy.
Don’t miss our Assessing Criminal Records in Screening Zoom class with instructor, Christopher Cutting on June 20!
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.
Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.
Interested in Submitting Your Announcement?
We welcome information about industry job postings, new employee and location information, and more. If you have questions, or would like to submit an item for consideration, email publications@RHAwa.org.
Join us in extending a warm welcome to our newest employee as they join the
RHAWA Executive Assistant & Event Coordinator
Chelsea grew up in Western Washington where she has worked administratively and in e-commerce across several industries for much of the past decade. Her love for food inspired her to pursue a culinary degree and a period of working as a Pastry Chef. When she is not at work, she can be found cooking, baking, traveling, or enjoying the natural wonders of the Pacific Northwest. She lives in Greenwood with her two beloved French bulldogs and her family.
Submit your 'Industry in Motion' news to: publications@RHAwa.org
RHAWA Advocacy Team | advocacy@RHAwa.org
RHAWA is working hard to keep track of the ever-changing landscape of rental housing regulation in various jurisdictions across Washington State. Feedback from the membership regarding these issues, or any other issue not mentioned below, is welcomed, and encouraged. Member participation in local government affairs is vital to letting the government know RHAWA, 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, or contact Corey Hjalseth at (206) 905-0603 or at chjalseth@RHAwa.org.
Local governments will be quietly busy this summer as they tackle their required state mandate to update their comprehensive plans while not worrying about re-election since most all local elections are held in the odd years, while the major statewide and national elections are held in the even years. Local governments will also be locked into their review and adoption of their annual or semi-annual budgets. As has been well reported, most local governments – particularly large ones like King County and the City of Seattle face major budget shortfalls. The politics of land use and financial revenues is what is being discussed in the back rooms.
So, what’s at stake during the budget review and the comprehensive plan up-
dates? Plenty if you are a renter, housing provider, or business owner.
With regards to comprehensive plans and land use, all jurisdictions must update their targets for new housing to meet state compliance. Many will be required to modify their zoning codes to provide additional densities to meet those targets. In some cities and neighborhoods that may become controversial. Notably recently passed state Growth Management Laws require local jurisdictions to increase their density capacity. This has caused some local communities angst while gaining much applause from growth activists such as Futurewise.
In terms of budget decisions, public safety, homelessness, and basic quality of life will be the priorities. For renters and housing providers alike, a focus on public safety and ensuring adequate funding is available for police to quickly respond to threats or dangerous situations in neighborhoods to protect residents is something we all agree.
Another item to be aware of, the Housing Justice Project has been making a very aggressive outreach effort to local cities and counties to brief them on their services and lay the groundwork for seeking additional governmental funds to pay their attorneys.
The May 1, 2024 meeting of the Health and Human Services Committee, members had a briefing and discussion on the local rental housing market and a discussion. This briefing was accom-
panied by a PowerPoint presentation from HJP raising concerns about the increased eviction rate now that the pandemic area and the need for additional resources. Expect continued discussion by the council.
Watchers of the Seattle comprehensive plan review process have already shown a bit of spark to Mayor Bruce Harrell’s proposed draft 2024 comprehensive plan update called One Seattle. For a bit of flavor, The Urbanist, a local online Transportation and Housing Watchdog noted in a May 5, 2024, article “Whether the proposal plans for enough housing growth is an open question up for debate. Seattle’s growth strategy anticipates adding about 200,000 residents and at least 100,000 homes over the next 20 years. This would put Seattle’s population on the cusp of one million. It sounds impressive — though neighboring Bellevue’s plan adds enough capacity for 152,000 homes in its proposed growth strategy even working less than half as much land — through Bellevue’s 20-year growth target is officially 35,000 homes.” Other local blog progrowth websites have echoed similar sentiments.
With regards to issues of most direct concern to small housing providers, key city councilmembers have expressed interest in potentially modifying existing rental regulation codes to help stabilize the small housing providers. While discussions are in the very early stages, anticipate a lively and robust discussion as the council considers revisions.
In a pivotal decision on April 30, 2024, Spokane City Council voted 5-2 in favor of Ordinance C36515, marking a significant shift in rental housing regulations. With Councilmen Bingle and Cathcart casting the dissenting votes, the ordinance is set to take effect on June 1, 2024. The ordinance introduces nuanced guidelines for rent increases, mandating a 120-day notice for increases equal to or less than 3%, while requiring a longer 180-day notice for increases exceeding 3%. Additionally, a 30-day notice is stipulated for subsidized tenancies where rent is based on specific circumstances. Notably, rental housing providers must include detailed information in the notice, such as the percentage of increase, the new rent amount, and the effective date. Failure to comply with these regulations may result in tenants seeking legal recourse within three years of the violation, potentially leading to penalties, compensatory damages, and injunctive relief.
Amidst these ongoing regulatory changes, the Rental Housing Association of Washington (RHAWA) has played a proactive role in shaping the discourse surrounding Ordinance C36515 and any future regulation that will impact the rental housing and real estate industries. RHAWA, serving as the chair of the Spokane Real Estate Coalition, has spearheaded efforts to advocate for policies that balance the needs of rental housing providers, tenants, and the broader community. RHAWA staff actively testified against the ordinance, engaging with the City Council to discuss potential negative outcomes based on similar legislation's
implementation in other jurisdictions. Furthermore, RHAWA facilitated discussions among coalition members, providing essential materials and resources to empower stakeholders to articulate their concerns effectively. Through these collaborative efforts, RHAWA and its coalition partners are committed to promoting a vibrant and inclusive real estate landscape for Spokane and Eastern Washington.
The City of Tacoma Charter Review Committee is proposing a series of substantive governance changes to potentially be presented to Tacoma voters this fall. These proposed changes include: the City Council by 2027 would shrink from nine members to seven, including two at-large positions, Executive authority would be held by an elected mayor, who would team up with the council to hire a Chief Administrative Officer (CAO) . The CAO would then report to both the council and the mayor. Other cities such as Renton and Portland use the CAO form of governance. The Council will likely make a decision to place these charter amendments on the November ballot before the end of summer.
The Rental Habitability Action Plan was presented by the City of Vancouver's Economic Development Director at the April 29, 2024, City Council Meeting with a lead emphasis on creating a Rental Registration and Inspection Plan. In addition, they laid the groundwork to create a tenant advocate advisory committee to develop additional new regulations to present to the city council by the end of the year.
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.
Initiative 2081 provided parents with a right to review educational materials, receive certain notifications, and opt out of sexual health education. Under the initiative, parents have the right to:
• review textbooks, curriculum, and supplemental materials used in their child's classroom;
• inspect and receive a copy of their child's records within 10 days of a written request;
• receive prior notification of medical services offered to their child, except in emergencies;
• be informed about any medical services or medications provided to their child with potential financial impact;
• be notified of medical treatment arranged by the school resulting in follow-up care beyond normal hours;
• be notified of criminal actions involving or committed by their child;
• be notified if law enforcement questions their child, except in cases of parental abuse or neglect accusations;
• be notified if their child is taken from school without parental permission;
• be assured that the school will not discriminate against their child based on sincerely held religious beliefs;
• opt-out students from certain surveys, assignments, and instructional topics, including those related to sexuality;
• receive the annual school calendar and be notified of any revisions; and
• receive information on required fees, dress code, and academic performance threatening promotion.
INITIATIVES SET FOR THE NOVEMBER 2024 BALLOT
I-2117: Stop the Hidden Gas Tax Initiative 2117 would prohibit any state agencies from implementing a cap and trade or cap and tax program.
The initiative would repeal the 2021 Washington Climate Commitment Act
(CCA), a state law that provided for a cap and invest program designed to reduce greenhouse gas (GHG) emissions by 95% by 2050. The cap and invest program sets a cap on the total carbon emissions in the state. Businesses with emissions exceeding 25,000 metric tons of carbon dioxide per year must purchase allowances equal to their allowed greenhouse gas emissions. The cap and invest program was designed to allow businesses that reduce emissions to sell their remaining carbon emission allowance permits to other companies, thereby incentivizing companies to lower their emissions.
This initiative would repeal the 7% capital gains excise tax imposed on sales and exchanges of long-term capital assets by individuals with capital gains over $250,000. Examples of sales that would be subject to the tax include stocks, bonds, business interests, or other investments and tangible assets.
The Washington State Legislature passed legislation creating the capital gains tax in 2021. It took effect on January 1, 2022, with the first payments coming due on April 18, 2023. Revenue from the tax was set to be deposited in the education legacy trust account and the common school construction account.
The following sales are exempted from the capital gains tax in Washington:
• real estate;
• assets in certain retirement accounts;
• interests in privately held entities when the capital gain or loss is attributable to real estate owned by the entity;
• assets sold under the imminent threat of condemnation;
• assets used in a business that are depreciable or qualify for being expensed;
• timber, timberlands, and dividends from real estate investment trusts from timber or timberlands;
• commercial fishing privileges and
• goodwill from the sale of a franchised auto dealership.
In 2023, the Washington State Supreme Court ruled that the capital gains tax was an excise tax and did not violate the constitutional prohibition on income taxes.
This initiative would allow employees and self-employed individuals to opt out of coverage under WA Cares, the state's long-term services and supports trust health care program. An individual that opts out of the program would not be required to pay the payroll tax assessed on employees' wages that funds the program. The Employee Security Department would be responsible for developing rules to implement the opt-in and opt-out processes.
WA Cares is a healthcare program funded through a mandatory payroll tax that provides long-term health services benefits (such as home health care, adult day care, nursing home care, and group home care) to qualifying individuals. It is the first state-operated long-term care insurance program in the country. As of 2024, self-employed individuals that opt in to the program cannot opt out of the program unless they become no longer self-employed or retire. As of 2024, the program offered limited pathways for exemptions from paying into the program.
Look forward to more updates on what to expect from your 2024 election season. Our team is currently hard at work developing the 2024 RHA PAC Voter Guide to provide our perspectives on a multitude of candidates up for election this year. As always, feel free to reach out to our advocacy team if you have any questions about the legislative process or our upcoming fundraisers!
Tim Hatley | Policy + Communications | thatley@RHAwa.org
Small mom-and-pop housing providers are facing their annual dilemma –are you up to continue the lease with your current tenant at a modest (if any) rent increase? Are you seeking a new tenant as they have decided to move on? Or, are you selling your family’s long-cherished asset(s) because it is becoming increasingly difficult, expensive, and frustrating to manage with all the local rental ordinances?
Welcome to Summer 2024 Dilemma! RHAWA is here to help you think this through and provide the resources you need to be a successful and happy housing provider.
Let’s review the annual dilemma.
tenancy and more likely you want to work with them to identify what types of needed maintenance and potential upgrades the property may require for the upcoming year. Working together with the tenant makes things so much easier for both you and your resident. While this may result in a modest increase in the rent to the tenant and limit the housing provider's potential profit, it results in a more harmonious, long-term, and financially beneficial relationship for both the tenant and the housing provider.
According to our internal surveys, this is where RHAWA’s services are most beneficial to our members. By providing up to date forms for every jurisdic-
First off, most small housing providers prefer to simply renew their rental agreement with their existing tenants, especially those who meet and/or exceed the expectations in their rental agreements. They maintain their homes, they are good neighbors, and of course they pay rent – preferably on time. If you have a renter like this, you are very unlikely to want to change
tion in the state, we make it simple for our members and their tenants.
Coming into summer your second dilemma may require you to seek a new tenant as your previous tenant may have decided to move to a larger property, relocate out of town, or the relationship was no longer properly working for both parties. This happens.
So now you get to find a new tenant for the next year or longer. So, what do you do?
Clean, paint, fix, and screen. All services RHAWA helps facilitate. RHAWA has an extensive list of vendor members who are eager and ready to help you with your tenancy transition. By being a member of RHAWA you have access to lists of specialized contractors, locksmiths, cleaning services, roofers, plumbers, and more!
RHAWA’s blog, educational programs, and the monthly CURRENT provide insights into the best techniques and technologies to keep your rental unit up to date.
And finally advertising for a tenant by preparing your screening criteria and unit available as well as screening any applications. Once a tenant is selected, you will prepare and sign your leasing documents. Then off you go until next summer when you may have to do it all over again.
RHAWA provides easy access to all these services. From our comprehensive library of rental forms, screening services, and professional and knowledgeable membership services, we can help with most any issue.
But what if you are concerned about the future of the rental housing industry? You keep hearing that the state or your local city is going to propose new rental restrictions.
Well – that’s where RHAWA has one of the strongest advocacy reputations in the state – if not nation.
The RHAWA government affairs and advocacy team successfully defeated every anti-housing provider bill this
past Washington State legislative session and have embarked on an aggressive effort to reform and defeat local governmental policy measures being proposed this summer.
But with the housing market warming up, maybe you feel that this is too much of a hassle. Is now the time to sell? Nope.
Bankrate.com just published an interesting study that is worth considering, and may give you pause one way or another, and perhaps help explain our current housing affordability crisis.
The main takeaway from the April 29, 2024, report which can be found online – is that in some areas of the country like Puget Sound and Washington State – it’s cheaper for someone to rent a two- or three-bedroom house rather than try to buy - by as much as 37%!
What does this mean to someone who is approaching the Summer 2024 Dilemma and trying to figure out should they stay, or should they go?
If I’m a renter thinking long-term and not necessarily interested in buying a house, I’d have to consider one data point from bankrate.com: the typical monthly rent in the Seattle-Tacoma-Bellevue, WA metro area is $2,191 and the typical monthly mortgage for the same type of unit in that area is $4,930. That is a buy-to-rent ratio of 125%. I’d be thinking maybe I would stay a renter.
The takeaway – now is a good time to be both a housing provider and renter.
I have had the pleasure of working with Jim during my time with RHAWA as he is deeply ingrained in rental housing policy in our state. He has been a housing provider since the mid 1990’s and for all that time has called the south sound home.
Jim is well traveled throughout his life. Born in Portland Oregon, moving to a couple different cities in Texas, then to California and eventually landing in Federal Way for his adolescent years. After graduating high school Jim moved to Tacoma and purchased his first rental property in 1994. Through the years he methodically built a real estate portfolio, managed all his properties and started his business, Landlord Solutions, in 2001.
In 2016 Jim became deeply involved in the first real update to the rental housing code in Tacoma in quite some time and really started lobbying local lawmakers without even realizing what he was doing was considered lobbying.
“I stayed involved in that entire process and lobbying without recognizing that I was lobbying.”
Jim became very involved with NARPM, the National Association of Residential Property Managers, and initially lobbied for them in Olympia free of charge to show the value of NARPM having a voice during legislative sessions. The very next year in 2018 Jim was hired by NARPM and registered as a lobbyist and has represented many housing-centric organizations in the years since.
I asked him why he wanted to run for
the open seat in the 26th district after current State Representative Spencer Hutchins announced he would not seek reelection.
“There are better ideas and not to say that we don’t hear some of those ideas, but I think that we don’t get to the better ideas quick enough,” Henderson said. “I believe that there are solutions to the problems, but I also want stakeholding to come back. I want to be working in the off session; stakehold-
ing the issues even if we don’t have a bill. We know what the issues are going to be. We need a lawmaker and I want to be that person who goes to the Democrats and says: ‘Let’s put together a group. Let’s start working on this.”
Henderson seems to echo a common issue that many lawmakers on both sides of the aisle are feeling. This feeling is present in the other Washington as well, lawmakers can’t seem to work together to fix actual issues anymore.
“I get so frustrated that we don’t spend enough time on the ‘why’. Why is somebody homeless? Ok, let’s talk about that because believe me, it’s not about affordability. Because even if rent was twenty-five dollars, they can’t afford the twenty-five dollars.”
Jim also expressed great concern about the possibility of a potential Democratic supermajority after this year’s election and how this could affect every issue in our state being addressed with ideas from both sides. He ardently opposes rent control and hopes to work across the aisle to find better solutions
Continued on page 34
Over the course of the last year, we have seen a litany of negative changes for housing providers in Washington. This has led to an increasingly difficult task when it comes to providing housing to our neighbors. The last two legislative sessions have featured many punitive bills aimed at small housing providers and were heavily weighted in favor of tenants. RHAWA worked with our members, lawmakers, and coalition organizations to stop every piece of bad legislation introduced.
Your government affairs and lobby team tracked nearly 100 bills posing negative impacts to housing providers, which included:
• SB 6136 – Created a new Business and Occupation tax on rents.
• SB 5770 – Tripling of the local property tax limit.
• HB 2276/SB 6191 – A new additional 1% Real Estate Transfer Tax.
• HB 2323/SB 6212 – Requiring housing providers to report on time rental payments.
• SB 6211 – Limiting mobile/manufactured homes rent increases.
• SB 6064 – $150 cap on pet deposits and banning pet rent.
RHAWA members and our Rental Housing Association Coalition partners generated thousands of contacts to legislators which was instrumental in defeating the bills we were tracking, but the most significant victory was the defeat of the SB 5961 and HB 2114 (Rent Control) which would have restricted rent increases to 7%, limited move-in fees to one month’s rent, and capped late fees at 1.5% of monthly rent. Legislators received more com-
ments on these bills than any other bills considered.
The most onerous set of policies in the state were voted into law by a mere 361 votes in Tacoma this past November. RHAWA and our other partners used every resource at our disposal to educate Tacoma voters against this initiative through doorbelling, public speaking, and media content. Through our efforts the initiative nearly failed in the second most progressive city in Washington.
Many other city councils have adopted registration and inspection programs, longer notice periods, caps on fees, and limitations on background checks.
No set of policies are a carbon copy of another’s meaning housing providers may miss something required in one city versus another. These policies have led to less units available in the rental pool and as subject to the law of supply and demand, rents have gone up on the units still available.
Just as the involvement of the 1,000+ members who participated during the 2024 legislative session proved to be effective in halting bad legislation, we are going to need that same energy, focus, and help during this upcoming campaign season. The 2024 campaign season will be very active, as for the first time in 12 years voters will decide on an open Governor’s race as well as vote for a new Attorney General, Lands Commissioner, and State Treasurer. In addition, every seat in the Washington State House of Representatives is up for election this fall along with half in
the State Senate. Additionally, tenant advocates and their supporters will be aggressively seeking support of rent control in the 2025 legislative session.
Our relative success in Tacoma and at the state level proves that our educational outreach and relationships with candidates sympathetic to small housing providers have helped change the way elected officials are thinking about rental housing and those that provide the housing in Washington.
In the coming months, the RHA PAC will interview candidates running for office to determine how they will help advocate for housing providers at the local and state level. The RHA PAC donates to many candidates across the state on both sides of the aisle and we look forward to an informative and collaborative dialogue with all those running for office. We value and appreciate all the support from our members to the RHA PAC which gives us the ability to continue advocating for you.
Electing moderate, reasonable lawmakers is the crucial first step in fighting bad legislation at the local and state level. RHAWA works to elect bi-partisan candidates who:
• Recognize rental housing as a valuable asset to communities,
• Share a strong commitment to allowing rental housing to function as a market-based industry,
• Have a willingness to work with the rental housing industry toward the common goal of providing safe and healthy housing.
Donating to our PAC is one of the main
ways you can support the entirety of our membership – donate by visiting RHAwa.org/products/pac or complete the enclosed donation form and return it via mail. The average donation is $50-$100, but feel free to give however much you like (we do have members donating up to $2,000). If this is your first time donating, feel free to start small, as every contribution helps. Many small donations add up to huge changes in our legislative landscape. Each member who donates for the first time is taking a crucial step in defending their rights as a small housing provider.
If you donate regularly, thank you. Let’s conitnue to change the tide of local politics in Washington state: this is your chance to increase your donation, bolster the RHA PAC, and make crucial changes in Washington.
We hope to continue collaborating with lawmakers from all political parties to ensure that any policy passed is drafted to benefit all those involved. However, without pro-rental housing candidates in office, your rights as a housing provider will continue to be eroded and threatened. Our government affairs team will continue to advocate for your rights, but we cannot do it alone. Please contribute to the RHA PAC.
The RHA PAC held its first fundraiser of the season on May 1st at Tacoma Country and Golf Club. RHA would like to give a thank you to the venue and the TCGC team for helping the RHA PAC put on a fabulous event with a great spread of food and drinks.
We had a wonderful turnout of not
only RHAWA members and concerned citizens of the community, but a large turnout of elected officials and candidates. The RHA PAC was pleased to welcome Representative Kelly Chambers from the 25th District and Representative Michelle Caldier from the 26th District. Representative Chambers is campaigning for the Pierce County Executive seat as current executive Bruce Dammeier has termed out, and Representative Caldier is running to retain her seat. We were also pleased to welcome candidates Jim Henderson for the other 26th District Representa-
tive seat, Maia Espinoza for the 28th District Senate seat and LJ Rohrer campaigning for 6th District on the Pierce County Council.
The event presented an optimal opportunity to speak about all that has occurred in the South Sound with Tacoma Measure 1 which only passed by 361 votes, and Olympia’s new ordinance passed by the city council. It was also a great discussion for statewide rental housing issues and important districts to watch during the November election, and how the election could
vastly alter the outlook and numbers in the legislature come the 2025 120-day state legislative session in January.
Thank you to all that turned out and donated their time and money at our first event of the year, and we look forward to seeing everyone all together again soon.
It has been a busy month for RHA all over the state turning out to support elected officials who have really made a difference for our industry. Rent Control in the senate was stopped this year due to one member of the senate and that was Senator Annette Cleveland from the
49th District which encompasses much of the Vancouver area. RHAWA Executive Director Sean Flynn and Deputy Director Melissa Canfield joined Senator Cleveland at her kickoff fundraising event at the end of April.
Enhance your skills, vision, and understanding to advance the equitable relationship between rental housing provider and resident, defend property rights, and encourage safe housing practices and policies. This can’t-miss event is for anyone managing a property or serving in an advocacy role within Washington state.
Managing & rental operations, portfolio expansion techniques, legislative policy discussions focusing on property rights & safe housing practices, insights into public affairs & effective advocacy programs.
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.
CMG Home Loans
Brink & Sadler (253) 582-4700 | brinkandsadler.com
Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com
White Clover Properties (425) 230-6000 | whiteclover.org
Gatewise | Simple Multifamily Smart Access
Kurtis Gilbreth kurtis@gatewise.com (404)985-1247 | www.gatewise.com
Pacific Publishing Co.
(206) 461-1322
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
Fischer Heating and Air (206) 783-1190 | fischerheating.com
Envirotest | Mold, Air Quality
Donald B. Kronenberg (206) 877-3191 seattlemoldandairquality.com
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com
Brink Property Management
Dean Foggitt (425) 458-4848 | brinkpm.com
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
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
CLEANING + REPAIR
Shine a
Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net
Inspection Services LLC
RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
Street Building / Home Inspection John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws
Dunn Lumber | Doors, Windows + Lumber (206) 632-2129 | (800) 248-3866 dunnlum.com BUILDING REPAIR | REMODEL
+1 Construction (206) 313-6587 | plusoneconstruction.com Bellan Group, LLC Susan Bellan (206) 383-0102 | bellan.com
|
Construction Expeditors, LLC (206) 595-8852 | (877) 644-1700 constructionexpeditors.com
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
Straight Street Small Business/ Commercial R.E. Inspections
CCPIA Certifified member ID CCPIA-000146 (206)999-1234 | hi@iNspect.ws | www.iNspect.ws
hi@iNspect.ws | www.iNspect.ws
Westlake Associates (206) 505-9400 | westlakeassociates.cominfo@westlakeassociates.com
Brooklynn Masonry
Bryan Funk | (253)722-7904
Bryan@brooklynnmasonry.net
RKC Construction, Inc.
Kyle Caulk | (206) 595-3565 | cajames.com
The Kirkland Consulting Group, LLC
Cell Site& Rooftop Leasing Deepak Katara (425) 829-0670 | deepak@tkcgllc.com Straight Street Small Business/
hi@iNspect.ws | www.iNspect.ws
+1 Construction (206) 313-6587 | plusoneconstruction.com
A&A Electric (206) 212-1888 | anaelectric.com
Bellan Group, LLC
Susan Bellan (206) 383-0102 | bellan.com
Bravo Roofing, Inc.
GoldStar Vendor + Vendor of the Year | 2014
John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193
john@bravoroofs.com | bravoroofs.com
Construction Expeditors, LLC (206) 595-8852 | constructionexpeditors.com
Danika Plumbing LLC
Frank Gaborik frank.g@danikaplumbing.com (425) 335-3515 | danikaplumbing.com
Diamond Roofers, LLP
Flat & Low Slope (206) 202-7770 | diamondroofers.com
ER Flooring (360) 402-9566 | erflooring.com
Masonry Restoration Consulting (425) 344-3893
masonryrestorationconsulting.com
Maintco (425) 822-5505 | maintcogc.com
Pioneer Masonry Restoration Co. (206) 782-4331 pioneermasonry.com
Reinhart Electric & Service (425) 251-5201 reinhartelectric.net
T.E. Kelly Company LLC Tim Kelly (206) 240-1950
Rental Housing Association of Washington Val Kushi (206) 283-0816 | RHAwa.org
Dunn Lumber | Doors, Windows & Lumber (206) 632-2129 | dunnlum.com
Pacific Crest Real Estate (206) 812-9155 pacificcrestre.com
SRC Windows (253) 565-2488 | srcwindows.com
CLEANING
Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com
Day & Nite Plumbing & Heating Inc.
Vendor of the Year | 2020 (425) 775-6464 (800) 972-7000 dayandnite.net
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
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
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
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
Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com
Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com
Glasson Legal (206) 627-0528 | glassonlegal.com
LT Services, Inc. (206) 241-1550 | ltservices.net
Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com
Maxwell Glasson (206) 627-0528 | loefflerlawgroup.com
1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Kay Properties & Investments
Dwight Kay (855) 899-4597 | kpi1031.com
Sound Realty Group
Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com
Velocity 1031 (425) 247-3307 | velocity1031.com
American Family Insurance
Cisneros Agency, LLC
Jonathan Cisneros (425) 513-8723 | amfam.com
CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
Diamond Cut Insurance Group, Inc.
Larry Janowicz | (425) 879-5198 | dcigi.com
Olympic Estate Group, LLC
G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com
Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org
billie.fisher@seattle.gov
Tacoma Housing Authority (253) 281-7674 | tacomahousing.net
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com
Seattle Window Cleaners LLC (206) 453-3936 | seattlewindowcleaner.com
Abc Turn-Key Services LLC (253) 432-1748 | abcturnkeyservices.com
Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
TQ Handyman LLC
Trevor Rose (206) 222-5129 | tqhandyman.com
Valencias Handyman (509) 346-3694 | Javiervv065@icloud.com
Reinhart Electric & Service (425) 251-5201 reinhartelectric.net GOVERNMENTAL AGENCIES
(206) 783-2900 | greenwoodhardware.com
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
Bio Clean, Inc. (425) 754-9369 biocleanwa.com
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
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
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 (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
- 1031 Real Estate (425) 247-3307 | velocity1031.com
(206) 684-5955 | savingwater.org
Allied Property Experts (206) 717-5777 | apex-re.com
(253) 281-7674 |
(206) 909-6873
Hainsworth Laundry
Jason Hainsworth (509) 534-8942 | hainsworth.biz
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
The Kirkland Consulting Group, LLC Cell Site& Rooftop Leasing Deepak Katara (425) 829-0670 | deepak@tkcgllc.com
CMG Home Loans
Eric Aasness (206) 915-3742 | 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
Peak Mortgage
Dave Eden (206) 660-3014 |
Downtown Locksmith (206) 571-1847 | Lockanddroad.com
SnS Locks (206) 664-1209 | safeandsecurelocks@gmail.com
365 Plumbing (253)478-9298 | info@365restorationwa.com http://www.365plumbingseattle.com
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
Pacific Publishing Co. (206) 461-1322 | pacificpublishingcompany.com
Allen Property Management
Dunn Lumber (206) 632-2129 | (800) 248-3866 dunnlum.com
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
Brooklynn Masonry Bryan Funk | (253)722-7904
Bryan@brooklynnmasonry.net
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
Submeter Solutions, Inc.
Cameron Towe | (425) 228-6831 sales@submetersolutions.com submetersolutions.com
Envirotest Mold, Air Quality
Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com
Hainsworth Laundry
Jason Hainsworth (509) 534-8942 | hainsworth.biz
Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com
Straight Street Building/Home WDIR Reports SPI/WDOs, Mold, Asbestos, Lead testing (206)999-1234 | hi@iNspect.ws | www.iNspect.ws
Best Plumbing Group (206) 633-1700 | (425) 771-1114
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
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
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
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
Gatewise | Simple Multifamily Smart Access
Kurtis Gilbreth | kurtis@gatewise.com (404)985-1247 | www.gatewise.com
Allied Property Experts (206) 717-5777 | apex-re.com
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
Cornell & Associates Inc (206)329-0085 www.cornellandassociates.com
Dave Poletti & Associates (206) 286-1100 | davepoletti.com
DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com
Darco Inc (206) 322-9495 darcoapts.com
Elita Living Real Estate LLC
Erica Vincent (206) 323-0771 | elitaliving.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
GoodRoots Companies, Inc (480) 710-6074 | goodroots.io
Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com
Kay Properties & Investments
Dwight Kay (855) 899-4597 | kpi1031.com
Kidder Mathews
Dylan Simon: (206) 414-8575
Jerrid Anderson: (206) 499-8191
DylanSimon.com
Krishna Realty (425) 209-0055 | krishna-realty.com
Lee & Associates | Multifamily Team
Candice Chevaillier (206) 284-1000 | lee-nw.com
Madrona Real Estate
Bradford Augustine (206) 538-2950 | MadronaRealEstate.com
McTaggart Real Estate (206) 322-9495 darcoapts.com
Next Brick Property Management (425) 372-7582
North Pacific Property Management (206) 781-0186 | (800) 332-1032
northpacificpropertymanagement.com
Paragon Real Estate Advisors, Inc.
Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871
paragonrea.com
Park 52 Property Management
Paul Jakeman (253) 473-5200 | park52.com
People’s Real Estate, Inc. (425) 442-9941 | peoplespm.com
Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com
Real Estate Gladiators (425)260-3121 | www.realestategladiators.com
Real Estate Investment Services (REIS)
Lakewood: (253) 207-5871
Seattle: (206) 319-5981 | REISinvest.com
SJA Property Management (425) 658-1920 | sjapropertymanagement.com
Sound Reatly Group
Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com
SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 | suhrco.com
The Paris Group NW (206) 466-4937 | thepaccarisgroupnw.com
Westlake Associates (206) 505-9400 | 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 | 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
(206) 579-9533 | D.Perkins5637@gmail.com
Rental Housing Association of Washington Val Kushi (206) 283-0816 | RHAwa.org
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Daniel Klemme | Membership Development & Government Affairs
Welcome to the second installment of our multipart series, "The Heart of Housing." In this ongoing exploration, we continue our discussion on the positive impact of private market rental housing providers on our communities, juxtaposed with the challenges posed by anticapitalistic regulations. At the heart of this endeavor lies the crucial role of collaboration between public and private sectors in driving increased housing opportunities and community resilience. This month, we delve into highlights from an insightful conversation with Shkëlqim Kelmendi, Founder and CEO of Housing Connector—a tech-for-good nonprofit dedicated to increasing access to permanent housing for those most in need.
Housing Connector has emerged as a leader of innovation and positive social impact in the realm of housing accessibility. Their mission is clear: to bridge the gap between individuals facing housing insecurity and private market rental housing providers. Utilizing innovative technology and a steadfast commitment to creating and maintaining authentic partnerships, Housing Connector embodies the ethos of collaboration. By reducing barriers to housing and providing ongoing support to both tenants and property owners, Housing Connector is not just connecting individuals to homes; they're fostering stronger, more resilient communities.
Daniel: Tell me about the impact of the successful partnerships between Housing Connector and private market rental housing providers you work with.
Shkëlqim: To address the issue of housing insecurity and homelessness, you have to partner with property owners and managers in the private market. Right now, we work with over 2,000 properties, with over 115,000 rental units in their portfolios. We address their business needs and help support their bottom line, and in exchange, they open their doors to more and more people. Over the last four years, we have connected over 6,500 individuals into homes.
Daniel: Is there a certain kind of rental housing provider that Housing Connector works best with? Is it apartments, is it the small “mom and pops”, or a bit of both?
Shkëlqim: It is a bit of both! By volume size, we work with more multi-family and apartment buildings. Part of that is you can standardize processes which then allow you to get to scale. But also, what we know is that small property owners, “mom and pop” rental housing providers… that is where the naturally affordable units are. So for Housing Connector, we know that is a market we have to tap into because we do want those units to go away. And we have seen that in Seattle and across the U.S., where the naturally affordable units are being sold to investors because the small rental housing providers struggle to continue running their businesses, and those businesses have traditionally operated on thin margins already. We want to work with everyone who has housing and doors to open and is willing to say “yes”.
Daniel: What kinds of tenants does Housing Connector work with to house with rental housing providers?
Shkëlqim: Our main customer and clientele are folks who have some kind of blemishes in their rental history such as lower credit scores, someone that has a past eviction, maybe someone was involved with the criminal justice system before, and these barriers are making it difficult to access a home in their community. Housing Connector works with property owners and managers to reduce and waive rental criteria in order to create pathways to getting housed, while providing the support that both the tenants and rental housing provider need to ensure that it is a thriving household.
Daniel: Is there anything you want Rental Housing Association of Washington members to know about future collaboration opportunities and working together with Housing Connector?
Shkëlqim: I think oftentimes folks have trepidation in working with nonprofit providers and organizations. One of the things I want to make clear is that our customer is the property owner. The first principle of our organization is that we solve problems for property owners. The reason for that is that when we solve problems for you as the property owner, the property owner is able to solve problems for the community. When you work with Housing Connector, you will always have someone there who is walking by you to support you and the tenant. We don’t promise that everyone who moves in will be the most incredible resident or tenant. We can’t promise that. But we do promise that if something does happen, we will be right there to solve it.
Daniel: So you are helping the community by partnering with private-market rental housing providers, to provide safe and stable housing to people from all walks of life?
Shkëlqim: Absolutely. We are housing people like me. My family came to the U.S., as refugees and we had no credit scores and no rental history, and we had a property manager and rental housing provider that took a chance on our family. Housing Connector is trying to offer that same chance, at scale, and at the same time, help the housing providers by sustaining their operations and bottom line.
In conclusion, the dialogue between RHAWA and Housing Connector sheds light on the pivotal role of private market affordable housing in addressing housing insecurity, homelessness, and housing affordability. As we reflect on the insights shared in this conversation, it becomes abundantly clear that the need is great for rental housing providers of all sizes to continue to operate their business and provide housing so that people in need can have a place to call home. RHAWA remains committed to advocating against policies and regulations that may reduce the availability of housing for people of all income types and backgrounds. We extend our gratitude to Shkëlqim Kelmendi and Housing Connector for their remarkable work. To learn more about their efforts or get involved, we invite you to explore their website at housingconnector.com.
The Rental Housing Association of Washington (RHAWA) is gearing up for its in Bellevue, this full-day tradeshow and annual busi ness meeting promise to be a game-changer for rental housing professionals.
ENGAGE 24 in a journey of knowledge and connections at the RHAWA Fall Expo + Annual Business Meeting. Join us for a day of educational workshops, a bustling tradeshow, and exceptional networking opportunities. It’s the perfect season to gather insights, discover new products, and build valuable connections. Join us and let the Season of Change Inspire Your Growth!
stakeholders to delve into best practices for rental operations, gain invaluable in vestor education, and strategize on effective advocacy techniques. The event boasts nine breakout rooms, a spacious exhibitor hall, and a grand theater, providing am
in a journey of knowledge and connections at the RHAWA Fall Expo + Annual Business Meeting. Join us for a day of educational workshops, a bustling tradeshow, and exceptional networking opportunities. It’s the perfect season to gather insights, dis cover new products, and build valuable connections. Join us and let the Season of Change Inspire Your Growth!
Date: Tuesday, October 8, 2024
Location: Meydenbauer Center
Location: Meydenbauer Center
Address: 11100 NE 6th Street Bellevue, WA 98004
Address: 11100 NE 6th Street Bellevue, WA 98004
What sets ENGAGE 2024 apart is its inclusivity. While historically catering to RHAWA members, this event marks a significant shift as non-member profession als from across the industry are welcome. This expansion promises a richer, more diverse pool of perspectives and expertise.
Complimentary Event Tickets – Lunch + Happy Hour with 2 Drink Tickets Included
Complimentary Event Tickets – Lunch + Happy Hour with 2 Drink Tickets Included
Hyperlinked Company Acknowledgment on Event Web page
Recognition in Current Newspaper
Exhibitor Booth
Exhibitor Booth
Sponsor Ribbons
Sponsor Ribbons
2024 offers unparalleled exposure and engagement opportunities. From exhibitor booths to podium time, sponsors can showcase their offerings and connect directly with attendees. Additionally, sponsors can re ceive a coveted vendor profile in RHAWA's CURRENT Newspaper, reaching a
With an anticipated attendance of 175 RHAWA members, this event serves as a prime opportunity for sponsors to maximize valuable face-to-face time with de cision-makers. The program concludes with a volunteer recognition happy hour,
For sponsors seeking to elevate their brand and engage with the rental housing
If you have any questions, please contact Luke Brown at:
Hyperlinked Company Acknowledgment on Event Web page
Recognition in Current Newspaper
Hyperlinked Company Acknowledgment on Weekly Event Promotional Emails
Hyperlinked Company Acknowledgment on Weekly Event Promotional Emails
Social Media Recognition
Social Media Recognition
Tabletop Displays at Event
Tabletop Displays at Event Event Program Advertisement
Event Program Advertisement
650 Word Profile in Current Newspaper
30 Second Podcast Promotion
Podium Time to Address Attendees during Keynote
Traditionally, people view property management as a time-consuming and labor-intensive endeavor. Housing Providers often juggle numerous tasks, from driving around to collect rent, managing paper lease agreements, constant phone calls for maintenance requests, and general tenant communications.
However, with the advent of digital solutions, the landscape of property management is undergoing a significant transformation. These solutions empower property owners to scale their businesses more efficiently while saving time and money.
Recognizing the transformative potential of digital solutions in property management, the Rental Housing Association of Washington (RHAWA) has recently forged a strategic partnership with Azibo, a leading provider of property management software. This partnership emerges from two fundamental driving forces: RHAWA's deep knowledge of Washington State and Azibo's proficiency in providing property owner-friendly digital solutions to common property management challenges.
By integrating RHAWA's authoritative library of up-to-date leasing documents with Azibo's user-friendly interface, we provide RHAWA members with a comprehensive digital framework. RHAWA members can now search for documents in an online experience, add them to a lease package, and have the lease signed using e-signatures, eliminating the need for physical paperwork.
Furthermore, the partnership between RHAWA and Azibo extends beyond forms and documents. Azibo users can enjoy numerous property management tools meant to drive efficiencies in their business, including integrated and free rent collection capabilities, a full suite of bookkeeping and accounting tools, and an interface to message and receive maintenance requests from renters.
By consolidating these functionalities into a single platform, property owners can streamline their operations and enhance their overall efficiency, ultimately driving greater business profitability and scalability.
Even better - Azibo prioritizes not just property owners' needs but also their renters' experiences. By offering effortless online rent payments, renters no longer need to
deal with the hassle of mailing checks and can pay anytime, anywhere. Flexibility in payment methods — from free bank transfers to the option of using credit or debit cards — allows renters to manage their finances in a way that's best suited for them.
Renters can even schedule payments ahead, ensuring timely rent and eliminating concerns over unexpected late fees. Plus, the platform's transparent record-keeping provides renters with an easy way to track their payment history, a valuable tool for their current and future rental endeavors.
Azibo also offers Credit Boost, a rent reporting service that enables renters to build their credit and improve their credit score by reporting on-time rent payments to the credit bureaus. Finally, Azibo offers affordable residential renters insurance options to help renters protect their belongings and minimize risk.
Providing these benefits to renters not only encourages timely rent payments but helps to increase tenant satisfaction. "I like that there is a value-add that I can give back to the tenant," Ohio-based real estate investor and Azibo customer Andrew Winter said.
In essence, the partnership between RHAWA and Azibo represents a significant milestone in the evolution of online property management with RHAWA. By embracing digital innovation, property owners can leverage technology to overcome traditional barriers and unlock new opportunities for growth and success. Whether it's automating rent collection, streamlining lease creation, or optimizing tenant communications, the benefits of digitization are clear: increased efficiency, reduced costs, and enhanced scalability.
As the real estate industry evolves in the digital age, property owners who embrace technology will undoubtedly gain a competitive edge. With RHAWA and Azibo leading the way, property owners across Washington State can now harness the power of digital solutions to transform their property management practices and achieve greater success in an increasingly dynamic and competitive landscape.
Learn more at: RHAwa.org
Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year
Toilets…everybody has one…or two… or three. If you’re a rental property owner you may have a sizeable collection. That’s why I felt it was worthwhile to share some common toilet problems and fixes that depending on your skill set, tools, and confidence, you might be able to do yourself.
History – There have always been problems with our toilets. More than 5,000 years ago, primitive systems in several ancient civilizations utilized a constant stream of water that carried waste away from centralized, public latrine systems. Unfortunately, the water from those latrines often flowed back into the same river or stream that was the main water supply. I guess we all live ‘down-stream’ from someone.
In the 1500 – 1600’s in Europe, royalty began to use what are considered the first ‘flush’ toilets, with a big 2-footdeep pot, fed by water from an upstairs source. Almost 8-gallons of water were needed for each ‘flush’. When water was a little scarce, they would often wait until at least 20-people had relieved themselves and the pot was filled to the brim, before ‘flushing’.
More recently, and closer to home, when my wife’s great-great-great grandparents came west by covered wagon and settled in the Blue Mountains of Oregon, they had a fancy ‘2-holer’ outhouse out behind the farm house. Grandma Yoder said that it was a fine outhouse, unless it was winter; when she had to rub the ½” thick hoarfrost off of the wooden seat, first thing every morning before sitting down…
These days, we still have problems and issues with our toilets. Below are some of the more common problems we see… and that you might be able to easily take care of yourself.
Loose Toilet Seat – No matter how old the toilet is, the single most common problem we see are loose toilet seats. These days the screws that hold toilet seats down tight are usually made of a thick plastic because when they were made of any kind of metal, they sim-
ply would not survive long and would corrode away. Most all toilet seats just have two long plastic slotted screws under a little lid that can be easily tightened using a blade screwdriver. The screws typically have a nut underneath the porcelain that needs to be held from spinning while tightening the screws.
This is also a very common problem that toilets have. After flushing, the toilet fills up, but then it doesn’t seem to shut off all the way and water keeps trying to ‘fill’ the toilet. Usually if that is happening there are a couple of things that can be checked and fixed fairly easily…
(BEFORE attempting any repairs that affect the water to your toilet BE SURE that you can control the water to the toilet, and TURN OFF the water to the toilet when working on any water-works.)
Check the Water Level in the Tank –First of all, make sure the water level is proper, and the float is adjusted so that it shuts the water off BELOW the top of the overflow-tube. If the water level is too high, it will flow into the overflow tube and the toilet will ‘keeps running’. There is usually a line or mark on the overflow tube that indicates the correct water level. If you have an older style fill valve (ball-cock) with a float on an arm, then you can CAREFULLY bend the arm to make the water shut off at the right level.
If you have the kind of fill-valve that uses a vertical post and a Floating Cup, you need to spin the post as described in the manufacturer’s instructions to raise or lower the shut-off point for that fill valve.
Check the Flapper Seal – If the water level is okay but the toilet is still ‘running’, then the flapper in the bottom of the toilet tank is probably not sealing properly. One of the most common types of flappers is pictured in the cutaway tank above, but there are many different types of flapper systems in use today.
You will need to lift the lid off the toilet tank and look and see what kind of
flapper your toilet has, and get a proper replacement if you need one. To find out for sure if your flapper is leaking, simply put a little blue or red food coloring in your toilet tank, and see if it migrates down into the bowl after a few minutes WITHOUT flushing the toilet. If it does, then the flapper that is supposed to hold all the water in the tank is not holding properly, and it needs to be replaced.
Hopefully the advice I’ve given will help you navigate some of the simpler toilet problems. You can also find many ‘how-to’ repair videos online. That said, don’t be surprised or discouraged if you try and try to fix your own toilet, and you simply can’t, and you need to call in a professional. Sometimes, it’s not as simple as it seems.
In our own apprenticeship course for service plumbers, we spend over 24-hours just on Basic Toilet Repairs, because there are so many different kinds of toilets, and there are so many things that can go wrong. The truth is, as common as toilets are, they’re sometimes very tough to fix, and even the pros have to make a couple of attempts to get it right.
Bruce Davis, Sr. is a Licensed Journeyman Plumber, Licensed Electrician, HVAC/R Electrical Administrator, HVAC/R ,and Certified WA State C.E.U. Instructor. Day and Nite Plumbing and Heating, Inc has been in Lynnwood serving Snohomish and N. King County for over 68-years, and Bruce Sr. has been President and working at this family-owned business for 36-years. Bruce can be contacted at: Email: Bruce@dayandnite.net. Day and Nite Plumbing and Heating Inc. 16614 13 Ave. W., Lynnwood, WA 9803, (800) 972-7000.
to make housing more plentiful and more affordable in our state.
“The supermajority will in no way incentivize the Democrats to sit down and to work with us and solve problems with us on any issues. Whether it's crime or homelessness or housing or transportation. They won’t need to and they don’t feel that they owe it to the process or to the bill,” He said. “You’re competing with the locals on their cost increases. When you have a licensing fee in Spokane that costs you a couple hundred dollars the first year out, that’s half of your rent increase, if not more. So, you’ve got rental licensing, you’ve got local levies and bonds. We don’t get to cap those or opt out of those. You don’t give us an allowance for those, but our residents are voting for those most likely, but they are not paying for that.”
Other issues of great importance to Henderson include public safety with some recent personal experience as he was the victim of a violent assault at gunpoint earlier this year.
“Feeling unsafe in your own community or also just the vandalism that’s happening to businesses. We see it in small businesses that are just barely making it. Then somebody breaks a window.”
Jim also feels passionate about education in our state, and he elaborated on his issues with funding education, but particularly funding special education to help children with special needs.
“Statistically every district gets allotted a certain funding for special education at, I think it’s I want to say three percent. So, they say three percent of students need this, but if your school has a disproportionate amount of that there’s no additional funding. So, in my district, Bremerton has a disproportionate amount of high need kids and the primary reason for that is because the naval base there is one of two bases in the United States that the government sends families that have kids with high needs,” Henderson says. “I think we need to look at the funding model. The model is a regional model. Every district has an exception and when the exception is the norm it is no longer the exception. So, we need to move our funding model more locally.”
Jim now calls Gig Harbor home and spends time with his two sons Ethan and Jacob. He is also very passionate about his Catholic faith and sits on the boards for both St. Vicent de Paul and Next Chapter. His life of service leaves no one surprised that he decided to run for office to make a difference in the future of his community.
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