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.
We at the Rental Housing Association of Washington strive to provide the best possible support to our valued members. To achieve this, we need your help. Updating your member information can significantly enhance our ability to serve you effectively. This includes details such as your unit count, rental property addresses, legislative district, and areas of expertise if you are a vendor member.
Accurate and current information is crucial for us to understand our membership better. Updating information like your unit count and rental property addresses allows us to tailor our services to meet your specific needs, and understanding which legislative district you belong to helps us advocate for your interests more effectively with lawmakers. For our vendor members, sharing your “areas of expertise” enables us to connect you with other members who could benefit from your services.
Updating your information is simple and quick. Log in to rhawa.org and navigate to the ‘Member Compass’ page (rhawa.org/member-compass). The member compass page can also be found by clicking on your name in the top right of the screen after you are logged in. From the member compass, you can easily update your details by clicking on “profile” and scrolling down to fill out the member information. Ensuring your information is accurate will only take a few minutes but will greatly benefit both you and the association.
We’ve noticed some confusion regarding member logins. Please note that your username is the email address associated with your account, not your member number. This change was implemented to streamline our login process and make it more user-friendly. If you encounter any issues logging in, please contact our support team for assistance.
By taking a few moments to update your information, you are contributing to a more efficient and responsive association. We appreciate your cooperation and look forward to continuing to serve you with enhanced precision and effectiveness.
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
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
Val Kushi: (206) 283-0816
Membership Development + Gov. Affairs
Daniel Klemme: (206) 905-0611
Office Manager & Event Coordinator
Chloe Moser: cmoser@RHAwa.org
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, August 7 | 3-4pm
Cost: $30 Members | $200 Freemium Subscribers
With the continuing housing shortage and now historic inflation rates, it is increasingly common for people to seek roommates as a solution to rapidly rising household costs. Many housing providers far from university districts are dealing with the unique challenges of having roommates in residence for the first time. Experienced rental housing provider and attorney, Chris Benis will share laws and best practices for common situations including changes in tenancy, screening new roommates, and disputes between roommates.
RHAWA MEMBERSHIP PREVIEW & ORIENTATION
When: Thursday, August 8 | 12-1pm
Cost: Free | Registration Required
Please join our team for an overview of member benefits and services offered by RHAWA. Participants will receive a tour of the RHAWA website and tools and are encouraged to ask questions relating to member benefits throughout the meeting. This meeting is designed for new members and those considering membership with RHAWA. Specific property management and legal questions cannot be addressed during this meeting. Seats are limited to 25 participants and registration is required.
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. This month’s topic is RHAWA PAC& LDF Committees.
• Claim Jumper, Tukwila | Tuesday, August 13, 6:30-8pm
• Dave & Buster's, Bellevue | Tuesday, August 20, 6-8pm
• Ben Dews Clubhouse Grill, Tacoma | Wednesday, August 21, 6-7:30pm
• Bob’s Burgers, Everett | Thursday, August 22, 6:30-8pm
*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.
When: Thursday, August 15 | 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 managing good working relationships with your residents. We will explore:
• Building relationships and creating a sense of community.
• Responding and following up to issues and maintenance requests.
• Managing incident reporting, including documentation and taking corrective action.
Instructor: Alberto Stein Rios
When: Wednesday, August 21 | 3-4:30pm
Cost: Free for Members | $30 Freemium Subscribers | $60 Guests
RHAWA provides all the tools you need to manage your own rental properties. At a high level, we will walk you through all the steps to rent your property using our tools including, how to learn about your responsibilities under the law, using our new property management application Azibo, screening and selecting a tenant, lease-signing, and turning the property over to your new tenant. In this 90-minute online session, Education Director and Resources, Denise Myers will review each step and how to make the best use of RHAWA resources.
When: Wednesday, August 28 | 3-4:30pm
Cost: $30 Members | $200 Freemium Subscribers
For decades, rent increases or any other changes to a lease agreement in Washington were simple. Over the last few years, the State legislature and many city councils have changed the rules, and we expect many more changes to come. In this class, attorney Christopher Cutting will review: How rent increases are made in month-to- month agreements and term leases; What information must be included in rent increase notices; The length of notice periods based on the percentage of increase and the location of the property; When rent increases are prohibited.
At RHAWA we are committed to enhancing your membership experience and we need YOUR VALUABLE FEEDBACK! Take our survey and tell us how we can better serve you. You’ll instantly earn $10 off registration for an online class. Scan the barcode below with your smart phone to start the survey and make your impact today!
Denise Myers | Education + Resources Director |
Give notice more than 60 days prior to end of term/period.
(Some areas require longer notice.)
Because actual limits on rent increases are unconstitutional in Washington State, local governments have been passing ordinances that create excessive administrative burden and other deterrents making it more difficult for housing providers to legally increase rent and other monthly housing costs. Following are the pseudo rent control tactics cities have enacted so far:
• Lengthen the notice period, sometimes in tiered increments depending on the percentage of the rent increase.
• Require specific language on the notice, sometimes dictating the size and style of the font.
• Special service requirements following the process for serving eviction notices, sometimes with additional red tape like special tracked or certified mailing requirements.
• Imposing on housing provider to pay relocation costs to the tenant if they move out due to rent increases that exceed a certain percent.
Once again, the resulting web of complexity is overwhelming, causing many small owners to spend a significant monthly fee for property management,
or simply drop out. As always, we are trying to help members keep up by providing forms, classes and articles that you can reference. Start with our Rent Increase Notice form that includes detailed instructions for compliance with local laws. The following details were excerpted from our class, "Rent Increases Across Washington" to be presented online at the end of this month. Register at rhawa.org/events.”
In all jurisdictions in Washington, the minimum notice period for rent increase is at LEAST 60 days. This applies to both month-to-month tenancies and term leases. In the case of a lease, a written notice must be given at least 60 days (or based on location up to 180 days) prior to the end of the lease term. In a month-to-month tenancy, the effective date for the increase must align with the beginning of any monthly rental period, usually the first day of the month.
Following are the different notice periods currently required across the state:
• 60 days for any amount: Washington State.
• 120 days for > 5%: Auburn.
• 120 days for > 5% or 180 days for ≥ 10%: Olympia (7% triggers EDRA), Tumwater. Olympia and Tumwater. (7% triggers EDRA in Olympia.
• 120 days for > 3%, King County (unincorporated), Issaquah.
• 120 days for > 3% or 180 days for ≥ 10%: Burien, Kenmore, Kirkland, Port Townsend, Redmond, SeaTac, and Shoreline. (Currently, the most common formula adopted by cities.)
• 120 days for any amount: Bellingham (≥8% triggers EDRA).
• 210-180 days AND 120-90 days for any amount: Tacoma (≥5% triggers EDRA).
• 180 days for any amount: Seattle (≥10% triggers EDRA).
Rent will increase the day after end of fixed term, or period in M2M.
All of these disclosures are included on the RHAWA Rent Increase Notice form. Make sure to check the box if one of these applies.
For rent increases 8% or more than 12 months prior, the tenant has the following rights: (a) to request economic displacement relocation assistance within 45 days of receipt of the increase notice; (b) if the tenant receives relocation assistance as provided under the Bellingham Municipal Code, the tenant shall have a relocation period of 5 months from the date of receipt of the assistance; and (c) at the conclusion of the relocation period, if the tenant remains in the dwelling unit, the tenant shall be obligated to pay the increased rent in accordance with the increase notice for the duration of the tenant’s occupancy and to repay the relocation assistance.
Burien
A tenant that receives a rent increase notice may terminate the lease at any time and owe only pro rata rent through the last date they occupy the rental unit.
Federal Way
If you are a Veteran of the U.S. Military, you may be able to access housing resources by calling 2-1-1 or contacting the King County Veterans Program for assistance with rent, relocation, or other support services. (Must be in 16-point bold font.)
Olympia (with rent increase greater than 5%) Under local Olympia law, because the landlord seeks to increase the rent paid by the tenant by more than five percent, the tenant may terminate the tenancy at any point prior to the effective date of the increase by providing at least 30 days’ written notice and, should the tenant so terminate the tenancy, the tenant only owes prorated rent through the date when the tenant vacates the rental unit. The tenant has the right to request economic displacement relocation assistance in writing within 45 days of receipt of an increase notice. If the rent increase, together with any other rent increase in the preceding 12 months, totals seven percent or more, and that should a tenant so request, the landlord must, within 31 calendar days of receiving a request from the tenant, pay the tenant relocation assistance equivalent to two and half times the tenant’s monthly rent (i.e. two and half months’ rent). If the tenant receives timely relocation assistance as provided for under OMC 5.82.040, the tenant may relocate at any time during the remainder of the tenancy prior to the effective date of the rent increase, if the tenant provides at least 30 days’ written notice and pay prorated rent until they vacate the unit. If the tenant remains in the rental unit until the effective date of the rent increase, the tenant is obligated to pay the increased rent in accordance with the increase notice for the duration of the tenant’s occupancy of the rental unit and to repay any relocation assistance provided to the tenant. The relocation assistance described in this paragraph is not applicable to all tenancies. See Olympia Municipal Code 5.82.040(E).
Seattle
If you need help understanding this notice or information about your renter rights, call the Renting in Seattle Helpline at (206) 684- 5700 or visit the web site at www.seattle.gov/rentinginseattle. (Must be in bold font.)
Tacoma Must use city provided notice forms found on bottom of webpage at: https:// www.cityoftacoma.org/government/ city_departments/equity_and_human_ rights/rental_housing_code/landlord_ resources.
Washington state law does not require service of a rent increase notice; however, it does require service of an End of Term Notice and offer of lease renewal – both require 60-day notice. In the following cities, service is required with every rent increase notice, even in month-to-month tenancies. Use the provided generic form Notice Service Instructions + Declaration of Service. It explains how to serve notices in compliance with RCW 59.12.040, and includes a Declaration of Service form that is used as evidence of when and how the notice was served.
Auburn: 5.23.040.1.b., Burien: 5.63.100.1.b., and Tumwater: 5.75.070.A.4.
• Serve any increase in accordance with RCW 59.12.040.
Olympia: 5.82.040(D)
• Any notice of a rent increase required by this section must be served in accordance with RCW 59.12.040.
• Notice of any rental increase of five percent or less may be served in accordance with RCW 59.12.040.
Seattle: SDCI Seattle Department of Construction and Inspections Guidelines
• In all cases, Seattle would prefer RCW 59.12.040 delivery. At minimum, they require documentation of the delivery date, such as a timestamped photo of posted notice or confirmation of delivery from postal service, such as USPS Tracking. If postal service requires signature, notice must also be sent by regular first-class mail. Electronic delivery only, such as emails or portals, or only untracked mail is insufficient.
• If the increase is for 10% or more over the lowest rate in the past 12 months, the notice of increase must be delivered to each adult at the unit by either hand-delivery or mailing both by certified mail with return receipt requested and by regular US mail.
• If the increase is for 10% or more,
the notice must also include the Economic Displacement Relocation Assistance Notice.
Tacoma: TMC 1.95 and 1.100
• Serve three notices: 1. 210-180 days; 2. 120 days; 3. 120-90 days.
• Must use notice forms provided by city.
• Serve any increase in accordance with RCW 59.12.040.
If the total rent increase is 8% or more over a 12-month rolling period, the tenant may provide a request for relocation assistance to the landlord within 45 days of receiving the notice of rent increase. Within 31 calendar days of receiving the tenant’s notice, the landlord shall pay: Either a sum equaling three times the current fair market rent for Bellingham, WA as defined by HUD Office of Policy Development and Research for an apartment of the same size; or three times the tenant’s existing monthly rent, whichever is larger.
The landlord shall notify the city of all requests for relocation assistance within 30 days of each request and of all payments of relocation assistance within 30 days of each payment.
The economic displacement relocation payment requirement does not apply to: (a) A landlord and tenant living on the same site if the site has four or fewer dwelling units; (b) Tenants who have lived in the dwelling unit for less than six months; or (c) Transitional housing.
Burien: BMC 5.63.100.1.b.
In the event [of a rent increase], the tenant may terminate the tenancy immediately upon surrendering the dwelling unit prior to the increase taking effect. The tenant shall only owe pro rata rent through the date upon which the premises are surrendered.
Olympia
Tenant is eligible for Economic Displacement Relocation Assistance with rent increases of 7% or more. See details above under Disclosures Required on Rent Increase Notices.
Seattle: SMC 22.212
If a rent increase is for 10% or more over the lowest rate in the past 12 months:
• The notice of increase must either be hand-delivered to every adult occupant or both mailed first class mail and certified mail with return
receipt to every adult occupant.
• The notice must also include a copy of the EDRA Notice (Economic Displacement Relocation Assistance.
If the tenant is at or below 80% Average Median Income (AMI) and chooses to vacate within eight months of receiving the 10% or greater increase, they may apply and be granted relocation assistance. In this case, the owner will be required to pay up to three months rent toward relocation costs.
If the tenant’s rent is raised 5% or more and the tenant can no longer afford to occupy the unit, the landlord is required to pay relocation assistance in the following amounts:
• If rent increases 5% to 7.5% — 2 times the monthly rent
• If rent increases 7.5% to 10% — 2.5 times the monthly rent
• If rent increases more than 10% — 3 times the monthly rent
At any time after receiving the 180-day notice of a rent increase of 5% or more, a tenant deciding to relocate rather than paying the rent increase may send the landlord a request for relocation assistance. Within 30 days of receiving such request, landlords must pay the relocation assistance to tenant. Payment of relocation assistance shall be per dwelling unit, not per person, and shall be split evenly among all the tenants In the event that the tenant is unable to relocate and remains in the dwelling unit at the increased rent, the tenant must repay the relocation assistance.
This is a lot of information, but if you simply use the RHAWA Rent Increase Notice form along with the Notice Service Instructions + Declaration of Service form, you can stay in compliance with the law. Make sure to download a fresh copy of the forms every time you use them. We update them very frequently as local laws change often and with little notice.
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.
•
•
•
•
Scott
SVP,
sgibson@paccrest.com
425.670.9619
•
•
•
•
Kevin
SVP,
khogan@paccrest.com
425.670.9622
Sean Flynn | RHAWA Board President & Executive Director | president@RHAwa.org
Seattle, WA – In an infrequent move that promises to reshape the rental housing landscape in Washington, the Rental Housing Association of Washington (RHAWA) and the Landlord Association of the Inland Northwest (LLA) have announced their merger effective August 1, 2024. This historic unification combines the strengths and resources of both organizations to better serve rental housing providers and residents across the state. This merger signifies RHAWA representing roughly 6,000 rental housing providers.
LLA has been a mainstay in Spokane since 1971. LLA’s service area includes the City of Spokane, Spokane County, and a few surrounding counties, encompassing both urban and rural housing providers. The association was formed by residential property owners and managers concerned with creating and maintaining an atmosphere in which private enterprises could survive the increasing demands made by government agencies, legislative action, and tenant groups. The association punched above its weight class in terms of impact on local matters related to landlord-tenant law and trade association expertise for rental housing providers in large part because of the leadership provided by Board President, Steve Corker. Steve Corker, a retired executive and former city councilman. He played a pivotal role in guiding the LLA through challenging times, including the COVID-19 pandemic and the subsequent eviction moratorium. Steve Corker will now serve as a RHAWA Regent, continuing his invaluable leadership and mentorship.
RHAWA has existed under various names since 1935, starting out as a Seattle-based association which grew into a regional resource throughout the Puget Sound-area. In the early 2000s, RHAWA merged with another regional organization and in 2012 took aim at becoming a statewide organization. In 2020, RHAWA launched a Manufactured Housing Communities membership. RHAWA is the largest rental housing association in Washington State. Over the last 90 years, RHAWA has
evolved into the most valuable resource for independent rental property owners and managers and manufactured housing community owners by providing industry-leading benefits, including leases and forms, a Support Center featuring best practice articles, educational courses and events, advocacy, and more. The association promotes safe and affordable housing by modeling the highest standards of ethics and integrity. RHAWA’s advocacy efforts aim to ensure the relationship between housing providers and residents is equitable, defends property rights, and encourages safe housing practices and policies.
As the political landscape continues to shift with new local and statewide regulations impacting housing providers and residents, it is critical to unite the rental housing industry on both sides of the Cascades and strengthen our influence on state and local policies. RHAWA will continue to ensure that rental housing providers are well-equipped to navigate the complexities of the market and advocate for fair policies that benefit both providers and their residents. RHAWA tirelessly advocates on our members behalf by:
• Acting as a Trusted Resource for Policymakers: RHAWA has been the primary resource for policymakers and cultivates relationships with state and local lawmakers. These connections allow policymakers to seek our trusted advice to foster fair solutions to industry problems without placing undue burden upon housing providers. We have a team of team of policy analysts, lobbyists, communications specialists, and lawyers defending members’ interests.
• Supporting Candidates that Support the Industry: RHA Political Action Committee (PAC) works to elect 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, and a willingness to
work with the rental housing industry toward the common goal of providing safe and healthy housing.
• Protecting the Industry though our Legal Defense Fund: Too often, regulations and burdens placed upon independent housing providers have unintended consequences, which harm rental housing providers and renters alike. RHAWA’s Legal Defense Fund has acted as the last line of defense to defend property rights for nearly 90 years. Today, we are in an era of high litigation, and RHAWA continues the tradition of initiating, defending, intervening in, and forestalling litigation where the legal issues are of substantial significance to the rental housing industry. The RHAWA Legal Defense Fund helps fortify the rental housing industry; it is there to protect our membership when a significant legal issue is threatening the rental housing industry.
THE FUTURE OF RHAWA IS BRIGHT & YOUR MEMBERSHIP GRANTS YOU EXCLUSIVE ACCESS TO THE FOLLOWING BENEFITS
• Attorney-Reviewed Leases & Forms: RHAWA members gain unlimited access to an extensive library of online leases and forms which are tailored specifically to state and city laws unique to Washington. They are updated and reviewed as laws change by an experienced landlord-tenant attorney.
• Education: RHAWA believes strongly that education is a key component to owning and managing rental housing, maximizing the return on your investment, and being a community partner, which is why 14+ hours of FREE education is included with each annual membership. The Rental Housing Academy (RHA) education program is designed to provide independent housing providers, MHC owners, and others in the residential housing industry a foundation of knowledge and skills to help them meet legal re-
sponsibilities and succeed in the business. Classes are offered ONLINE and ONDEMAND.
• Industry Events: RHAWA provides a variety of must-attend events throughout the year, including a Spring Workshop & Tradeshow, the ENGAGE –Fall Expo & Annual Business Meeting, and the Holiday Gala. LINK Meetings are informal monthly meetups held throughout Washington.
• Support Center & Community Forum: RHAWA’s Support Center provides instant self-help articles to most questions anytime. Article content is reviewed and updated by industry experts including RHAWA staff, attorneys, and property management professionals. Members also gain access to our Community Forum, which taps into the collective knowledge of our membership.
• Advocacy at the Local & State Level: RHAWA diligently tracks the ever-changing landscape of rental housing regulation in various jurisdictions across Washington State. We actively craft or amend bill language, and lead coalitions to combat onerous policies.
• Grassroots Mobilization: RHAWA mobilizes members into action, inundating the Capitol or city council with messages when necessary, or sharing members’ experience with the media.
This merger is the result of years of collaboration between RHAWA leadership and LLA leadership. A special thank you goes out to Steve Corker and Melissa Canfield. This combination would not have been possible but for their passion and commitment to building a single stronger unified association. The Staff and Board of Directors of RHAWA look forward to serving the housing providers of the larger Spokane Area. RHAWA will grow its membership across the State of Washington. From Bellingham to Vancouver, Seattle to Spokane, RHAWA is the trusted source for all needs an independent housing provider may have.
This annual conference presents a comprehensive program designed to foster conversations, collaborations, education and productive engagement within the rental housing industry. Enhance your skills, vision, and understanding to advance the equitable relationship between rental housing providers and residents, defend property rights, and encourage safe housing practices and policies.
This annual conference presents a comprehensive program designed to foster conversations, collaborations, education and productive engagement within the rental housing industry. Enhance your skills, vision, and understanding to advance the equitable relationship between rental housing providers and residents, defend property rights, and encourage safe housing practices and policies.
This annual conference presents a comprehensive program designed to foster conversations, collaborations, education and productive engagement within the rental housing industry. Enhance your skills, vision, and understanding to advance the equitable relationship between rental housing providers and residents, defend property rights, and encourage safe housing practices and policies.
4 BREAKOUT SESSIONS INCLUDED IN EACH OF THE BELOW TRACKS
4 BREAKOUT SESSIONS INCLUDED IN EACH OF THE BELOW TRACKS
Learn the latest legal obligations and best practices for managing risk and maximizing positive outcomes from your rental property investment. Licensed real estate brokers can earn 3.5 clock hours of continuing education requirements for license renewal.
Learn the latest legal obligations and best practices for managing risk and maximizing positive outcomes from your rental property investment. Licensed real estate brokers can earn 3.5 clock hours of continuing education requirements for license renewal.
Learn the latest legal obligations and best practices for managing risk and maximizing positive outcomes from your rental property investment. Licensed real estate brokers can earn 3.5 clock hours of continuing education requirements for license renewal.
In this track we’ll bring together housing stakeholders including developers, financiers, city planning & permitting, and legislators to identify the barriers and possible solutions for promoting fast, efficient housing development that meets the needs of our communities.
In this track we’ll bring together housing stakeholders including developers, financiers, city planning & permitting, and legislators to identify the barriers and possible solutions for promoting fast, efficient housing development that meets the needs of our communities.
In this track we’ll bring together housing stakeholders including developers, financiers, city planning & permitting, and legislators to identify the barriers and possible solutions for promoting fast, efficient housing development that meets the needs of our communities.
This can’t-miss event is for anyone managing a property or serving in an advocacy role within Washington state.
This can’t-miss event is for anyone managing a property or serving in an advocacy role within Washington state.
This can’t-miss event is for anyone managing a property or serving in an advocacy role within Washington state.
16
Join industry leaders in engag ing discussions on the latest policy issues affecting the rental housing industry. Prepare for the upcoming legislative session, providing a platform to share perspectives, anticipate changes, and advocate for effective housing policies.
Join industry leaders in engaging discussions on the latest policy issues affecting the rental housing industry. Prepare for the upcoming legislative session, providing a platform to share perspectives, anticipate changes, and advocate for effective housing policies.
Join industry leaders in engaging discussions on the latest policy issues affecting the rental housing industry. Prepare for the upcoming legislative session, providing a platform to share perspectives, anticipate changes, and advocate for effective housing policies.
effective advocate for the rental housing industry. We will cover strategies for influencing policy, building coalitions, and engaging with stakeholders to promote the interests of housing providers and ensure a favorable regulatory environment.
Learn how to become a more effective advocate for the rental housing industry. We will cover strategies for influencing policy, building coalitions, and engaging with stakeholders to promote the interests of housing providers and ensure a favorable regulatory environment.
Learn how to become a more effective advocate for the rental housing industry. We will cover strategies for influencing policy, building coalitions, and engaging with stakeholders to promote the interests of housing providers and ensure a favorable regulatory environment.
Register at RHAwa.org/ENGAGE24 or Contact:
Register at RHAwa.org/ENGAGE24 or Contact:
Register at RHAwa.org/ENGAGE24 or Contact:
Chloe Moser: cmoser@RHAwa.org for event information, Luke Brown: lbrown@RHAwa.org for exhibitor & sponsorship information.
Chloe Moser: cmoser@RHAwa.org for event information, Luke Brown: lbrown@RHAwa.org for exhibitor & sponsorship information.
Chloe Moser: cmoser@RHAwa.org for event information, Luke Brown: lbrown@RHAwa.org for exhibitor & sponsorship information.
Denise Myers | Education + Resources Director | dmyers@RHAwa.org | (206) 905-0614
During the COVID Public Emergency period, February 29, 2024, through October 31, 2022 the cities of Burien, Kenmore, Kirkland, and Seattle, all required unique COVID-related tenant’s rights disclosures on Pay or Vacate notices. Seattle requires an additional disclosure through April 30, 2023. You would think these would have gone away by now. However, if a notice includes unpaid rent from within that emergency period, the rights and related disclosures still apply. Therefore, we have kept them around. Now, we are hearing of tenants’ attorneys arguing (and winning) that the disclosures are confusing because in most cases, they do not apply to the tenant. Therefore, we have revised a few of these notice forms to be clearer, based on when the owed rent was due. There are standard 14-day and 30-day CARES Act versions for Burien, Kenmore, Kirkland and Seattle on our forms page at RHAwa.org/rental-forms-leases-notices, and all updated forms are available for download in Azibo.
14-Day Pay Rent or Vacate – Burien
14-Day Pay Rent or Vacate – Burien (COVID Version)
30-Day Pay Rent or Vacate – Burien
Removed COVID part of disclosure. Additional permanent disclosure remains.
Added clear explanation of date range related to disclosure.
Removed COVID part of disclosure. Additional permanent disclosure remains.
30-Day Pay Rent or Vacate – Burien (COVID Version) Added clear explanation of date range related to disclosure.
14-Day Pay Rent or Vacate – Kenmore (COVID Version) Includes only a COVID -related disclosure. Members are instructed to use the State version of the form.
30-Day Pay Rent or Vacate – Kenmore (COVID Version) Includes only a COVID -related disclosure. Members are instructed to use the State version of the form.
14-Day Pay Rent or Vacate – Kirkland (COVID Version) Includes only a COVID -related disclosure. Members are instructed to use the State version of the form.
30-Day Pay Rent or Vacate – Kirkland (COVID Version) Includes only a COVID -related disclosure. Members are instructed to use the State version of the form.
14-Day Pay Rent or Vacate – Seattle
Removed COVID parts of disclosure. Additional permanent disclosure remains.
14-Day Pay Rent or Vacate – Seattle (COVID Version) Added clear explanation of date ranges related to disclosures.
30-Day Pay Rent or Vacate – Seattle
Removed COVID parts of disclosure. Additional permanent disclosure remains.
30-Day Pay Rent or Vacate – Seattle (COVID Version) Added clear explanation of date ranges related to disclosures.
For more information in the CARES Act, see RHAwa.org/blog/new-guidance-for-vacate-notices--on-cares-act-covered-properties-
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.
✓ Energy-efficient windows will give you the competitive edge to improve occupancy rates.
✓ Beautiful new windows from Milgard windows will increase tenant satisfaction by lowering their utility bills, increasing their comfort and reducing outside noise.
e
-
Ed and Sharon Bezy via
✓ Milgard windows are virtually maintenance-free to save you time and money.
✓ If you have an electrically-heated
Sound
Tacoma
or Seattle City Light’s service area, be sure to ask us about new window
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org
For the most recent episode of the Housing Matters Podcast, I spoke with George McCleary, a real estate and property developer in Portland, Oregon. I was first introduced to George through a video he posted to social media that went viral with millions of views. The video was a satire where he showed the ease at which someone can squat in a vacant rental property and draw the process out for months until the housing provider just finally cuts them a check to vacate the premises. During this time the squatter would be represented by a pro-bono taxpayer funded attorney while the housing provider has to pay all of their own attorney bills. Sound familiar? While satire, he illustrated a grave concern for many housing providers in states that do not have clear cut black and white squatting policy and something like Seattle’s case where we have the Roommate Ordinance where someone can occupy an apartment without being on a lease or passing through a screening process.
“Basically, it was satirizing the ease with which a person can occupy a house for long periods of time and extract a very large amount of value out of the landlord and worst of all, not be held accountable for it. Because it becomes a civil matter as soon as you cast a shadow of a doubt over who is the rightful occupant of the house,” McCleary explains adding how this can devastate rental housing providers. “Real estate scams that are ship sinkers. Things that can cost you several hundred thousand dollars potentially. So, it’s not the broken toilets you gotta worry about in real estate. It’s not the squeaky floorboards and doorknobs. It’s being absolutely taken advantage of and having no recourse whatsoever and having your finances completely destroyed by what amounts to a failing in policy.”
Something else we addressed from his video is the idea that while squatting this individual would have the potential of being defended by a pro-bono taxpayer-funded lawyer like the attorneys from the Housing Justice Project in Seattle who have dragged out eviction cases for over a year in many cases.
“While the intentions of these non-profits might be at least originally pure of heart because hey if you’ve got somebody who something bad is happening to and they can’t afford representation then yah let’s get them somebody for free. Let’s fund it with tax money to make sure that they get their day in court, tell their side of the story and make sure that justice prevails. But it’s been com-
It’s being absolutely taken advantage of and having no recourse whatsoever & having your finances completely destroyed by what amounts to a failing in policy
– George McCleary
pletely perverted. It’s basically people who have schooled these tenants and these squatters about how to exploit and that’s the main difference. So, while well-intentioned it’s been taken advantage of and exploited by opportunistic tenants and opportunist lawyers.”
We took our conversation to the statewide rent control passed in Oregon a few years ago and how he believes rent control has harmed rental housing in Portland.
“This is another one of those well-intentioned policies that backfire based on things that people don’t necessarily consider when crafting this policy and the biggest thing by far is when you add restrictions like that, you take
units out of the rental pool that would otherwise be happy to add to the housing supply, have tenants and increase the supply of your rentals,” George said as he elaborates on single-family homes leaving the rental pool and new build permits cratering. “If you talk to any national developer, they’re going to build in places with population growth and favorable market conditions for rentals and they don’t want to do it in places like Portland.”
If you would like to listen to my full interview with George McCleary, check out Housing Matters wherever you get your podcasts. If you prefer the video version of this podcast, check out the RHAWA YouTube channel for video content of all episodes of Housing Matters.
RHAWA Advocacy Team | advocacy@RHAwa.org
During our record-breaking summer temperature across the state, local governments are methodically reviewing and proposing updates to their comprehensive plans in accordance with the requirements of the state Growth Management Act (GMA) adopted in 1994/95. GMA requires local jurisdictions to adopt 10-year plans to meet housing targets, provide adequate infrastructure, and meet the other needs of the community.
A key focus for most every jurisdiction is updating their policy guidelines and zoning codes to implement House Bill 1110 passed during the 2023-24 state legislative session requiring the larger cities and counties to provide for “middle housing”.
While cities and counties are focused on their comprehensive plans, summer vacations, and looming budget decisions we have seen no new rental regulations being promulgated at the local level, however policy direction is being discussed and, in some cases, embedded in many of these local comprehensive plans such as support for rent control and new tenant protection
measures that we expect to see as new ordinances in 2025.
Middle housing, also known as "missing middle" housing, refers to a range of multi-unit or clustered housing types that are compatible in scale with single-family homes. These types provide diverse housing options and foster walkable neighborhoods, filling the gap between high-density apartment buildings and low-density single-family homes. Examples of middle housing include duplexes, triplexes, fourplexes, townhouses, courtyard apartments, bungalow courts, and accessory dwelling units (ADUs).
Planners favor middle housing because it offers a balanced approach to increasing urban density while preserving neighborhood character. It provides affordable and diverse housing options, addressing the needs of various household types, including singles, families, and seniors. Middle housing promotes walkability and supports local businesses by fostering mixed-use communities. It efficiently uses existing infrastructure and reduces urban sprawl, contributing to environmental sustainability. Additionally, middle housing helps mitigate the housing crisis by increasing supply in
desirable areas without the need for large-scale developments, thus maintaining a human-scaled, community-oriented environment.
Community reactions to missing middle zoning are mixed. Supporters appreciate the increased housing diversity and affordability, which can make neighborhoods more inclusive and vibrant. They value the potential for reduced urban sprawl and the promotion of walkable, mixed-use communities. However, opponents often express concerns about changes in neighborhood character, increased traffic, and strain
on existing infrastructure. Some worry that new developments might lead to higher property taxes or displacement of long-term residents. Effective community engagement and thoughtful planning are crucial to addressing these concerns and ensuring that missing middle zoning benefits everyone.
In the next few months, we shall see how cities and counties balance these interests. In the meantime, you may want to track your local jurisdiction’s website to see what they may doing and to sign up for their updates.
KING COUNTY:
• Seattle
• Bellevue
• Kent
• Renton
• Federal Way
• Kirkland
• Redmond
• Shoreline
• Sammamish
PIERCE COUNTY:
• Tacoma
• Lakewood
• Puyallup
• University Place
• Bonney Lake
• Sumner
SPOKANE COUNTY:
• Spokane
• Spokane Valley
SNOHOMISH COUNTY:
• Everett
• Marysville
• Lynnwood
• Edmonds
• Bothell (partly in King County)
• Mountlake Terrace
CLARK COUNTY:
• Vancouver
• Camas
• Washougal
THURSTON COUNTY:
• Olympia
• Lacey
• Tumwater
KITSAP COUNTY:
• Bremerton
• Poulsbo
• Bainbridge Island Map Data Provided
The Rental Housing Association of Washington (RHAWA) is gearing up for its largest event yet - ENGAGE 2024. Scheduled for October 8, 2024 gious Meydenbauer Center 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!
With a robust lineup of activities, ENGAGE 2024 offers a platform for industry 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 ple opportunities for networking and knowledge exchange.
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!
Date: Tuesday, October 8, 2024
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
Hyperlinked Company Acknowledgment on Event Web page
Recognition in Current Newspaper
Recognition in Current Newspaper
Exhibitor Booth
Exhibitor Booth
Sponsor Ribbons
Sponsor Ribbons
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
Displays at Event
Event Program Advertisement 30
Podium Time to Address Attendees during Keynote
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 receive 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 decision-makers. The program concludes with a volunteer recognition happy hour,
For sponsors seeking to elevate their brand and engage with the rental housing 2024 is the premier opportunity. Join us as we shape the
If you have any questions, please contact Luke Brown at:
As predicted last month with the 2024 State Campaign Watch, the Presidential race continues to attract the bulk of the national media attention, especially in the aftermath of the first debate. There are four months to go before the November election and the RHAWA Government Affairs team are fixated on Washington State races and what we can do to promote candidates who value small rental housing providers.
Primary Election: August 6, 2024, with ballots mailed by July 19th.
General Election: November 6, 2024
GOVERNOR: The primary here will be very telling with two Democrats running Attorney General Bob Ferguson and State Senator Mark Mullet, and two Republicans former Congressman Dave Reichert and former Richland school board member Semi Bird.
LIEUTENANT GOVERNOR: Current Lieutenant Governor and former Congressman Denny Heck (D) seems to be the clear frontrunner in this race in a field of a few fellow Democrats and Republican Dan Matthews.
Secretary of State: The incumbent and former state senator Steve Hobbs (D) looks to be the strongest candidate for this race with Dale Whitaker (R) heading up the Republican side of the ticket.
ATTORNEY GENERAL: With incumbent Bob Ferguson taking a run at the Governor’s office this seat is open for the first time in twelve years. Nick Brown (D) a U.S. Attorney for Western Washington and State Senator Manka Dhingra (D) head up the Democrats. For the Republican side of the ticket, Pasco Mayor Pete Serrano (R).
INSURANCE COMMISSIONER: This will be a crowded race, but two names that rise to the top of the list are both sitting state senators. Senator Patty Kuderer (D) and Senator Phil Fortunato (R) who both currently sit on the Senate Housing Committee as the ranking members for their respective party with Senator Kuderer chairing the committee.
PIERCE COUNTY EXECUTIVE: Representative Kelly Chambers (R): Chambers is the current state representative for District 25 which is mostly made up of Puyallup and surrounding suburb neighborhoods. Chambers has been a staunch supporter of real estate and rental housing during her time as a Representative. She is campaigning to take over for current Pierce County Executive Bruce Dammeier (R) who has been termed out as Executive and has endorsed Chambers's campaign. She is also endorsed by Gubernatorial candidate Dave Reichert and State Representative Andrew Barkis. Chambers will be campaigning against current Pierce County Council Chair and former City of Tacoma Council Member Ryan Mello (D).
PIERCE COUNTY COUNCIL DISTRICT 6: LOUJANNA “LJ”
ROHRER: Rohrer is a senior legislative assistant for the Washington State House of Representatives and is campaigning for the Pierce County Council District 6 position. The 6th District of Pierce County covers Lakewood, Steilacoom, DuPont, areas of Parkland and Joint Base Lewis McChord.
Last month the RHAWA Government Affairs Team highlighted some active state senate seats we are keeping a close eye on, and this month we are looking at some state house races. From redrawn districts to an all-new district, the legislature will be very different come January.
Last month the RHAWA Government Affairs team covered a range of State Senate Races to watch so to follow up we will be reviewing some of the House of Representative races to keep an eye on and some of the key candidates to watch.
This district spans the greater Spokane Valley area and has a wide swath of candidates. Running to keep her current seat is Representative Susan Schmidt (R) who is running for her third term in Position 1. Representative Schmidt has previously worked as the CEO of the Associated Builders and Contractors Association and has been a supporter of the housing industry. For a more in-depth look at Representative Schmidt please see my candidate interview write-up on the next page.
The field is interesting for the Position 2 seat as there are six candidates campaigning. The current Position 2 Representative, Leonard Christian (R), is now running for the Senate seat vacated by Senator Mike Padden (R) who has decided to retire. Another candidate aiming for the Senate seat is Mike Kelly (R),
a newcomer to politics, but an attorney and real estate developer who would be a supporter for housing providers.
Getting back to the Position 2 campaigns, you have former Spokane County Treasurer and District 4 Representative Rob Chase (R) who held the seat from 2020-2022 before the aforementioned Representative Leonard Christian. Another couple of names to watch here are Michael Schmidt and former Spokane Valley Councilmember Brandi Peetz. For a very in-depth read about this crowded race in more detail, the Spokesman-Review has a great article that was published on July 3rd.
Last month we discussed in some detail the redistricting that heavily impacted Central Washington districts 13, 14, and 15. Some legislators were redistricted OUT and others were redistricted IN. A few legislators had to make decisions about whether to move into their new district boundaries, to continue living in what used to be their district, run against a sitting legislator, OR choose not to campaign for reelection.
So hopefully I can clear up some confusion. The 14th was drawn so that NO sitting legislators lived within its new boundaries so a clean slate. The current District 14 Senator Curtis King (R) moved eight whole blocks to continue living in the 14th so he will be campaigning to maintain his senate seat, but both representative seats are wide open as current 14th District Representative Gina Mosbruker (R) has decided not to relocate to stay in her district, and Representative Chris Corry (R), made the decision to not uproot his family and children, will instead be running for a representative seat in the newly created 15th District which he is now a resident.
Some candidates to watch for these seats are Gloria Mendoza (R) for Position 1 and Deb Manjarrez (R) for Position 2. Mendoza is the former Mayor of Grandview and a small business owner. Manjarrez was President of the Wapato Chamber of Commerce for ten years and is a staunch property rights advocate.
A direct quote from her press release announcing her candidacy reads, “My background in finance and my commitment to protecting property rights have prepared me to be a strong advocate for my friends and neighbors."
This NEW District 15 doesn’t have any legislators since it is a newly created district. With that in mind, Chris Corry (R), as I mentioned is a current 14th District Representative, is running together with former Representative Jeremie Dufault (R). Dufault made the decision to run after he was re-districted back into the 15th. Dufault is a veteran and real estate developer and during his previous terms helped block property tax increase proposals and attempts at a state income tax. Corry has been a big friend for the rental housing industry and gave very passionate testimony on the house floor against HB 2114 the rent control bill.
This is an extremely important swing district as most recent races have been decided by less than one percent. Current representative Spencer Hutchins (R) is not seeking reelection and looking to fill his seat is Jim Henderson (R). If you have been around RHAWA for a time, you will of course know Jim. He was RHAWA’s lobbyist for a time
and has done lobby work for a variety of other housing organizations and is a housing provider himself. Jim knows our issues inside and out and will be a tremendously valuable ally in Olympia. He is running for the soon-to-be vacated seat and is doing so with the full support of the district’s other representative, Michele Caldier (R). This is an extremely important swing district as this could dictate whether Democrats in Olympia achieve a supermajority in the House of Representatives.
This district encompasses almost all of Tacoma as well as Ruston and Browns Point and is currently a more well-known district as the Speaker of the House, Laurie Jinkins, holds the Position 1 seat and will be running for re-election. The Position 2 Representative is Jake Fey who has held his seat since 2013. Both seats are seen as very safe in progressive Tacoma.
Representative Fey has been an ally of housing providers throughout his time
in office although it must be noted he did vote in favor of the rent control bill on the house floor this year. The concerning wrinkle with his campaign is his opponent, Devin Kelly. If you don’t know that name, he was one of the main organizers behind Tacoma Measure 1 which was passed into law in Tacoma by a mere 362 votes this last November. Tacoma now has the most restrictive rental housing policy in the state and Devin is campaigning on taking those policies with him to the state level. Representative Fey is a moderate Democratic who has worked with RHAWA in the past and we hope to see him retain his position.
The very long-standing Representative and former Speaker of the House Frank Chopp (D) has announced that he will
be retiring and not seeking re-election. Given that this district is entirely located in Seattle it's safe to say the Democrats will retain this seat. The question is who will step into Chopp’s seat?
There is one candidate that small rental housing providers should be concerned about, Shaun Scott. Scott is a staunch “tenant protections” advocate and amongst his many platform promises the most concerning to our industry is the vow to enact rent control at the state level. He is a member of the Democratic Socialists of America and the Policy Lead at the Statewide Poverty Action Network. He also has experience working as a campaign staffer for Senator Bernie Sanders' most recent run at the white house. He will be anything but an ally to small rental housing providers in our state.
The other side of the coin from Scott is Andrea Suarez who has an extensive history with homelessness and
housing in Seattle and is the founder of We Heart Seattle, an organization that leads trash clean-up of public spaces and offers assistance to those experiencing homelessness in Seattle. They are a highly respected local organization. Suarez wants to work on rental housing in our state and has indicated she would be an ally of rental housing providers with no mention of rent control in her issue items.
The other Representative position is held by Nicole Macri and she will be campaigning for re-election unopposed.
This is certainly not an all-inclusive list of all the house races to be watching as each district is important. I simply wanted to highlight some of the more headline party and seat changes that could come to pass in November. For more information about candidates RHAWA supports and endorses keep an eye out for our voter's guide shortly after the primary election results.
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.
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 pacificpublishingcompany.com
Seattle Rental Group | Property Management (206)315-4628 | www.seattlerentalgroup.com
ShowMojo | Leasing Automation
Kristine Young | kristine.young@showmojo.com (312)584-8733 | www.hello.showmojo.com/sales
Fischer Heating and Air (206) 783-1190 | humaheating.com
Hurliman Heating and Air Conditioning hurlimanjp@gmail.com (509) 891-5110 | hurlimanheating.com
Envirotest | Mold, Air Quality Analysis, Inspections
Donald B. Kronenberg (206) 877-3191 seattlemoldandairquality.com
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com
Brink Property Management
Dean Foggitt (425) 458-4848 | brinkpm.com
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
Steven Schneider Law Firm
ruby@stevenschneiderlaw.com (509) 655-1916 | stevenschneiderlaw.com
CMG Home Loans
Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com cmghomeloans.com/mysite/eric-aasness
Eastside Funding (425) 873-8873 | eastsidefunding.com
Homebridge Financial (206) 915-3742 | homebridge.com
Luther Burbank Savings Bank
Tiana Jackson (425) 739-0023 | lutherburbanksavings.com
Pacific Crest Savings Bank
Scott Gibson (425) 670-9600 | (800) 335-4126 | paccrest.com
Union Bank Brandon Bemis (206) 715-0877 | unionbank.com
BATHTUB + SHOWER RENOVATION
Fischer Restoration (888) 345-2532 | fischerrestore.com
Flippers Warehouse (206) 656-3222 | flipperswarehouse.com
BLIND CLEANING + REPAIR
Shine a Blind
On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net
Ideal Inspection Services LLC
RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
Straight Street Building / Home Inspection
John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws
BUILDING MATERIALS
Dunn Lumber | Doors, Windows + Lumber (206) 632-2129 | (800) 248-3866 dunnlum.com
BUILDING REPAIR | REMODEL
+1 Construction (206) 313-6587 | plusoneconstruction.com
Bellan Group, LLC
Susan Bellan (206) 383-0102 | bellan.com
Construction Expeditors, LLC (206) 595-8852 | (877) 644-1700 constructionexpeditors.com
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
DONATION
Goodwill Industries DanielK@giin.org
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
Lund's Carpet Cleaning benlund1957@gmail.com (509) 922-6153 | carpetcleaningspokane.com
CHIMNEY CLEANING | REPAIR (MASONRY)
The Chimney Specialists, Inc. Pierce Co.: (253) 475-0399 | (888) 979-3377 Seattle: (206) 782-0151 | (888) 979-3377 So. King Co.: (253) 833-0144 | (888) 979-3377
thechimneyspecialists.com
Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.co0m
Genesee Carpet Cleaning (206) 569-5573 | genesseecarpetcleaning.com
Mordecai Elmblad Cleanco mordecai@cleanco-wa.com (509) 655-1916 | cleanco-wa.com
Seattle Window Cleaners LLC (206) 453-3936 | seattlewindowcleaner.com
Puget Sound Collections Garrett Michaud (206) 728-5000 | pugetsoundcollections.com
Capstone Commercial Real
+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
Homestead Construction andrea@homesteadconstructioninc.com (509) 926-0755 | homesteadconstructioninc.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
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
Action Drain & Plumbing
kelli@actiondrain.net (509) 467-1717 | actiondrain.net
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
EDUCATION – REAL ESTATE
Rental Housing Association of Washington
Denise Myers (206) 283-0816 | RHAwa.org
ELECTRICAL MAINTENANCE + REPAIR
A&A Electric (206) 212-1888 | anaelectric.com
Capstone Solar (206) 580-3448 | capstonesolar.com
Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net
ENERGY CONSERVATION + WEATHERIZATION
Capstone Solar (206) 580-3448 | capstonesolar.com
Energy Benchmarking Services
Michael Jones (206) 245-8737
EnergyBenchmarkingServices.com
SRC Windows (253) 565-2488 | srcwindows.com
ESTATE PLANNING
Dimension Law Group PLLC
Synthia Melton (206) 973-3500 | dimensionlaw.com
Flynn and Associates, PLLC
Sean Flynn (206) 330-0608 | theflynnfirm.com
Olympic Estate Group, LLC G.A. “Jeri” Schuhmann (206) 799-0544 OlympicWealthStrategies.com
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
ER Flooring (360) 402-9566 | erflooring.com
Rental Housing Association of Washington (206) 283-0816 | RHAwa.org
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
(206) 783-2900 |
(HVAC) Fischer Heating and Air (206) 783-1190 | fischerheating.com HOME
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
Americus Insurance
shawn@americusinsurance.net (509) 944-5414 | americusinsurance.net
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
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
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 Exchange - 1031 Real Estate (425) 247-3307 |
(206) 684-5955 |
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 Partners
Dave Eden (206) 660-3014 | peakmp.com
Downtown Locksmith (206) 571-1847 | Lockanddroad.com
SnS Locks (206) 664-1209 |
Locksmith Residential and Commercial Master and Tracking Systems South King and Pierce Counties
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 Analysis, Inspections
Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com
ON-SITE LAUNDRY SERVICES
Hainsworth Laundry
Jason Hainsworth (509) 534-8942 | hainsworth.biz
PAINTING | PAINT
Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com
PEST INSPECTIONS
Eden Advanced Pest Technologies wendy.edenspokane@gmail.com (509)327-3700 | edenspokane.com
Prosite Pest Control raymond@prositepestcontrol.com (509)925-5900 | prositepestcontrol.com
Straight Street Building/Home WDIR Reports SPI/WDOs, Mold, Asbestos, Lead testing (206)999-1234 | hi@iNspect.ws | www.iNspect.ws
PIPE RESTORATION
Best Plumbing Group (206) 633-1700 | (425) 771-1114
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
PLUMBING
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
PROPERTY MANAGEMENT
Allen Property Management
Mike Larson (253) 582-6111 | (800) 995-6111 haroldallen.com
Bell-Anderson & Assoc., LLC, AMO (253)852-8195 | bell-anderson.net
Brink Property Management
Dean Foggitt | (425) 458-4848 | brinkpm.com
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
Cornell & Associates Inc (206)329-0085 | cornellandassociates.com
Crown Properties Inc (253) 537-2704 | crown-rentals.com
Dave Poletti & Associates (206) 286-1100 | davepoletti.com
Dobler Management Company Inc. (253) 475-2405 | doblermanagement.com
Elita Living Real Estate LLC
Erica Vincent | (206) 323-0771 | elitaliving.com
Emerald Door Property Management (206) 992-7334 | emeralddoor.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
Icon Real Estate Services Inc.
Jeremiah Roberson (425) 633-3330 | www.iconre.org
Jean Vel Dyke Properties, LLC (206) 725-3103 veldyke.com
Jevons Property Management
Enrique Jevons (206) 880-7935 | jevonsproperties.com
Krishna Realty (425) 209-0055 | krishna-realty.com
Longley Property Management Inc. Venita Longley | (206) 937-3522 | longleypm.com
Madrona Real Estate Services, LLC
Bradford Augustine (206) 538-2950 | MadronaRealEstate.com
Maple Leaf Management LLC
Michelle Bannister (206) 850-8095 | mapleleafmgt.com
Marathon Properties Jeff O’Hare (425) 745-9107 | marathonpropmgmt.com
Marcoe Management LLC
Brittani Marcoe | (253) 650-0475
Office@MarcoeManagement.com
Nathaly Burnett Property Management (253) 732-9535 | beyondseattle.com
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
| (253) 581-8616 Renters Marketplace
Cutting (425) 277-1500 | rentersmarketplace.com
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
Azibo | Financial Services Platform (855) 920-3565 | www.azibo.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
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
Olympic Estate Group, LLC Jeri Schuhmann (206) 799-0544 | OlympicWealthStrategies.com
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com Bravo Roofing, Inc. GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825
Best Plumbing Group (206) 633-1700 | (425) 771-1114
bestplumbing.com
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
Azibo | Financial Services Platform (855) 920-3565 | www.azibo.com
ShowMojo | Leasing Automation Kristine Young kristine.young@showmojo.com (312)584-8733 | hello.showmojo.com/sales
Submeter Solutions, Inc. Cameron Towe | (425) 228-6831 sales@submetersolutions.com submetersolutions.com
(206) 633-1700 | (425) 771-1114
Fischer Plumbing, Inc. (206) 783-4129 fischerplumbing.com
Tim Hatley | Policy + Communications | thatley@RHAwa.org |
In our continued coverage of the effort to create social housing in Seattle and while we are in the middle of the Paris 2024 Summer Olympics it provides an opportune time for an update on a proposed tax measure with the ambitious goal of generating $53 million in new revenue to acquire or develop 2,000 units of “social housing”.
To refresh, in February of 2023 voters of Seattle approved ballot measure Initiative 135 (I-135) to begin this social housing experiment in Seattle. With 57% approval from Seattle voters, the initiative created a new governmental bureaucracy called Seattle Social Housing Developer (SSHD) which prescribed a governing body of 13 members mostly appointed by the Seattle Renters Commission and a few others designated by labor, community interests, and two Seattle City Council appointees.
While I-135 created a governance structure it did not provide a funding source which is what inspired a group called House Our Neighbors to sponsor Initiative I-137 (I-137) which would levy a 5% “excess compensation” tax on employer payroll expenses for each Seat-
(206) 905-0601
tle-based employee paid over $1 million annually. In other words, an employer would pay a 5% tax on any dollar over $1 million in total employee compensation. Total compensation includes base salary, stock and bonuses.
On June 24, 2024, proponents of I-137 submitted 37,819 signatures to Seattle’s Office of the City Clerk to get
Council to decide when I-137 will be presented to voters and if a competing measure will appear alongside it. The council has the option to place I-137 on the November presidential ballot, a special February election, or pass the measure outright without a ballot, though the latter is considered unlikely by the measure’s backers. Or the council could add an alternative mea-
While I-135 created a governance structure but provided which is what inspired a group called House Our Neighbors to sponsor Initiative I-137 “ “
Initiative 137 on the ballot, well over the 26,521 valid signatures needed to qualify. Initiative campaigns typically collect more than the minimum number to provide a margin of safety for invalid signatures.
The next step it is up to the Seattle City
sure that would compete with I-137 on the same ballot which they have done before with both measures on the same ballot.
As reported by The Urbanist, House Our Neighbors, the nonprofit leading the I-137 campaign, acknowledged the bal-
lot timing decision before the council in their statement last month, but expressed confidence in its passage regardless of the timing. I-135 passed by a healthy 14-point margin during a low-turnout special election in February.
“House Our Neighbors will be ready for whichever ballot I-137 is placed on,” the group stated. “We know the Seattle City Council has a lot of work to do, especially with regards to the $260 million budget deficit, so we hope they quickly put I-137 on the November 2024 ballot. But we also know they can use the entire 45 days to consider their options, which would preclude the November ballot. Should I-137 be on a February ballot, we look forward to securing another win on a special election ballot, just like we did with the passage of I-135 by a 14-point margin.”
So, while we watch as Simone Biles in Paris seeking her fifth gold medal in gymnastics or whether one of Washington states five athletes who are the Olympic team such as Nina Kennedy can win her first in the pole vault, we can consider their housing in the Olympic village and if it has a future in Seattle.
If you’ve been tuned into RHAWA communications over the last several weeks, then you are likely familiar with our exclusive partnership with Azibo, an all-in-one property management software. The collaboration between RHAWA and Azibo marks a significant step forward for rental housing providers in Washington State. By combining RHAWA’s extensive education, resources, forms, and advocacy efforts with Azibo’s innovative digital tools, you will be better equipped to manage your properties efficiently and effectively. Interested in learning more about Azibo? Click here.
Even if you don’t intend to use Azibo for your property management needs, it is important to note that as of September 26, 2024, screening services will be hosted entirely on this platform. This does not mean that you must use all Azibo’s property management tools in order to screen prospective tenants, but you will need to create an account with Azibo to screen applicants.
One of the most notable benefits of this new screening system is the fact that you will no longer need to complete "landlord certification” before being approved to screen. You can start screening in minutes – simply create your RHAWA member account in Azibo, enter your rental property address, and you're off and running.
The exclusive partnership will allow you to screen prospective tenants at a lower cost than ever before – only $40 for premium screening package! This less expensive screening option will still provide the same level of detail and quality information that RHAWA members expect. Azibo has partnered with Transunion to provide everything from credit, criminal, and eviction proceedings – ensuring you get a complete picture of every applicant. View a sample report here.
• Credit Check – Credit score, SSN verification, previous employment, credit history, accounts in poor standing, level of debt, recent applications for credit.
• Criminal Background Check – FBI’s most wanted, sex offender, public registries, Office of Foreign Assets Control (OFAC). For Seattle properties, all but sex offender registry information is omitted from the report in compliance with city code.
• Eviction Proceedings – tenant judgment for possession and money, unlawful detainers, tenant judgments for small claims.
1. Collect an Application – Gather all of the renter's basic information, such as name, employment history, and desired move-in date. Azibo allows you to seamlessly request applications and background checks together.
2. Choose Applicants to Screen – Send an applicant a screening request via text or email and Azibo will collect any necessary information – this eliminates the need for rental housing providers and managers to collect any sensitive information.
3. Read Your Reports – The background search process is swift and efficient. Reports are typically generated in minutes. You will be notified of completed screenings and be able to view them directly in your Azibo account, allowing you to make timely and informed decisions about your prospective tenants.
On July 12 we walked through the brand-new digital experience for tenant screening within Azibo's property management software. We took the opportunity to dive into the full suite of tools and features Azibo has to offer, including access to the full RHAWA forms library to complete lease signing, integrated rent collection capabilities, and the comprehensive suite of bookkeeping tools. Visit the ONDEMAND platform in August to check out this demo.
RHAWA team members look forward to hearing your feedback on this new platform. I encourage you to reach out to them if you have any questions.
This new RHAWA event promises to bring together multiple housing associations from all segments of the housing industry. So whether you are a small housing provider, a property management company, a large developer, a housing policy professional, or related to the rental housing industry in any way, there will be plenty of interesting discussions you can join from ad-hoc conversations with other attendees to the sixteen preplanned sessions to be facilitated by over 30 leaders in our industry. About half of these sessions will be traditional lecture-based education, and the others will be more relaxed panel discussions designed for our industry leaders to share real-time problems, and work towards furthering collaborative progress in housing policy reform in Washington.
There will be four tracks, each with four 45-minute sessions, with plenty of time between for exploring our expo hall to speak with various company representatives and get to know other people like yourself. You can stick to one track, or mix and match. When you register, we’ll ask you to complete a survey stating your preferences to help us prepare space for the more popular sessions.
Best practice education on rental operations.
Whether you are experienced or new to the industry, this 4-part track provides a crash course on rental operations led by three top attorneys and one leading property management professional. Learn (or refresh) your legal obligations and best practices for managing risk and maximizing positive outcomes from your rental property investment. Licensed real estate brokers can earn 3.5 clock hours towards fulfilling continuing education requirements for license renewal.
Investor development and supply discussions.
We all know the real solution to housing affordability and most tenant prob-
lems is the lack of rental housing and corresponding escalation of rent. But our legislators, city planning and permitting departments, and banking institutions often hinder instead of helping housing developers to get the job done. In this track we’ll bring together stakeholders from all sides to identify the barriers and possible solutions for promoting fast, efficient housing development that meets the needs of our communities.
Lively policy discussions to prep for the upcoming legislative session.
For far too long, housing industry stakeholders have taken a mostly reactionary approach to stop bad policies from passing during the legislative session each winter. We have invited many of these key stakeholders to come together for round-table discussions on new legislation we can promote to solve some of the serious housing issues plaguing our communities today.
Insight into effective advocacy for housing providers.
As it should be, our legislators’ main goal is to support what is best for their constituents, and there are well-organized tenant’s organizations feeding them strategy that has not been working, and in most cases exasperates our housing problems by pushing out housing providers. This track is all about how to get their attention and influence them to adopt real solutions from the large and small businesses that want to provide quality housing that is reasonably affordable for the renters in their communities.
Get a preview of the full schedule here in this edition of Current and check out RHAwa.org/engage24 for more details as our team firms them up. If you have not done so already, make sure to register before we sell out! Space is limited and we expect a big turnout as we are reaching out beyond RHAWA membership.
Panelists:
Land
Panelists:
Panelists:
Moderator:
Panelists:
Panelists: Shkelqim Kelmendi;
Moderator: Audrey Riddle
The
Panelists:
Panelists:
Panelists: Adison
Moderator: Synthia Melton
The
Panelists:
Panelists: Jared Nieuwenhuis, (additional panelists TBA) Moderator: Sean Flynn
It
The 4th District encompasses much of the Spokane Valley, Liberty Lake, Millwood and some of the surrounding areas such as the popular Green Bluff farm area. There is a crowded race for the district’s Position 2 Representative Seat and the Senate Seat with Senator Mike Padden stepping down. However, Position 1 is held firmly by the incumbent Republican Representative Suzanne Schmidt who is just finishing her first term and is also a former Spokane Valley City Councilmember. She has a long history in the Spokane region, having lived in the valley since the late 1990s and her family has continued to live in the area with her children, who are now grown, and grandchildren. She has served time as the President and CEO of Associated Builders and Contractors Inland Pacific Chapter and in that capacity worked with local and state legislators to fight against tax increases. Schmidt was a big player in getting builders and contractors back to work during the mandated COVID shutdown of construction projects before her time in the legislature.
“My phone was ringing fourteen or sixteen hours a day. I would be on the phone with one person, and I could see my voicemail just filling up because everybody was just panicked like what are we going to do? How are we going to make it through this?” Schmidt worked with many local and statewide organizations to stakeholders with the governor’s office and the legislature to allow contractors to get back to work safely. “A lot of them have second mortgages on their homes to start their business and the Governor with the stroke of a pen shut their business down. With another stroke of the pen, he was able to let them come back to work.”
Schmidt was a single mom of two earlier in her life so affordable and accessible childcare is a very top-of-mind issue for her as the Ranking Member on the Labor and Workforce Standards Committee.
“Before I moved to Spokane, I was a single mom. So, I know how hard it is to make a living and pay for daycare. Back then it was not as expensive as it is now and that’s what I’m hearing from people that it's anywhere from $1,500 to $2,000 a month,” Schmidt also elaborated on how she worked to get a proviso for a study on childcare into the state budget. “Looking at not only what’s available, but also how do we promote that as a career and to get people started in childcare. Because we’ve really regulated it so harshly that a lot of the in-home daycares went away.”
She has advocated for money to the Boys and Girls Clubs and various other organizations to help her constituents find reliable organizations for their childcare.
Representative Schmidt was very excited to share some of the infrastructure work happening in the valley including a new performing arts and convention center currently being constructed as well as money she helped acquire to work on regrading railroad lines along some major transit corridors. She is continuously advocating for transportation issues as a member of the House Transportation Committee.
We talked about housing issues and especially the shortage of single-family homes and how Spokane County is working towards solutions in their growth management planning.
“We do need to address the housing in the valley. At least from what I’m hearing when I was door-belling is that people would rather see condominiums, town houses and duplexes rather than the multi-family apartments. Have something that they could buy, that they could own and then move up into another home. So, I think that’s something we need to look at as we look at the GME.”
Representative Schmidt hopes to accomplish a lot when it comes to the state's homelessness issues as well as address her constituents’ safety in their neighborhoods by not just increasing funding for law enforcement but helping to pass legislation to allow first responders to do their jobs more effectively.
Because she is a a newer elected official, I asked her who some of her mentors have been in the legislature and she was very quick to mention District 2 Representative Andrew Barkis as a huge help as well as Representative Jake Fey from District 27, and Representative April Connors from District 8.
As I said at the start of this article, District 4 will be a very crowded race for the other representative seat with six candidates. Schmidt’s current seatmate is running for the vacated senate seat in a field with several other candidates. No endorsements from Schmidt, but she will not be supporting her seatmate in his campaign. Although District 4 is a safe district for Republicans there will be two new faces heading to Olympia in January with Schmidt.
12 MO. DELIVERED UNITS
2,311
12 MO. ABSORPTION UNITS
1,198
An uptick in demand in the first quarter pushed absorption higher, and the more than 500 units absorbed that quarter nearly matched the number delivered. In contrast, developers added about 2,300 units in Spokane over the past year, while households absorbed about 1,200. That pushed the vacancy rate from 7.0% to 8.1%over that stretch.
Deliveries and absorption have been roughly evenly split between mid-tier and luxury-tier communities. That marks a shift from a few years ago when most new construction was in the mid-tier category. Luxury units comprise only about a fifth of the overall inventory. As such, the 1,000 units added to that tier over the past year make up a larger share, causing the 4 & 5 Star vacancy rate to rise faster. Including new properties still leasing up, the vacancy rate for that segment sits at 10.6% compared to 10.0% one year ago. In contrast, the mid-tier vacancy rate sits at 8.7% today, compared to 6.6% one year ago.
Competition from new construction last year put pressure on rents, and the Spokane market saw falling rents in the middle of the year. That said, stronger leasing volume has returned to the market over the past few months.
In turn, rent growth has returned. Over the past 12 months, average asking rents in Spokane rose 1.5%, with rent growth strongest in mid-tier properties.
The difference in rents between 3 Star and 4 & 5 Star tiers is less than in larger coastal markets like Seattle. In Spokane, 3 Star units average $1,380/ month, while those rated 4 & 5 Star average $1,590/month. That compares to a national figure of $1,570/month for 3 Star properties and $2,140/month for 4 & 5 Star properties.
A slowdown in construction starts over the past year will translate to a slowdown in deliveries next year, providing less competition among rental communities. That should push rents higher, and rent growth over the coming year is expected to move above the all-time average of about 2.6%, even as it comes in below its post-pandemic average of nearly 5%.
The market has seen steady population growth, and public policy has shifted in favor of multifamily as the source of new housing. For example, Spokane recently passed legislation allowing multiple units in all residential land throughout the city and other density-oriented policy changes. There are headwinds. For one, the development of smaller rental properties may compete with more traditional apartment communities for renters. Slowing economic growth, including slower job growth, could also impact demand.
cies favoring multifamily development have led to a strong demand for apartments in the Spokane area. However, a slowing in-migration of new residents and a general economic slowdown could temper demand. Due to a slowdown in construction activity, supply and demand should see a rebalancing, and the overall vacancy rate will likely move closer to its long-term average as the recent wave of construction deliveries leases up.
Over the mid-term, the pace of absorption has not kept up with this rapid pace of deliveries. Developers added about 2,300 units over the past year, and households absorbed about 1,200. The disconnect between supply and demand increased vacancy in the short term. Over the past year, the vacancy rate rose from 7.0% to 8.1%. The increase in vacancy has been almost entirely due to the pace of new construction. The vacancy rate for properties that have completed their lease-up period is much lower, remaining below 6%.
Performance has varied by tier. More luxury 4 & 5 Star units have seen 630 units of absorption against 1,000 delivered, and vacancy has risen to 10.6% in that segment. While that tier saw a disconnect between supply and demand, construction slowed dramatically, and 270 additional units are under construction. That should lead to a tightening vacancy rate over the coming year.
breaking ground has decreased. Even if demand reverts toward its long-term average, Spokane should see vacancy decrease in the coming months as construction slows.
12 MO. ASKING RENT GROWTH
0.3%
As of the third quarter of 2024, yearover-year rent growth sits at 0.3%, a return to rent growth after the market saw annual growth flatten in mid-2023. The current figure compares to an annual rent growth rate of 0.1% one year ago and a five-year average of 4.4%.
Rent growth in Spokane is coming in stronger than that of the nation. Rents in the submarket are significantly lower than the national average but strong population growth over the past few years propped up demand, and the market saw outsized rent growth compared to the national benchmark. Rent growth in the most recent 12-month period came in at 0.3%, compared to the national benchmark of 1.0%.
8.1%
While the 3 Star tier has seen demand and supply more or less in balance over the past, it has also seen an increase in the number of units under construction. Those under construction are enough to increase the 3 Star inventory by 2.9%. That could mean a higher vacancy rate for that tier a year from now.
While development has outpaced demand over the past year, absorption has ticked up in the past few months. At the same time, the number of units
Rent growth has been strongest in 3 Star inventory, which has seen its vacancy rate remain relatively low compared to luxury tier units. Annual rent growth for mid-tier properties came in at 0.9% over the past 12 months. The 4 & 5 Star tier has seen slower rent growth and higher concession levels. The luxury tier has seen more rapid inventory growth when measured as a percent of existing inventory, putting more pressure on rents.
Areas outside of the more central cities of Spokane and Spokane Valley have seen the strongest rent growth of late.
South Spokane saw a significant jump in inventory over the past year, and the pricing of these units was enough to push the average asking rent higher in the submarket, particularly for its 3 Star inventory. In contrast, downtown Spokane saw negative annual rent growth over the past year. In downtown, the vacancy rate has risen above the historic norm due to the pace of new construction and conversions, and new communities are taking longer to lease up.
Slowing construction and strong demand should keep rent growth positive in the Spokane metro going forward. We expect rent growth to accelerate through the end of the year, rising above the Spokane market's long-term average, even as it falls below its pandemic-era average of close to 5%.
Some potential headwinds could change this outlook. A weaker performance on population growth or jobs could impact apartment demand and rents. Spokane was among the first metropolitan areas to see a year-overyear decline in total employment over the past year, pointing toward weakness in the local job market.
CoStar market and submarket reports focus on market rate communities, but affordable housing is an important component of the inventory not included in these market statistics. As incomes are lower in the area, affordability is a major issue. Much of the new development in the area take advantage of a multifamily tax exemption that requires a certain number of units to be set aside for lower-income families, restricting the rents that can be charged for those units.
© 2024 CoStar Group – Licensed to Rental Housing Association of Washington – July, 10, 2024
Here we are…summertime!! The summer solstice is just a memory, and (though we hate to think about it) the days have been getting shorter for a while now. There’s still plenty of time to enjoy our Great Northwest and tackle one or two of those projects that are best done during the summer. And… at the best price possible because they’re planned and not due to an emergency caused by equipment failures and breakdowns. Here are a few items to consider getting done during these last weeks of summer…
If there are any projects that require the ground to be opened up, summer is the best time to do them if possible. This includes things like…
• Inspections and locates on sewer lines.
• Installing clean-outs in main sewer lines, to make service and maintenance quicker and cheaper.
• Replacing older sewer lines, or sewer lines that have clogging issues due to roots etc., either with conventional trenching or horizontal drilling or pipe-bursting methods.
• Or, instead of replacing an old line, installing a new liner to bring it back to ‘like new’ condition.
• Replacing an older main water service line; whether you use conventional trenching methods or the newer ‘horizontal drilling’ methods.
• Up-grading your lawn sprinkler system, with a new backflow device, a new sprinkler head somewhere, new drainage in a problem area that is pooling, or adding a new ‘deduct meter’, so you are not paying for city sewer on the water you sprinkle with.
HVAC MAINTENANCE AND/ OR EQUIPMENT UPGRADES
It’s great to work on the HVAC system
when it’s not trying to keep everyone warm. Items to consider include…
• Furnace, heat pump, A/C, or boiler check-ups and maintenance to help keep things working safely and economically.
• Upgrading your 20+ year old furnace with a new, energy savings unit to improve comfort and economy. Replacing old electric furnaces saves a lot of money annually, even if it’s just due to the energy saved on running the warm-air fan.
• Adding A/C to your home or business, either a central air system, or adding a ductless unit to enhance the heating-only system or to completely replace an ‘all electric’ heating system. Again, this greatly improves both comfort and the economy of the system.
Of course, generally, it’s just nicer to do big jobs when it’s not cold and rainy outside. Things like...
• Adding natural gas or propane to your home or business, and/or adding new equipment that you have wanted for a while like a gas fireplace, or a natural gas barbeque. Imagine never running out of gas while grilling…ever!
• Upgrading an old water heater to a new storage water heater of perhaps a new gas tankless heater to enable the proverbial ‘endless hot water’.
• Re-piping a whole home or business, replacing old galvanized piping with copper, or better yet, with PEX piping.
• Changing out all the original, cheap ‘builder grade’ washing machine shut-offs and/or the ‘onepiece’ shut-off and flex riser, that often springs a leak when barely touched after many years.
• New faucets, sinks, tub-shower valves; anything you have just ‘lived with’ for years and have been wanting to change, upgrade and improve.
With busyness being as it is, the sooner
we get started on planning and getting pricing for one or two of these projects, the better if we actually want to get it done before the rains start in October/ November. August and September are two of our driest months; don’t let them slip by and miss the window!!
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.
Studio Apt ......................................................... From $80
One Bedroom Apt From $90
Two Bedroom Apt ........................................... From $100
Three Bedroom Apt From $110
Houses/Townhouses .......................................... Bid Only
Heavily Soiled Additional Charges, Townhouses add $75
HALLWAY CLEANING SPECIALISTS - BID ONLY
Studio Apt ......................................................... From $80
One Bedroom Apt ............................................. From $90
Two Bedroom Apt ........................................... From $100
Three Bedroom Apt From $110
Houses/Townhouses .......................................... Bid Only
Studio Apt ......................................................... From $80
One Bedroom Apt ............................................. From $90
Two Bedroom Apt From $100
Three Bedroom Apt .......................................... From $110
Houses/Townhouses Bid Only
Proud Members of RHAWA and WMFHA INTERIOR
One Coat Labor Only. Customer to Supply Plaint. Walls Only* Ceilings Only
Studio Apt .............................. From $395 ....... From $150
One Bedroom Apt From $495 From $175
Two Bedroom Apt .................. From $595 ...... From $200
Three Bedroom Apt ............... From $695 ...... From $225
Houses/Townhouses Bid Only Bid Only
*Additional Charges: Doors, Jambs, Kitchen Cabinets, Millwork, Base Trim, Wall Repairs, Color Changes and Popcorn Ceilings
Studio Apt From $225
One Bedroom Apt ........................................... From $250
Two Bedroom Apt ............................................ From $275
Three Bedroom Apt ........................................ From $300
Houses/Townhouses .......................................... Bid Only
Heavily Soiled Apartments – Additional Charge
Topical Enzyme Deodorize ................................ From $95
Ozone Treatment ............................................. From $250
Thermal Fogging Treatment From $250
ULV Mist Treatment ......................................... From $250
Hydroxyl Generator Treatment ...................... From $350 Pressure Washing • Exterior Painting Bid Only
Join us at EN GA GE, an annual conference presenting a comprehensive educational program designed to foster conversations, collaborations, and productive engagement within the rental housing industry. EN GA GE offers best practice education on rental operations, techniques for portfolio expansion as well as lively policy discussions to shape recommendations for the upcoming legislative session, and insight into effective advocacy programs taught by industry-leading professionals.
We are very proud to be a family owned and operated company. John, Barry and Jill have been serving RHA Members for over 22 years. Our focus is to solve customers’ roof problems and concerns with a reliable, high-quality roof system. Our dedicated crews take pride in their craftsmanship and treat our customers roofs as if it were our own.
Polyflex G (torch down) provides an exceptionally durable roofing product and provides long-term weathering performance. With a granulated surface, Polyflex G exceeds all minimum ASTM standards for tensile strength, puncture resistance and flexibility. This torch down roof membrane is ideal for Northwest roofs; where common branches sometimes fall or residents want a roof-top patio. We stand behind Ployglass APP Membranes with the most reliable warranties in the industry. Their warranty provides extended protection, assuring the optimum system performance is guaranteed.
About Elizabeth Gregory Home (EGH)
EGH inspires homeless women to transform their lives. Through services offered, women can meet immediate needs, as well as long-range goals to break the cycle of homelessness.
Learn more about EGH and how you can help at eghseattle.org. Thank you. Special pricing for RHAWA members AND $100 donation toward EGH with paid re-roof contract!
Contact John Paust for more information:
