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.
There are only a few days left to submit your ballot for this year’s election cycle. As you should already be aware, participating in elections is one of the most important aspects of being an involved citizen in our system of government. As a housing provider, it is even more important to make your voice heard as your rights are consistently being restricted by lawmakers who do not understand your experiences and the time and effort it takes to operate a rental business.
Our industry continues to face serious challenges and lawmakers at all levels of government are often quick to pass policy that harms rental housing providers. This election cycle presents a significant concern since primary election results imply that the majority party in Washington State will grow its majority in both the House and Senate. This puts the rights of small housing providers at risk, as more often than not, the majority party tends to be the party pushing for more restrictions on small housing providers. However, RHAWA is a bipartisan organization and RHA PAC works hard to identify key candidates on both sides of the aisle who understand the needs of our membership. If you haven’t yet checked out the RHA PAC Voter Guide that was featured in last months Current, make sure to look for your district and consider supporting RHA PAC’s recommended candidates. Alternatively, you should have received a digital version of the Voter Guide in your email inbox which will contain links to donate to any campaign you may be interested in. The digital version of the Voter Guide also contains additional information regarding ballot initiatives in Washington State.
Most of the attention during big election years falls on federal candidates, but local elections are often even more impactful on your day-to-day life:
• Local elections determine who will represent us in city councils, school boards, county commissions, and the state legislature. These officials make decisions on issues such as public safety, education, health care, transportation, housing, environment, and more. They also manage the budget and resources of our local governments. By voting in local elections, we can choose the candidates who share our values and interests, and hold them accountable for their actions.
• Local elections also include ballot measures or propositions that ask us to approve or reject certain policies or laws. These can affect our taxes, rights, services, and quality of life. There are several ballot initiatives related to rental housing this year which are detailed in the Voter Guide. Make sure to read the digital Voter Guide to understand RHA PAC’s perspectives on these issues.
• Local elections influence national politics and policies. Many national movements and reforms start at the local level, such as women’s rights, marriage equality, civil rights, and environmental protection. Local officials can also challenge or support the actions of the federal government on issues such as immigration, health care, climate change, and more. By voting in local elections, we can shape the future of our country and the world.
Voting is not only our right and responsibility as citizens, but also our opportunity and privilege as members of a democracy. Every vote matters and every vote counts. Voting in local elections can make a difference and create a positive change in our lives and communities. Make sure to get your ballot in and make a difference for housing providers across the entire state. Additionally, make sure you educate yourself on how to get involved in the upcoming 2025 Legislative Session. Regardless of the results of the upcoming election, we are going to have lots of work to do when the state lawmakers start developing and introducing new policies in January.
Washington State rental regulations, not to mention the myriad of different local laws, are now among the most complex in the country. Joining RHAWA is the fastest way to get up and running, but all of our classes, forms, and tools can be overwhelming. To make things a little easier for new and returning members, we have a simple two-page checklist that walks you through the decisions and steps for renting out a property. Accompanying this New Rental Checklist, a 90-minute video tutorial, Renting Your Property With RHAWA Tools, shows how to use each RHAWA tool and explains the key concepts of the regulations and best practices along the way. In this checklist and tutorial, we encourage members to complete all of the recommended video training included with the membership when time allows, but in 90 minutes you can get a solid start. The checklist is printed here, but always make sure to access the current version on our website at the top of the forms page at RHAwa.org/forms.
o Watch free on demand RHAWA tools demo, Housing Provider Workshop and local law classes as needed at rhawa.org/education-ONDemand. Contact dmyers@ RHAwa.org or (206) 905-0614 for technical assistance.
o Google the city where your property is located (or if unincorporated, the county) to see if there are registration or business licensing requirements. If you are not sure of the city or county jurisdiction, locate your property on your county parcel/property information website such as King County Parcel Viewer.
o Switch your homeowner’s insurance policy to a landlord policy or you will not be covered.
o Prepare your rental unit and take good photos with plenty of daylight and all interior lights on.
o Set rental rate based on comparable rental units in the area.
o If planning to use Azibo for screening, leasing, rent pay, etc., create your RHAWA linked Azibo account.
o Create your Application and Screening Criteria Notice following guidelines found at rhawa.org/rental-forms-leases-notices, under Application and Screening: Application Criteria Guidelines.
• If using Azibo, copy/paste criteria text into provided space.
o Create a standard email response for inquiries that includes your Application and Screening Criteria Notice, a summary of key terms such as monthly rent, utility info, available date, pet/smoking policy, required ID and other documentation, and invitation to view the home. Note: Copies of ID, paystubs and other documentation must be sent through Azibo, emailed or otherwise delivered to you by the applicant.
o Place ads at Zillow.com, Apartments.com, or similar rental websites (beware of pervasive fraud issues on Craigslist.com and growing concerns on Facebook Marketplace).
• Have a separate dedicated email for rental operations and list that as contact for inquiries.
• In Seattle, your Application and Screening Criteria Notice must be included in the advertisement, and under State law, must be provided before you collect any information from the prospect.
• We recommend turning off the application feature built-in to the listing site. Best practice is to require prospects to view the rental home and read your criteria before accepting their application.
o Schedule and conduct a showing of the home. Conduct virtual showings as needed.
o In compliance with fair housing laws, invite all prospects who have seen the home and read your criteria to apply.
o If using RHAWA full screening report, send invite to apply from Azibo.
o Monitor Azibo dashboard for incoming applications (alerts should show in your email).
o Review applications in order received to confirm application is complete and required documentation was emailed to you.
• If Yes, submit application for screening report.
• If No, reply to applicant via email requesting additional information, and move on to next applicant.
o Evaluate screening report(s).
• If they do not meet your screening criteria, complete the Adverse Action Notice and email it to them. Then, evaluate the next applicant in order of completed application received.
• Send an email offering tenancy to the first qualified tenant that can accept your offered terms (move in date, rent rate, etc.). It is OK to give preference to an applicant willing to accept more favorable terms, like earlier move in date or higher rent.
o If there is a delay before move-in date, ask the tenant to put down a deposit to secure tenancy Deposit to Secure Occupancy & Receipt. Or, if the unit is currently vacant, you can have them sign the lease and pay first month’s rent in advance.
o Select the lease form and fill in all terms while referencing Leasing Requirements by Local Jurisdiction found under lease signing forms.
Note: Download PDF forms from RHAwa.org/rental-forms-leases-notices or use Azibo for automated online lease signing.
• Use single-family version when renting entire property to tenant.
• Use multi-family version when tenants share common areas.
• Use Rental Agreement when you are comfortable with “for cause termination” laws and having an “evergreen” rental agreement.
• Use the Term Lease when you need to maintain the right to end tenancy without having to give a “good cause” (local laws vary, many do not allow no-cause terminations).
• Attach all required addenda.
o Complete the Property Condition Checklist before move-in day including detailed notes and photos documenting pre-move-in condition.
o Optional: Send lease for digital signature and collect first month rent using Azibo. (Never collect deposit without having tenant signature on Property Condition Checklist.)
o Schedule a meeting for move-in day.
o Meet the new tenants on move-day at the home:
• Walk through and review property condition. Allow tenants to make corrections as needed, and then have them sign the checklist. (In compliance with State Law, do not collect security deposit until the tenant signs this document). Let the tenant know that if they find something wrong in the first week or two of tenancy you will repair it and/or annotate the checklist.
• Explain/show how to care for the property including, water shut-off valves, cleaning products/procedures for flooring, care of landscaping if applicable, and any other special rules or features of the property.
• Provide courtesy products such as drain zips, non-damaging picture hangers, toilet paper, coupons, and other items to make their move-in easier.
• Collect all outstanding move-in costs, including the security deposit, first/last month’s rent. Non-refundable fees are not recommended as a best practice with the exception of an HOA move-in fee (not permitted in Seattle).
• If tenant requests it, you must allow them to pay move-in costs on an installment plan.
i. Deposit Payment Schedule (Extended version for several local laws)
ii. Deposit Payment Schedule (WA State)
iii. Tacoma Forms (Required by Tacoma City Law)
• Review the lease in detail, making sure they understand all terms and rules. Sign if not already digitally signed.
• Introduce to neighboring tenants, local shopping, restaurants, and other community amenities.
• Provide your contact information and explain when to call for repairs, and what they should do themselves (e.g., change detector batteries, change light bulbs, unclog drains/toilets, etc.).
• Give tenant the keys, garage opener, etc.
o Start tenant file and ledger. File leasing documents and account for all payments.
o If you have questions about rental operations, laws and best practices, go to RHAwa.org/support-center to find relevant articles and/or ask a question for our Support Center staff. Questions are generally answered within one business day.
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.orgproducts/classPasses.
When: Wednesday, November 6 | 3-4pm
Cost: $30 Members | $200 Freemium Subscribers
What are your responsibilities when domestic violence happens in your rental properties? Can you help lock out the perpetrator? Do you need to facilitate lease breaks? Special protections are provided for victims of domestic violence under the federal Violence Against Women Act, WA State law and local law in the City of Seattle. It's important to understand and comply with these laws for your own protection and for the safety of the victim. Attorney, Kaitlyn Jackson will review and explain all of these laws and how to comply.
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. This month’s topic is Member Horror Stories
• Claim Jumper, Tukwila | Tuesday, November 12, 6:30-8pm
• Stanford's Northgate, Seattle | Thursday, November 14, 6-8pm
• Darcy’s, Spokane Valley | Monday, November 18, 12-1:30pm
• Dave & Buster's, Bellevue | Tuesday, November 19, 6-8pm
• Ben Dews, Tacoma | Thursday, November 21, 6-7:30pm
• Bob’s Burgers, Everett | Thursday, November 21, 6:30-8pm
*Meeting time and subject may change. Please check the calendar at RHAwa.orgevents.
When: Wednesday, November 13 | 2-5pm
Cost: FREE
We will discuss best practices for operations and review the state and local laws that govern the operation of manufactured housing communities in the State of Washington. We will discuss various aspects of the Manufactured Home Landlord-Tenant Act (MHLTA) as it relates to all phases of a tenancy including screening of applicants, the rental agreement, legal duties of the landlord and the tenant, preparing and serving notices and the unlawful detainer process.
When: Thursday, November 14 | 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 enforcing compliance with rental terms and managing other circumstances that require ending a tenancy. We will explore:
• Notices and eviction procedures for rules violations.
• Notices and procedures for non-payment, of rent.
• Other good causes to end tenancy and related procedures.
• Best practices when preparing for court, what to expect in court.
Instructor: Synthia Melton
When: Wednesday, November 20 | 3-4:30pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
Understand the general concepts of Estate Planning as well as how owning investment properties can complicate your estate for loved ones. There are taxes, partnership matters, and family issues to be considered. Whether you own one rental property or one hundred, it is important to plan for how your legacy and rental business will be dealt with after you pass away. As an estate planning attorney and second-generation rental property investor, Julie Martiniello has extensive experience helping families plan for the transition of their rental business and other assets in their estate.
UPDATE: October 2024
Kshama Sawant is back in the spotlight, this time taking her ideological crusade to the national stage. In a rally held in Michigan, Sawant openly admitted that her goal in supporting Green Party candidate Jill Stein is not to win the presidency, but to deny Kamala Harris the critical battleground state. By effectively working to tip the scales in Donald Trump’s favor, Sawant is demonstrating the same kind of disregard for real-world consequences that Larry Crites highlighted in his 2017 article.
In both cases—then and now—Sawant has shown a pattern of prioritizing her ideological purity over practical solutions, regardless of the potential harm to the very people she claims to advocate for. Just as her rental policies in Seattle drove up costs and reduced affordable housing options, her current efforts could help re-elect a candidate whose policies are diametrically opposed to the progressive values she claims to champion.
This latest development mirrors the 2017 critique in another important way: Sawant's unwillingness to engage with nuance or compromise. Back then, she refused to listen to housing experts warning about the negative impact of her policies. Today, she's ignoring the broader political realities of the 2024 election by focusing solely on defeating Harris, even if it means enabling the very political forces she supposedly stands against. Her actions in both instances demonstrate a dangerous preference for short-term ideological victories over long-term practical outcomes.
Originally Published in July 2017 -
Written by Larry Crites | RHAWA Board of Director
Neither of them lets facts get in the way of their ideology. Trump's craziness is well-documented. Less so is Sawant's ignorance of the facts. Most of the eight significant new laws in the last 24 months affecting rental housing work directly against the people she is trying to help, but they sound good in a sound bite, so who cares if they restrict access for the less fortunate and drive updrive-up rent for everyone, right? Trump blames immigrants for job issues and crime, while Sawant blames housing providers for the lack of housing. If the base loves it, who cares if it's true? Is trashing the environment really going to bring back coal jobs? Is chasing small landlords out of the business really going to create affordability?
And neither of them will listen to any input from anyone outside their ideologically pure inner circle. Why bother to listen to someone who didn't vote for you, even if they know something about what you are legislating or proposing? (Bob Ferguson obviously knew the law better than Trump's lawyers.) In rental housing, the people who know the business have not only been vilified (another Trump tactic) and shut out of the conversation, but they have been shouted down at public meetings and cut off by Sawant herself as they try to give a reasoned explanation of how the business is different for small landlords versus large ones, etc.
And neither of them will be around when the chaos they sow really starts to have an effect. Trump won't live to see the environmental damage his policies will cause. The fact that small landlords are fleeing the rental business in droves right now is hidden by the surge of new construction. If we wind up with rent control in Seattle, which is likely if the State Senate goes Democratic, it will take 20 years for the full effect of lack of supply to drive the last bits of affordability from the market—and Sawant will be long gone. So why should she care?
(See San Francisco as an example of what rent control does for affordability, or check with Venezuela for how price controls work long-term.) So long as Sawant can have people cheering her in public, she is happy to disregard any real work on the real issues of housing affordability.
A few real-world examples of how just one of these new rules—restrictions on deposits—has affected
me personally in the last couple of months:
1. I had two PhD students apply to rent an apartment. No job, no alternative income, but huge savings. They offered to pay a year upfront. I had no other applicants, so I wasn't “taking the apartment away from someone else.” But I couldn't accept their offer because it's now illegal, and they didn't qualify based on my income criteria. So I lost tenants, and they lost housing. The city created a lose-lose rule for both of us.
2. A teacher and a public schoolpublic-school principal with two young daughters applied for an apartment. They wanted to move into my more affordable unit, closer to their daughters’ school, and save
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Across
3. A proposal brought forth by a Senator or House Representative for changing laws for a specific purpose.
5. When made in the other house, the first house must approve the changes.
6. The type of legislative sessions we have in Washington that are two years long. Down
Note: Solution will be in the next issue of the CURRENT.
1. The acronym for the act that governs the residential rental industry in Washington.
2. The name of the committee (in both houses) that considers a broad array of issues relating to housing, including accessibility, affordability, assistance, and supply
4. One of the two chambers of the Legislature where voting takes place.
Myers | Education + Resources Director | dmyers@RHAwa.org | (206) 905-0614
Every RHAWA member has free access to a comprehensive lineup of ONDEMAND courses that are specifically curated based on membership type. These courses are focused on the laws and best practices for operating rental properties. But what happens to all of the other courses that we offer live on Zoom each week? After a 30-day period where they are exclusively available to those who registered for the live session, the recordings are transferred to our ONDEMAND Library. All members have the option to upgrade with a subscription to access the full library.
What’s
Members can subscribe to this library in two ways. On a monthly basis for $25/ month or on an annual basis for $10/month (billed annually). This exceptional deal providing access to over one hundred unique courses is only available to RHAWA members. Each course includes a video recording of the lecture, a downloadable PDF of the slide presentation, and any other readable materials. Most of these courses also come with a downloadable certificate of completion. Note, that these are not for real estate clock hours – those certificates are available for a limited number of licensed courses that are not included in the ONDEMAND Library. See other Education Upgrades at the end of this article.
Tracks Completion on the Home Page
To browse courses in the library, go to the Content Library from the left navigation button under the Home page. As soon as you begin watching a course from the Content Library, it will appear on your Home Page under My Training: In Progress. Once completed, it will always show in your Completed list of courses.
With over a hundred courses, how do you find what you’re looking for? The Content Library makes it easy to find specific topics or general subjects with the Search and Filter tools.
After completing a class, you can give us feedback and rate it to help other members decide which classes to try.
Mark as Favorite
While scrolling through the course list, if you see one you’d like to check out later, simply mark it as a favorite by clicking the heart symbol. Later, just use the “Favorites” filter to see your customized list.
Share with Your Team or Other ONDEMAND Subscriber
If you have any associates using the ONDEMAND Library you can share the link to a course with them as a suggestion.
Following is a complete list of all courses in our ONDEMAND Library as of today.
• 1031 Exchange and DST Investment Masterclass
• Assessing Criminal Records in Screening
• Bookkeeping for Rental Operations
• Build Your Portfolio with Equity Lending
• Dealing with Difficult Tenants
• Death of a Tenant
• Defer Capital Gains with a 721 UpREIT Exchange
• Deposit Disputes
• Disability Accommodations
• Domestic Violence in Rental Housing
• Eco-Friendly Rental Properties
• Enforcing Your Lease Without a Hammer
• Establishing Positive Tenant Relations
• Estate Planning for Property Investors
• Evaluating Multi-Family Properties
• Eviction Laws and Procedures
• Expansion of Local Rental Laws
• Fair Housing and Tenant Screening
• Fair Housing and Unconscious Bias
• Fair Housing Essentials
• Fair Housing Workshop
• Family Business Succession Management
• Financial Planning for Rental Owners
• Financing Residential Income Properties
• Five Tax-Deferral Strategies When Selling Rental Property
• Get to Know Your Dispute Resolution Center
• Handling Repair Requests
• Hassle-Free Tenancies
• Hoarding In Your Rental Property
• How 1031 Exchange DSTs Work
• How State Laws Are Made
• How Tenancy Ends Under New Laws
• How to Apply for Mitigation Funds
• HUD Guidelines On Service Animals
• Insurance: More Than a Tax Write Off
• King County COVID Rental Assistance
• Leasing Best Practices Today
• Legal Forum WA State
• Legal Use of Security Deposit
• Maintenance Fundamentals
• Manufactured Housing Landlord-Tenant Act
• Marketing Your Rental
• Moving Retirement Accounts into Property
• Navigating Legal Risk in Seattle Rentals
• Planning for Reserves
• PM Series-01: Building a Career in the Housing Industry
• PM Series-02: Workplace Ethics
• PM Series-03: Fair Housing Basics
• PM Series-04: Understanding Your Market
• PM Series-05: Advertising and Sales
• PM Series-05: Advertising and Sales 2023
• PM Series-06: Working with Prospective Tenants
• PM Series-07: Leasing and Move-in
• PM Series-08: Tenant Relations
• PM Series-09: Partnering with Community Resources
• PM Series-10: Managing Rents and Fees
• PM Series-11: Eviction Laws and Procedures
• PM Series-12: Housing Industry Legislation
• Preventative Maintenance for Exterior Walls
• Property Management Contract Review
• Property Redevelopment & Renovations
• Property Walkthrough Best Practices
• Reduce Tax as a Real Estate Professional
• Reinvesting with 1031 Exchange
• Rent Increases Across Washington
• Rental Inspections: City Requirements
• Renting Your Property with RHAWA Tools
• Resolving Tenant Issues According to the 4 Agreements
• Retirement for Rental Owners (Tax Planning)
• Retiring from Your Rental (Estate Planning)
• Roommates in Your Rentals
• Roommate Rules for Seattle
• Routine Inspections
• Screening and Evaluating Tenants
• Screening Criteria That Works
• Screening International Applicants
• Seamless Tenant Turnover
• Seasonal Maintenance
• Seattle First-In-Time Tenant Selection
• Seattle Just Cause Eviction
• Seattle Rent Increase Requirements
• Seattle Rental Laws: Listing to Leasing
• Seattle Rental Laws: Move-in to Move-out
• Selection and Use of Leasing Forms
• Serving Notices on Tenants
• Setting Effective Pet Policies
• So, You Got a Fair Housing Complaint
• Spokane Rental Regulations
• Strategic Rental Property Remodels
• Structuring Your Rentals with LLCs
• Structuring the Sale of Rental Buildings
• Tacoma Rental Regulations
• Tax Depreciation Rules
• Taxes for Rental Owners
• Turn Over Cleaning & Repairs
• Using Excel for Rental Bookkeeping
• Utility Billing Laws and Best Practices
• WA Landlord-Tenant Law Essentials
• Washington Housing Provider Workshop (2022-2023)
• Washington Landlord-Tenant Law: Part 1
• Washington Landlord-Tenant Law: Part 2
• Working with Roommates
• Working with Tenants in Crisis
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org | (206) 905-0603
RHAWA hit the ground running the day after the 2024 Legislative Session came to a close in March. During this time the RHAWA Government Affairs team has developed a plethora of media to help educate current and hopeful legislative officials during this election
...EVENTS
The process needs to be simplified to incentivize investors and builders to start and finish projects in Washington.
Affordable Housing built by the Washington State Housing Finance Commission funded only 3,500 units in all of 2023 so clearly private companies
DEMOCRATIC AND REPUBLICAN LAWMAKERS AND CANDIDATES TO HELP EDUCATE THEM ON THE HISTORICAL AND CURRENT HOUSING POLICY...
season. We have held multiple evening events with Democratic and Republican lawmakers and candidates to help educate them on the historical and current housing policy for the rental housing industry.
Candidates who may be running for their first elected office may have little knowledge of the rental housing industry and the climate of the last number of years. Our goal was to inform and educate these candidates on what issues are important to RHAWA and our membership of small rental housing providers. What are our main concerns? What does our policy agenda and advocacy look like going into Legislative Session 2025? What policies can be implemented to immediately help with the issue of affordable and plentiful rental housing?
Some of RHAWA’s proposed ideas include tenant assistance, simplifying the permitting and impact study process especially with ADU’s and DADU’s, streamlining statewide law, and eviction reform. According to the Washington State Department of Commerce, Washington State needs to build 1.1 million housing units over the next twenty years to keep up with demand.
and private investment must work together to fill the housing needs.
Rental assistance provided to struggling families fosters a strong partnership between tenants, housing providers, and the State of Washington.
• Short-term rental assistance for seniors, fixed-income, low-income, veterans, and others facing acute economic stress and/or facing a potential eviction situation.
• Prevents evictions, preserves affordable housing, ensures family stability, and has helped prevent homelessness.
• Provides short-term gap funding for the difference between what the tenant owes and what they can afford to pay.
Bad actors can sometimes raise rent or collect fees in a way that is sudden, drastic, and is intended to force a tenant out. This often occurs when a low-rent building is sold or needs major rehabilitation because it’s at the end
of its useful life. Establishing rules for expanded notice, limiting late and junk fees and rental relocation assistance can help stabilize housing.
• 180-day notices for any rent increase, provides for the use of electronic notification, establishes rental relocation assistance, places a 10% cap on late fees, and limits local jurisdiction’s ability to establish additional rental regulations.
Washington State needs a consistent set of rules for all Washington cities across the state. This will alleviate confusion, create confidence and compliance, and foster a more harmonized rental housing market landscape for both tenants & housing providers.
• Benefits to tenants and housing providers by providing certainty and consistency regarding their legal obligations.
Currently, families are being forced to live next door to abusive and sometimes dangerous tenants before eviction, regardless of their behavior.
• Streamlines the process of evicting residents engaged in dangerous activity.
• Protects tenants who report dangerous or illegal activity.
• Creates an expedited process for dangerous and unruly tenants.
• Collaborates with law enforcement for swift removal of dangerous residents.
• Prevents manipulation or intentional delays of the system.
RHAWA believes that all these ideas working together can help create plentiful and affordable rental housing that is fair for both housing providers and tenants. For more information, please reach out to the RHAWA Advocacy team: advocacy@RHAwa.org
In addition to the ONDEMAND Library, we offer a few other upgrades beyond the included member education.
Members can attend any of our live Zoom classes presented weekly for $30. Simply login and register from the calendar at RHAwa.org/events. Selected classes are available to non-members at higher prices.
If you are a Washington State licensed Real Estate broker, you will need to complete 30 hours of continuing education every two years. It’s often difficult to find courses that are dedicated to rental housing matters, but RHAWA now has enough licensed clock-hour ONDEMAND courses to fulfill most of the requirements with the exception of a 3-hour real estate update course that we do not offer. These are available for members at $10/hour and for non-members at $20/hour.
If you enjoy attending live Zoom Classes, subscribe to the Annual Class Pass. For just $250/year, members can register for all weekly Zoom classes for free. This generally does not include live in-person events, but sometimes discounts for class pass holders are offered.
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.
Continued from page 6
How
about $1,000 a month. Due to medical bills and the real estate crash, they had both a bankruptcy and a foreclosure. But they had excellent job history and no recent late payments. With flexibility, I could have accepted a larger deposit, which would have helped them improve their financial situation. I bent my own rules and rented to them, but according to city regulations, I could now be accused of discrimination if I don't break my rules every time. Ironic that I put myself at risk of being sued for treating people as anyone would want to be treated.
3. I owned a duplex on First Hill since 1996. A 15-year tenant just moved out, and I spent $45,000 renovating the unit. Now my choice was to rent it and get a $400-$500 deposit (which wouldn't even cover cleaning the 1,600 sq ft unit if the tenant broke the lease) or sell it. I sold. The buyer is an owner-occupant, and this is one more unit lost forever to the rental market.
The bottom line is that ignorant, egotistical leaders who don't care about reality and won't listen to various sides of an issue hurt us all, no matter if they're from the left or right. We need pragmatic, thoughtful, inclusive leaders who seek to solve problems, not assign blame while seeking publicity.
Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.
Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.
Interested in Submitting Your Annoucement?
We welcome information about industry job postings, new employee and location information, and more. If you have questions, or would like to submit an item for consideration, email publications@RHAwa.org.
OCTOBER 10, 2024
TANNER FOGLE JOINS
PARAGON REAL ESTATE ADVISORS TO CONTINUE BUILDING OUT PRIVATE CAPITAL GROUP
Paragon Real Estate Advisors is pleased to announce the addition of Tanner Fogle to their team of multifamily brokers. Tanner represents our newest Senior Investment Advisor and brings with him expertise and extensive knowledge focused on multifamily investment sales in the South King and Pierce County areas.
Prior to joining the Paragon team, Mr. Fogle started his career at Marcus & Millichap where he quickly established himself as a rising force, closing over $40,000,000 in private capital investment sales during his first two years and earning him the Rookie of the Year award at Marcus & Millichap. Tanner joins Paragon with a strong reputation established during his tenure with Marcus & Millichap for his expertise in market knowledge and financial statement analysis.
CONTACT INFORMATION
Tanner Fogle
Senior Investment Advisors
Paragon Real Estate Advisors
360-771-0010 | 206-274-8383
Tanner@ParagonREA.com
Luke Brown | Business Development Specialist
Get ready for an exciting year with RHAWA's 2025 advertising opportunities. This year, we’ll be hosting 4 events and offering the same great CURRENT newspaper advertising, while introducing expanded digital offerings to help you reach your target audience like never before. Whether you’re looking to make an impact in print, online, or in person, RHAWA’s advertising opportunities offer unmatched visibility, flexibility, and value. Don’t miss your chance to connect with the rental housing industry’s key decision-makers and elevate your brand in 2025.
CURRENT Newspaper: Get ready to connect with your audience like never before through RHAWA's CURRENT
newspaper sponsorship opportunities. As a tried-and-true advertising platform, CURRENT delivers value by reaching 7,500 decision-makers in the rental housing industry. Whether you’re looking for a short-term boost or a long-term partnership, CURRENT sponsorships are an unbeatable way to position your brand front and center in the rental housing community.
Digital Advertising: Maximize your online presence with RHAWA’s diverse digital advertising packages for 2025. From featured placements in our vendor directory to eye-catching banner ads on the homepage, your business will stand out to the people who matter most. Imagine your brand being
highlighted in front of a targeted audience, driving traffic directly to you –all for as low as $75/month. Want even more visibility? Our email advertising options, like having your logo in front of thousands of members via newsletter, are a perfect way to make a lasting impression.
Event Sponsorships: RHAWA’s 2025 events are where your brand can shine. With four major events, including the ENGAGE 25 tradeshow, the Annual Gala, and two Regional Roadshow Workshops, you’ll have the chance to engage directly with housing providers, property managers, and key industry professionals. Our sponsorship tiers offertiers offer an incredible range of
benefits—from exhibitor booths to podium time during keynotes, giving you the platform to share your brand’s message. We’re also offering slightly cheaper less expensive sponsorship bundles this year, giving you more value for less. Plus, enjoy perks like vendor profiles in CURRENT and digital advertising boosts. These events are the perfect stage to make your mark, and the excitement is building—be part of it.
CONTACT If you have any questions, please contact Luke Brown at: (206) 905-0610 or lbrown@RHAwa.org
RHAWA Advocacy Team | advocacy@RHAwa.org
Bellingham City Council member Jace Cotton brought forward a proposal to limit fees in Bellingham. To the tune of just shy of 30 specific fees they would like to limit. See the extensive list below:
Housing Providers Would be Prohibited from Charging:
1. Any rental application fees not complying with RCW 59.18.257 or exceeding $25.00, per applicant, whichever is less.
2. Any non-refundable fee charged prior to or at the beginning of the tenancy (except as expressly allowed under state law or in this section, such as rental application fees, pet deposits, or last month’s rent)
3. Any fee imposed by the landlord without the consent of the tenant at the renewal of the tenancy.
4. Any combination of move-in fees and security deposits that exceeds one month’s rent.
5. Any fee for the use of appliances in the dwelling unit including, for example, dishwashers, washer/ dryer, and HVAC units.
6. Any administrative fee for a rental agreement take-over or the addition of a tenant.
7. Any pet damage deposit per dwelling unit that exceeds 20% of one month’s rent.
8. Any single-time, monthly, or recurring fee for the right of a tenant’s pet to occupy the unit.
9. Any fee or charge for late payment of rent exceeding $10.00.
10. Any fee for a dishonored check due to insufficient funds greater than the amount of the fee that a
bank or other financial institution has charged.
11. Any late fee when the late payment, or non-payment of any portion of the rent, when a subsidy provider is responsible for payment.
12. Any fee to accept rent payments or other payments. To comply with this section, the landlord must accept payments by personal check, money order, cashier’s check, credit or debit card, cash, or bank transfer. (Payments with debit or credit cards may include an additional processing charge equal to the amount that a bank or other financial institution charges)
13. Any fee for the landlord to conduct regular inspections of the dwelling unit.
14. Any fee for a tenant's access to common areas.
15. Any charge for utilities greater than that charged by the utility service provider for the tenant’s actual usage.
16. Any fee for bike parking or bike storage.
17. Any fee for mail and package collection and distribution.
18. Any fee for the performance of any landlord duty required by RCW 59.18
19. Any fee for the replacement of a lost key that exceeds the actual duplication costs of the mechanical or electronic key plus $10.
20. Any fee for the tenant to access their dwelling unit if their keys are lost, damaged, or stolen that exceeds $10. (If the request is made during standard business hours of 8:00 AM to 5:00 PM, Monday through Friday)
21. Any fee associated with the issuance of a notice to a tenant.
22. Any fee for a rental agreement violation or noncompliance with a rental agreement, except as ex-
pressly allowed under state law.
23. Any fee associated with the request, payment, receipt, or repayment of economic displacement relocation assistance.
24. Any fee to rent month-to-month instead of on an annual basis or vice versa.
25. Any move-out fee or lease-breaking fee, which does not include valid security deposit withholdings or rent due.
26. Any other fee, cost, or charge, whether a one-time or recurring fee, that is not disclosed in the rental agreement or lease.
27. Any fee for a non-optional service.
28. Any fee for an optional service that is assessed without an informed opt-in by the tenant or where the tenant may not later opt out of the service.
• Any provision of a rental agreement or lease that is entered into or renewed after the effective date of this chapter in violation of BMC 6.16.020 shall be deemed against public policy and shall be void and unenforceable.
• A landlord or other person who is in violation of this chapter is liable to the tenant, prospective tenant, or other person in a private right of action for:
• Three times the actual damages suffered by the tenant or prospective tenant, or if actual damages are difficult to ascertain, then an amount equal to three times the monthly rent for the dwelling unit for a tenant, or up to $1,000 for a prospective tenant.
• Double the amount of any deposit unlawfully charged or withheld.
• Costs of suit or arbitration, reasonable attorney's fees, as well as other forms of relief.
• A person violating this chapter
commits a civil infraction and shall be issued a citation and assessed a monetary penalty as described in this section:
• A fine of up to $500.00 for a first violation.
• A fine of up to $1,000.00 for a second or subsequent violation.
The rest of the Bellingham City Council seemed to agree with our assessment that this was an over-the-top ordinance brought before the council with virtually zero community input or involvement from housing providers or tenants. That being said, the city council agreed to have the ordinance discussed within the community and receive input from local and statewide organizations. We will keep everyone posted on how this piece of legislation proceeds.
Local Legislation Update: Spokane Rental Registry Ordinance
Spokane City Council is moving forward with a rental registry ordinance (C36576) that will significantly impact small housing providers. The ordinance introduces additional registration requirements and imposes new restrictions on providers who are not fully registered or licensed with the city, including the inability to evict or raise rent for any unit, not on the rental registry. Over half of all rental units in the City of Spokane are not on the registry. This legislation raises concerns about its effect on both housing providers and tenants, particularly in relation to costs, safety, and legal liability.
RHAWA’s Efforts to Oppose the Ordinance
RHAWA has been actively involved in opposing this ordinance. A formal letter, authored by RHAWA Legal Counsel
Chris Benis of First Avenue Law Group, was submitted to the City Council, outlining conflicts between the ordinance and the Residential Landlord-Tenant Act (RLTA). Additionally, several Spokane-based attorneys have provided their opinions, which overwhelmingly state that the ordinance is in conflict with state law.
RHAWA has also been working with the Spokane Real Estate Coalition, which it chairs, to coordinate with partner organizations and industry associations in opposition to this ordinance. Both RHAWA staff Daniel Klemme and RHAWA Regent Steve Corker have submitted testimony to the Spokane City Council to highlight the ordinance’s problematic provisions.
Additionally, RHAWA has actively engaged our Spokane membership encouraging members to testify in person or use our advocacy center to email the city council and express their concerns.
1. Removal of Unit Fee Exemption for Below-Market Rentals: Small providers offering affordable rentals not tied to federal or local programs will now lose their fee exemptions, increasing their operating costs and further reducing housing options for lower-income tenants.
2. Restrictions on Rent Increases and Evictions: The ordinance prevents rental providers from increasing rent or evicting tenants if their properties are not fully registered or licensed. This could leave providers unable to act in situations of tenant misconduct or dangerous activities, putting other tenants and the surrounding community at risk.
3. Safety and Liability Risks: The ordinance conflicts with RCW 59.12.030(5), which per-
mits housing providers to evict tenants involved in illegal activities. If providers are unable to act because they are not fully registered, they face increased legal liability, as seen in the Brady vs. Whitewater Creek case, which highlights the risks of not addressing known dangers.
4. Delays in Addressing Domestic Violence Situations: Under RCW 59.18.585, landlords are required to remove abusers following a court order. However, the ordinance’s registration requirements could delay these critical actions, putting domestic violence victims in harm's way.
RHAWA remains committed to advocating for the interests of housing providers and protecting their rights in the face of legislation that could create unintended consequences for the rental housing industry and the broader Spokane community and will continue to update our membership on the status of this ordinance.
Right of First Refusal is being explored as a policy option to pair with Tacoma’s Preservation Ordinance. This would give affordable housing developers the first chance at purchasing certain properties, at market rate, before the building is offered to other potential buyers.
Tenant Opportunity to Purchase Act (TOPA). This program allows tenants to organize and purchase a building collectively rather than have the property sold to another investor. This is similar in concept to statewide legislation passed in Olympia in 2023 for residents’ ability to have first right of refusal for mobile home park purchases.
We will continue to monitor this situation and be sure to keep you, our members, up to date.
Tukwila is once again kicking around their ordinance from early 2023 which is similar to many other ARCH policies that have infiltrated many south King County cities. To remind everyone who may have forgotten, below is what Tukwila has proposed. The ordinance has been discussed in committee but does not yet have a date set or slot on the full council agenda.
• A landlord shall provide a copy of [Fair Housing, Rights & Obligations, and Legal Resources} to any tenant or prospective tenant when a rental agreement is offered, whether the agreement is for a new or renewal agreement.
• The sum of any security deposits and nonrefundable move-in fees charged by a landlord before a tenant takes possession of a dwelling unit shall not exceed an amount equal to one month’s rent.
• Tenants may request to pay movein fees and security deposit in installments.
• Any fees for late payment of rent shall not exceed 1.5% of monthly rent per month.
• allowing tenants to adjust the due date of rent payments if the tenant has a fixed income.
• A landlord may request but shall
not require a social security number for the purposes of screening.
RHAWA has been participating in the Rental Habitability stakeholder group in Vancouver over the last few months. The group is going over a number of proposed policies that may go before the city council after the stakeholder period has concluded.
• Rental Registration License in addition to a city business license which would be $30 a year per unit. The proposals say these fees would help fund city support for rental housing.
• Rental Inspections which would vary on time in between inspections based on age of the unit.
• The City of Vancouver would provide an annual report documenting results from the proposed programs including the number of units registered and inspected as well as revenue and expenses.
• Fees collected would also go towards tenant and housing provider education on all new policies and procedures.
The completed stakeholder group write-up will be presented to the Vancouver City Council some timesometime in the late fall.
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.
Dear RHAWA Members;
I would like to remind everyone that your discount is available at any Rodda Paint store using Account # 536894.
I would also like to extend my services to anyone as I am available by phone to answer all project-related questions about products, techniques, quantities, and colors. Whether you are painting a deck, interior or exterior, a house or a commercial building. I am here to provide you with excellent service and the right product all at a great price.
Here at Rodda Paint, we are offering all members up to a 35% discount on all Rodda-manufactured paints. As well as, additional discounts will be offered on supplies, such as caulking, plastic, rollers, brushes, and more. The price bracket alone will beat our competitor's price on all similar products GUARANTEED! Don’t hesitate to reach out and be sure to mention the account name or number to get the discount.
Exterior paints can support the growth of mildew, particularly after they have weathered more than a couple of years. Flat paints, oil-based paints, and economy paints are most prone to mildew growth. It is most likely to occur on northern exposure and in shaded and damp areas.
strate. It is an aggressive cleaning method, to be done only when necessary, normally 1-2 times per year maximum.
Moisture from within or behind a masonry substrate can carry white pow-
Where mildew is detected:
1. Cover plants and grass in the area
2. Apply a 3:1 mixture of water: household bleach to the mildewed area plus a 1-foot margin, using a brush or garden sprayer; wear eye and skin protection; with colors, always perform a small test area to ensure the solution does not cause fading.
3. Allow the mixture to remain on for 20 minutes; add more as it dries.
4. Rinse the area thoroughly.
Airborne dirt can accumulate on paint darken it, and be a source of nutrients for mildew. The chalky pigment can be released from paint as it weathers, resulting in fading of colors and unsightly rundown. Both dirt and chalk can be removed by scrubbing or power washing.
1. Scrubbing is best done with a mild detergent and scrub brush, followed by thorough rinsing. Harsh alkaline cleaners such as TSP can reduce the gloss of alkyd paints and some latex paints.
2. Do power washing with plain water, without the addition of cleaning agents or bleach; use care to not lift paint or damage the sub-
dery salts out, undermining the paint or disfiguring the surface.
1. Remove any build-up of efflorescence using a stiff metal wire brush; wear eye and skin protection, and a dust mask.
2. If possible identify and eliminate the source of water causing the efflorescence.
3. Where necessary, prime with a latex masonry primer, and repaint.
It is important to monitor the condition of exterior paint to catch failures early, and thus minimize subsequent failures.
In addition to assessing exterior paint for dirt, chalk, mildew, and efflorescence, and treating as outlined above, check paint even closer for the following, and repair immediately:
• Cracking or checking
• Blistering, peeling, loss of adhesion
• Serious fading and loss of gloss
• Signs of rusting
Sales Representative Tim Puckett, can be contacted at: Email: tpuckett@roddapaint.com. Rodda Paint 409 M. Thierman Rd. STE B, Spokane, WA 99212, Phone: (509) 868-3552.
Bannon | Grassroots Organizer
The 2025 Legislative Session begins on January 13th, 2025, which is approaching quickly. We hope you are looking forward to joining our events and various calls to action to amplify the voice of small housing providers and support rental housing in Washington.
This year we will undoubtedly see an onslaught of regulations targeting housing providers, many of which we have seen before. Ideas are already being discussed well before the opening day of the legislative session. Eviction restrictions, late fee caps, and rent control are just a few examples of the policies that we are preparing to take on. We will need your help now more than ever as we not only fight to stop these harmful regulations, but also push for achieving RHAWA’s legislative priorities which can be found in Corey Hjalseth’s Article on page 11. The solution to bad housing policy is to not only stop the harmful legislation, but to promote and bolster legislation that will make it easier to provide housing. Improving a small housing providers ability to run their business will reduce housing costs, make it easier to negotiate lease terms and encourage a more cooperative rental housing envi-
ronment. The legislative problems we currently face can be solved with legislative solutions and RHAWA is always looking to find these solutions and spread good ideas. But, of course, our success with these goals is dependent on you joining us and sharing your voice.
Grassroots advocacy is necessary to defend the rights of housing providers. As said by our President and Executive Director Sean Flynn, one member’s testimony is worth ten from our lobbyists, While some of you might be nervous to give testimony or speak to your lawmakers, we strive to make it as easy as possible, from one-click registration to speak, to having our staff, lobbyists and fellow housing providers provide advice and feedback to your testimony, it's never been easier to share your experience with the lawmakers. Learning how to effectively advocate on your own behalf during sessions will also help teach you the skills necessary to engage with local issues as well. It is difficult for us to provide prep sessions for every local issue that arises in city councils but learning how to interpret and present talking points during Leg-
islative Session will ensure that you are fully prepared for anything that may come down the line in your local jurisdiction. Again, it is essential for these lawmakers to hear your lived experiences so they can truly understand the needs and struggles of small housing providers.
In addition to harnessing the voices of our members, we must ensure that all facets of the rental housing industry work together to create a robust and effective grassroots advocacy effort.
RHAWA has brought together property managers, rental housing owners, manufactured housing owners, and industry professionals from across the state to form the Rental Housing Association Coalition (RHAC). Members of the coalition will be invited and included in our Legislative Session Preparation in order to present a united front in our advocacy efforts.
Coalition members include: Manufactured Housing Communities of Washington, the National Association of Residential Property Managers and the Yakima Valley Landlords Association. RHAWA works together with these associations in order to present a united front when addressing rental housing issues with the legislature.
• Legislative Session Kickoff – Join RHAWA government affairs (GA) team and lobbyist, Chester Baldwin, to discuss the upcoming legislative session with lawmakers who work hard to support us on the hill. You can help drive the solutions to our challenges by advocating for policies that build a healthy housing economy for all, so don't miss this opportunity to learn how to get involved. Make your voice heard and join us in defending your rights as a housing provider. Join us on
January 6, 2025, from 6-7:30 pm for our 2025 Legislative Session Kickoff. You can register for this event on our website RHAwa.org/ events.
Please note: Registering for the kickoff event will automatically register you for all other Legislative Session events.
• Briefing Rooms – Government Affairs staff and lobbyists will be available to consult with you two hours before any critical hearings in the Virtual Briefing Room throughout the session. They can assist you with signing up for your remote committee testimony and help you prepare your speaking points prior to your appointment.
• Weekly Online Meet-Up – Hop into our Monday morning meetup to learn what the most pressing bills are for the week. You will receive an event reminder with a
join link prior to each meet-up.
• Legislative Session Recap – This event will discuss the 2025 Legislative Session from start to finish. We will be going over our hardest fights, biggest opportunities, and key takeaways. Don't miss this opportunity to peek behind the curtain and figure out not just what happened, but why it happened. Learn what messaging is effective and how we can bolster our grassroots advocacy efforts. We will also be talking about what comes next, and how to prepare for the upcoming elections.
Communications
• Calls to Action – Watch your inbox for hearing announcements, upcoming events, and Calls to Action. Content from this coalition is developed and approved by our RHAC leadership advocacy team.
All Calls to Action and advocacy updates will include a way to submit written testimony or a link that will grant you easy access to the sign-up process.
• Advocacy Center – The Advoca-
YOU CAN MAKE
engage with. Please keep in mind that adding your personal story to these pre-written messages is the most effective way to communicate with your lawmakers. It was mentioned earlier that one mem-
cy Center is your go-to resource to make sure you're ready to participate in our advocacy efforts. This page is continually updated with our most up-to-date campaigns. The Advocacy Center allows you to message lawmakers with ease, providing summaries, talking points, and pre-written messages for every bill we will
ber's testimony is worth ten from our lobbyists, this concept applies to the Advocacy Center messages as well. The Advocacy Center also provides you with resources to find your lawmakers and keep up with every bill RHAC is currently tracking in real-time.
Daniel Bannon | Grassroots Organizer | dbannon@RHAwa.org | (206) 905-0609
You may or may not have heard that there are new federal reporting requirements involved with owning a Limited Liability Company (LLC) that you must comply with. Many of our members choose to use an LLC in order to protect their assets and in this case it is crucial that you report your ownership of this LLC to the federal government. This reporting must be completed by the end of the year. If you fail to register by the end of the year you will incur significant fines.
RHAWA wants to make this process as easy as possible for our members to complete. This article will detail some of the key steps in this process as well as provide images of the website where you register in order to lead you through this process.
It should not take up too much of your time to complete this process, so it is best to address this filing requirement right away.
You will need:
• Information regarding your LLC and its beneficiaries
• Valid forms of identification for both yourself and for beneficiaries of your LLC
Step 1: Go to fincen.gov
Step 2: Click on the “File Your Report Now” button which can be found right under the green banner and is depicted below.
Step 5: It is likely that this is your first time accessing the website. If this is the case, select “Initial report” from the options depicted below.
Step 6: Continue to fill out the required information as prompted by the website. You will see a red asterisk next to the required information. Examples of the information required are depicted below.
Step 3: Click on “Get Started” under Beneficial Ownership Information (BOI) Reporting. Depicted below.
Step 4: You can either file a pdf version of this information or you can submit the information digitally. RHAWA recommends submitting this information digitally since a digital filing does not require any printing or scanning to complete. The information you would submit with a pdf version isthe same as the information you are submitting digitally.
Step 7: If you gathered all your relevant information before beginning this process there should not be any surprises with the information that is requested. Once you have filled in all the required information, you will be brought to a completion page that will prompt you to download the transcript of this filing. Make sure to download this transcript for your records before closing the page.
Step 8: Congratulations! You have now properly registered your LLC with the FinCEN database.
Rest easy knowing that you will not encounter significant fines from the federal government for failing to register your LLC with FinCen. If you have any questions about this process, feel free to reach out to RHAWA staff. Keep in mind though, we are not the federal government and can likely only answer procedural questions about how to submit your information.
Thank you for taking the time out of your day to properly report your LLC ownership and keep yourself in line with federal reporting requirements.
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.
Gatewise | Simple Multifamily Smart Access Kurtis Gilbreth (404) 985-1247 | gatewise.com
Brink & Sadler (253) 582-4700 | brinkandsadler.com
Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com
Omlin, Gunning & Associates PS Accounting/bookkeeping; Real Estate Investors (509) 467-2000
Chris Bourassa, C.P.A Shareholder Quickbooks Consultant 9515 N. Division, Suite 200 Spokane, WA 99218 (509) 467-2000 Fax: (509) 466-0537 chrisb@ogacpa.com
White Clover Properties (425) 230-6000 | whiteclover.org ADVERTISING | VACANCY LISTINGS
Pacific Publishing Co. | Print + Internet (206) 461-1322 pacificpublishingcompany.com
Seattle Rental Group | Property Management (206) 315-4628 | seattlerentalgroup.com
ShowMojo | Leasing Automation
Kristine Young (312) 584-8733 | 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
Armitage & Thompson PLLC
Jessica Thompson (509) 252-5048 | jat@law-wa.com
Jessica Thompson | Attorney at Law (509) 252-5048 | jat@law-wa.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
Eller Law Firm PLLC (206) 801-1188 | accessevictions.com
Flynn and Associates, PLLC
Sean Flynn (206) 330-0608 | theflynnfirm.com
GR Law Group (509) 456-0400 | grlawspokane.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Holmquist & Gardiner, PLLC (206) 438-9083 | lawhg.net
Humphries, Patterson, & Lewis Law (509) 838-4148 | Neil E. Humphries
Jeffery Bennett (503) 255-8795 | bennett@warrenallen.com
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 (509) 655-1916 | stevenschneiderlaw.com
CMG Home Loans
Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com
Eastside Funding (425) 873-8873 | eastsidefunding.com
Luther Burbank Savings Bank (425) 739-0023 | lutherburbanksavings.com
Pacific Crest Savings Bank
Scott Gibson (425) 670-9600 | (800) 335-4126 | paccrest.com
Union Bank
Brandon Bemis (206) 715-0877 | unionbank.com
BATHTUB + SHOWER RENOVATION
Fischer Restoration (888) 345-2532 | fischerrestore.com
Flippers Warehouse (206) 656-3222 | flipperswarehouse.com
BLIND CLEANING + REPAIR
Shine a Blind On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net BUILDING INSPECTORS
Ideal Inspection Services LLC RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
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
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
The Chimney Specialists, Inc.
Pierce Co.: (253) 475-0399 | (888) 979-3377
Seattle: (206) 782-0151 | (888) 979-3377
South King Co.: (253) 833-0144 | (888) 979-3377
thechimneyspecialists.com
Masonry Restoration Consulting (425) 344-3893
masonryrestorationconsulting.com
Lund's Carpet Cleaning
benlund1957@gmail.com (509) 922-6153 | carpetcleaningspokane.com
Mordecai Elmblad Cleanco Carpet Cleaning & Cleaning (509) 655-1916 | cleanco-wa.com
Seattle Window Cleaners LLC (206) 453-3936 | seattlewindowcleaner.com
+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 bravoroofs.com
Construction Expeditors, LLC (206) 595-8852 | constructionexpeditors.com
Danika Plumbing LLC
Frank Gaborik (425) 335-3515 | danikaplumbing.com
Diamond Roofers, LLP
Flat & Low Slope (206) 202-7770 | diamondroofers.com
ER Flooring (360) 402-9566 erflooring.com
Michaud (206) 728-5000 | pugetsoundcollections.com
Legacy Investments (206) 650-6113 | pugetsoundinvesting.com Icon Real Estate Services Inc. Jeremiah Roberson (425) 633-3330 | iconre.org
Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
Homestead Construction (509) 926-0755 | homesteadconstructioninc.com
Andrea Malone | (509) 926-0755 andrea@homesteadconstructioninc.com 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
Eller Law Firm PLLC (206) 801-1188 | accessevictions.com
LT Services, Inc. (206) 241-1550 | ltservices.net
Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com
Maxwell Glasson (206) 627-0528 | loefflerlawgroup.com
EXCHANGE — 1031 REAL ESTATE
1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Kay Properties & Investments
Dwight Kay (855) 899-4597 | kpi1031.com
Sound Realty Group
Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com
Velocity 1031 (425) 247-3307 | velocity1031.com
American Family Insurance Cisneros Agency, LLC
Jonathan Cisneros (425) 513-8723 | amfam.com
Country Financial Financial, Insurance & Life Insurance Services
john.kapelac@countryfinancial.com (509) 228-9125
CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
Diamond Cut Insurance Group, Inc.
Larry Janowicz (425) 879-5198 | dcigi.com
Extant Realty
Vinson (509) 251-2871 | rachel@extantrealty.com
|
Rental Housing Association of Washington (206) 283-0816 | RHAwa.org
GOVERNMENTAL AGENCIES
Tacoma Housing Authority (253) 281-7674 | tacomahousing.net GUTTER
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com
Seattle Window Cleaners LLC (206) 453-3936 | seattlewindowcleaner.com
SERVICES
Abc Turn-Key Services LLC (253) 432-1748 | abcturnkeyservices.com
Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
TQ Handyman LLC Trevor Rose (206) 222-5129 | tqhandyman.com
Valencias Handyman (509) 346-3694 | Javiervv065@icloud.com
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com
| AIR CONDITIONING (HVAC)
Fischer Heating and Air (206) 783-1190 fischerheating.com
Hurliman Heating (509) 891-5110 | hurlimanjp@gmail.com
hurlimanjp@gmail.com | (509) 891-5110
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 | iNspect.ws
Taurus Home Inspections
Lisa Lotus | WA State Home Inspector #2261 (206) 676-0023 | taurushomeinspections.com
HOARDING
Bio Clean, Inc. (425) 754-9369 | biocleanwa.com
INSURANCE
American Family Insurance Cisneros Agency, LLC
Jonathan Cisneros (425) 513-8723 | amfam.com
Americus Insurance shawn@americusinsurance.net (509) 944-5414 | americusinsurance.net
Brent Ward State Farm Insurance (425) 488-9100 | (888) 532-1875
brentwardagency.com
Country Financial
Financial, Insurance & Life Insurance Services
john.kapelac@countryfinancial.com (509) 228-9125
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 | cbre.com
|
Darco Inc (206) 322-9495 | darcoapts.com
Extant Realty
Rachel Vinson (509) 251-2871 | rachel@extantrealty.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
Omlin, Gunning & Associates PS Accounting/bookkeeping; Real Estate Investors (509) 467-2000 chrisb@ogacpa.com
Paragon Real Estate Advisors, Inc.
Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com
Peak Mortgage Partners
Dave Eden (206) 660-3014 peakmp.com
Ruston Investors, LLC (206) 713-5245 deluxebargrill@comcast.net
Sound Realty Group
Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com
Velocity 1031
Exchange - 1031 Real Estate (425) 247-3307 | velocity1031.com
JUNK REMOVAL
Trashy Women 509 (509) 768-3507
&
Hockett | (509) 324-1350 cole.hockett@acranet.com
CrossCountry Mortgage LLC (206) 650-4041 keane@keaneloans.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
Kidder Matthews Simon and Anderson Team (206) 747-4725 | dylansimon.com
Luther Burbank Savings Bank (425) 739-0023 lutherburbanksavings.com
Pacific Crest Savings Bank
M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com
| (206) 660-3014 | peakmp.com
Abc Turn-Key Services LLC (253) 432-1748 | abcturnkeyservices.com
Real Property Management Today (253) 426-1730 | rpmtoday.com
RentalRiff Inc. (541) 600-3200 | rentalriff.com
White Clover Properties (425) 230-6000 | whiteclover.org
Brooklynn Masonry
Bryan Funk | (253)722-7904 Bryan@brooklynnmasonry.net
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
Best Plumbing Group (206) 633-1700 | (425) 771-1114
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
365 Plumbing (253)478-9298 | 365plumbingseattle.com
Action Drain & Plumbing
kelli@actiondrain.net (509) 467-1717 | actiondrain.net
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
The Drain Specialists
Sewer & Septic Lines, Sinks, Bathtubs & Toilets (509) 467-5555 | ktwinston@me.com
(206)
Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com RODDA PAINT Tim Puckett | (509) 868-3552 | roddapaint.com
Sherwin WIlliams (425) 495-4124 | sherwin.com
Eden Advanced Pest Technologies (509) 327-3700 | edenspokane.com
Prosite Pest Control
raymond@prositepestcontrol.com (509) 925-5900 | prositepestcontrol.com
| iNspect.ws
Pacific Publishing Co. (206) 461-1322 | pacificpublishingcompany.com
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 | 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
Marcoe Management LLC
Brittani Marcoe | (253) 650-0475
Office@MarcoeManagement.com
Nathaly Burnett Property Management (253) 732-9535 | beyondseattle.com
Next Brick Property Management (425) 372-7582
Northfield Properties Inc. (425) 304-1250 | (425) 304-1250
North Pacific Property Management
Joshua Fant | (206) 781-0186 | (800) 332-1032
northpacificpropertymanagement.com
Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com
Park 52 Property Management
Paul Jakeman | (253) 473-5200 | park52.com
People’s Real Estate, Inc.
Lisa Brannon | (425) 442-9941 | peoplespm.com
Pilot Ventures LLC | Property Management (206) 566-6600 | pilotnw.com
Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com
Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com
Real Estate Gladiators (425)260-3121 | realestategladiators.com
Real Estate Investment Services (REIS) Lakewood: (253) 207-5871
Seattle: (206) 319-5981 | REISinvest.com
Real Property Management Today (253) 426-1730 | rpmtoday.com
RentalRiff Inc. (541) 600-3200 | rentalriff.com
Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com
Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net
Seattle's Property Management (206) 856-6000 seattlespropertymanagement.com
Seattle Rental Group (206) 315-4628 | 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 | westlakeassociates.com
White Clover Properties (425) 230-6000 | whiteclover.org
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 | azibo.com
Gatewise | Simple Multifamily Smart Access
Kurtis Gilbreth (404) 985-1247 | 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 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 | paragonrea.com (206) 623-8880 | (800) 643-9871
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 | realestategladiators.com
Real Estate Investment Services (REIS)
Lakewood: (253) 207-5871
Seattle: (206) 319-5981 | REISinvest.com
SJA Property Management (425) 658-1920 | sjapropertymanagement.com
Sound Reatly Group
Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com
SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 | suhrco.com
The Paris Group NW (206) 466-4937 | thepaccarisgroupnw.com
Westlake Associates (206) 505-9400 westlakeassociates.com
Windermere Property Management
/ Lori Gill & Associates (425) 455-5515 | wpmnorthwest.com
Windermere Real Estate Commercial Therasa Alston | (206) 650-4777 WPI
(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 | iNspect.ws
Humphries, Patterson, & Lewis Law (509) 838-4148 | Neil E. Humphries Olympic Estate Group, LLC Jeri Schuhmann (206) 799-0544 OlympicWealthStrategies.com
ROOFING SERVICES
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) axisroofandgutter.com
SOFTWARE FOR RENTAL OWNERS
Bravo Roofing, Inc.
GoldStar Vendor + Vendor of the Year | 2014
John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com | bravoroofs.com
Diamond Roofers, LLP | Flat & Low Slope (206) 202-7770 | diamondroofers.com
Fields Roof Service Inc. (253) 852-4974 | (888) 852-4974 fieldsroofservice.com
Mono Rooftop Solutions
Commercial / Residential Repair & Maintenance (206) 767-2025 | monorooftop.com
ACRAnet
Lender, Mortgage & Screening Cole Hockett (509) 324-1350 | acranet.com
Azibo | Financial Services Platform (855) 920-3565 azibo.com
Signal 88 Security of South Puget Sound (206)208-0233 | signal88.com
SnS Locks (206) 664-1209 safeandsecurelocks@gmail.com
Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
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 | azibo.com
ShowMojo | Leasing Automation
Kristine Young (312) 584-8733 | hello.showmojo.com
SUBMETERING
Conservice (866) 947-7379 | conservice.com
Submeter Solutions, Inc. Cameron Towe | (425) 228-6831 submetersolutions.com
TAX CONSULTING | PREPARATION
Brink & Sadler
Johann Drewett (253) 582-4700 | brinkandsadler.com
Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com
TENANT SCREENING
ACRAnet (509) 324-1350 | acranet.com
Azibo | Financial Services Platform (855) 920-3565 | azibo.com
99Gem (206) 579-9533 | D.Perkins5637@gmail.com
Lorna Arnold (206) 276-0588 | shorttermsuites.com
Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139
SCENE CLEAN-UP
When we set out to create ENGAGE 2024, we knew it would be something extraordinary. What unfolded exceeded even our boldest expectations. This wasn’t just another conference; this was a defining moment in RHAWA’s history—a bold statement of our strength, unity, and unwavering commitment to advocacy. From start to finish, ENGAGE 2024 was a celebration of everything we stand for: advancing housing policy that makes sense, building stronger communities, and giving our members the tools to protect their investments while doing good for the people who live in the homes they provide.
The Annual Business Meeting set the tone, showcasing RHAWA’s powerful presence across Washington State. With more than 6,000 members housing tens of thousands of families, our mission is clear: defend property rights, promote sensible housing policy, and advocate for the rental housing industry’s vital role in our communities.
In 2024, we faced one of the most challenging legislative sessions in memory. Over 200 members traveled to Olympia, and more than 1,000 messages were sent through our Advocacy Center, proving how essential our collective efforts are in shaping legislation and defeating bills that could have destabilized housing across the state.
The merger with Landlord Association of the Inland Northwest LLA was another major win for the entire industry. It expanded our reach and strengthened our resources, ensuring we have boots on the ground across the state—from Eastern Washington to the west side of the Cascades. With a unified voice, we’re equipped to tackle political and regulatory challenges head-on.
Two outstanding members were recognized for their incredible dedication:
for
on the frontlines of advocacy, particularly during the Tacoma Measure 1 ballot initiative, and Constance Jensen Nelson, our 2024 Member of the Year, for her tireless leadership in LINK Meetings and RHA PAC activities. They embody the spirit of RHAWA—dedicated, passionate, and always ready to fight for our community.
The keynote from George Petrie and Audrey Riddle of Goodman Real Estate left a lasting impact. Their account of the struggles faced by the Addison on Fourth, a redeveloped affordable housing project, highlighted the devastating effects of Seattle’s restrictive rental regulations. The financial burdens, red tape, and lack of safety for tenants painted a grim picture, but their message was clear: if we don’t address these issues, affordable housing in Washington could face extinction.
ENGAGE 2024 was filled with practical tools and strategies to help members face the challenges of today’s housing market. With four key tracks,
attendees left with actionable insights to navigate the complexities of housing policy and property management.
This track provided essential knowledge for housing providers, offering 3 hours of continuing education credits for real estate brokers. Whether new to the industry or experienced, it gave attendees the chance to learn and network with top industry leaders.
Led by Cory Brewer, this session highlighted the importance of understanding laws that govern landlord-tenant relationships. Attendees learned how to develop compliant rental policies, preparing them for the entire rental process.
Presented by Chris Benis of First Avenue Law Group and RHAWA’s Legal Counsel, this session covered fair housing laws, how to market rental units, and the steps to properly screen and select tenants.
The second track focused on Washington’s urgent housing shortage and the challenges that prevent rapid development. Rep. Andrew Barkis, Alex Brennan from Futurewise, and Greg Lane from the Building Industry Association of Washington engaged in a dynamic discussion, moderated by land use attorney Ian Morrison. They explored how new zoning laws are attempting to combat locally-driven NIMBY opposition.
Brought valuable insights into Washington’s housing policy challenges. The session “Why We Fight Rent Control” had Morgan Shook and Senator Mark Mullet explaining the economic downsides of rent control. Mullet emphasized how the state avoids investing pension funds in rent-controlled areas, presenting a contradiction should rent stabilization be adopted in Washington. The “Local Housing Rockstars” session featured Councilmembers Jared Nieuwenhuis, Kevin Schilling, and Michael Cathcart, who shared strategies for navigating local housing policies amid state-wide challenges.
In “Tenant Assistance,” Representative Andrew Barkis and Shkelqim Kelmendi discussed improving tenant support, focusing on better voucher placement and resource alignment to support vulnerable tenants.
In Track 4, the session “How We Fight Rent Control” was a major highlight. Industry leaders came together to discuss the critical need for cross-sector collaboration—not just to protect profits, but to safeguard the future of our communities. By uniting rental housing providers, commercial real estate operators, and investors, we can preserve safe, affordable housing for everyone. It was advocacy at its best—rooted in real-world impacts and focused on protecting the fabric of our neighborhoods.
The “Tips and Tools for Housing Advocacy – Speaker Training” session was equally electrifying. Alongside the legendary Mark Gjurasic, I had the privilege of showing members how to use data and personal stories to connect with lawmakers. Mark’s feedback after the session said it all:
"I really appreciate working with you at ENGAGE yesterday. I was told that we did a 'great job,' and people became well informed because of it."
In the later sessions, speakers from different types of construction—missing middle housing, manufactured housing, and multifamily developments—discussed the operational hurdles they face. The common theme was the overreach of local permitting processes that slow progress on increasing Washington's housing supply.
The energy in the room was undeniable, and our members left fired up and ready to advocate for change
Secretary of State Steve Hobbs
closed the event on a powerful note, urging us all to stay engaged. His vision for housing policy and elections in Washington reminded us that active engagement is key, and that our collective efforts are essential in shaping the future of housing in our state.
ENGAGE 2024 wrapped up with our Mix & Mingle, an unstructured reception that brought together government leaders, civic leaders, industry experts, and special guests for an informal gathering. It was a chance for attendees to connect directly with elected officials and have meaningful conversations over happy hour. The relaxed atmosphere allowed for genuine dialogue between public officials and housing providers—discussions that will help shape the policies of tomorrow.
ENGAGE wouldn’t have been possible without the support of our incredible vendors and sponsors. Their booths were bustling with activity throughout the day, providing members with the tools and resources they need to manage their properties effectively and stay ahead in a competitive market. We are grateful for their unwavering support and contributions to the success of this event. Event total: 19 vendors/sponsors.
As I write this, the emails are pouring in—members are asking, “How can I help? How can I get involved?” The excitement is palpable. ENGAGE wasn’t just an event—it was a call to action. We left with a clear message: we don’t do this alone. From those with a single rental unit to large investors, everyone understands the
We couldn’t have asked for a better venue than the Meydenbauer Center. The team’s professionalism and attention to detail made the entire day run smoothly. A special thank you to Allison, our event coordinator, who told us, “I’ve done many trade shows and conferences, and this was the happiest crowd I’ve ever seen. People were excited!” It was an honor to host ENGAGE 2024 at such an amazing venue, and we can’t wait to return. RHAwa.org/PACdonate
I want to thank all of the speakers and presenters who were part of ENGAGE. Coming from all over Washington State, this group represented far more than an industry—they represented an entire ecosystem of stakeholders: policymakers, rental housing providers, subject matter experts, lobbyists, media, attorneys, realtors, commercial real estate professionals, investors, nonprofit directors, innovators, and journalists. Their voices made this event exceptional.
With 350 attendees at ENGAGE, we smashed our goal of 300. You were the real stars of the show, and I was blown away by your kindness, great questions, and the atmosphere you created. It was an absolute pleasure to see each and every one of you there.
importance of working together. Our strength lies in our diversity, and now more than ever, our members are ready to join the fight and make their voices heard. If you would like to know more about how you can help, please consider joining one of our committees or donating to the RHA PAC and/or the Legal Defense Fund today.
None of this would have been possible without the tireless work of the RHAWA staff. Pulling off an event like ENGAGE required long nights, meticulous planning, and immense teamwork. To our staff, volunteers, and leadership: thank you. You made ENGAGE 2024 a reality, and it was nothing short of a triumph.
I want to give a very special thank you to RHAWA’s Executive Leadership. To Sean Flynn and Melissa Canfield, thank you for your leadership, advocacy, and hard work that made ENGAGE so special. You have assembled a team and evolved RHAWA into the premier public policy and rental housing advocacy association—not just in Washington, but one that sets a national example. We couldn’t be more proud to witness the fruits of your labor.
ENGAGE 2024 was a milestone for RHAWA—our magnum opus—and the momentum it created will carry us forward. To quote RHAWA’s lobbyist Chester Baldwin, “The only problem RHAWA has now is that ENGAGE went so well that next year will need to be bigger and better—and I don’t know how that’s possible with how well this went.” Challenge accepted.
Denise Myers | Education + Resources Director | dmyers@RHAwa.org | (206) 905-0614
Azibo has been up and running for the vast majority of our members who operate Residential Rental housing for a few months now and is already more popular than any service we’ve provided in the past for digital lease signing or screening. Now, all MHC forms are available in the system as well. The system is set up so that if you are an MHC member you will only see MHC forms, if you are a Regular Rental Owner or Property Management Company, you will only see Residential Rental forms. If you are a dual member, you will see both forms collections.
As Azibo is on the cutting edge of software designed for the smaller housing providers with customized legal forms offered through regional rental housing associations, there are still a few opportunities for improvement. The good news is that the people at Azibo are incredibly responsive to feedback and make things work seamlessly for your operations. If you haven’t tried it yet, join the crowd and enjoy an easier way to manage your rental business.
Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year
One winter, on a Saturday night, it was my turn to cover the phones. A customer called at about 10:00 p.m. and said “everything was backed up” in his house. No matter how many times he tried to fix the problem, he couldn’t stop the downstairs shower drain from overflowing, and he needed help.
When I got there, the customer showed me around the house and the backedup drains, and I asked the normal questions: “How long have you lived here?”…“Are you on Septic or City Sewer?”…“Has this happened before?”…“When was the last time this happened?” I learned that it happened often, at least once a year, and usually in the fall or winter. Finally, the customer showed me the clean-out in the garage and said, “This is where they usually run their “snake” from”.
Since this was our first time at this customer’s house, I told him I’d be a minute and that I wanted to look around a little more. This just frustrated him because he was anxious to get things draining in their home, and everyone was after him to get it done. I insisted, and looked around some more, walking around the house, and out front into the street where the lay of the land obviously showed the sewer line drained to. I grabbed my pry bar and went to the first sewer manhole downstream from the front of their house and popped the lid. Sure enough, the city main was backed up almost to the top of the manhole and nothing was moving. About that time, a neighbor came out to see what was up saying they were backed up too.
I called 911 right away, got connected to the city’s Public Utility Emergency Line, and had a crew out there within the hour. Since they said they would be quick, I hung around to make sure my customer’s sewer line drained properly once the main got clear. It was a good thing because a couple of his ‘side drains’ were still clogged after the main drained out, due to solids getting backed up into them. So, I cabled and tested them all.
After getting paid by my customer I advised him to pass this bill on to the city, because it was their responsibility, and I made that clear on the invoice.
back-water valve is what we call a big ‘check-valve’ that will help protect the home from city main back-ups).
ANY LICENSED PLUMBER WHO CLEARED A MAINLINE DRAIN ON A HOME LIKE HIS SHOULD NORMALLY LOOK AT THE WHOLE PICTURE, INCLUDING THE SEWER MAIN IN THE STREET.
My customer was very pleased and had us give them a price on installing a back-water valve which would protect his home in the future should the city sewer back up again. (A sewer line
My customer also asked, “How come the other guys who cleared my drain didn’t check the city main?”, and of course, I didn’t have an answer. I told
him I had no way of knowing that any past problems were connected to the city backing up. But I did tell him, “Any licensed plumber who cleared a mainline drain on a home like his should normally look at the whole picture, including the Sewer Main in the street. We strongly recommend calling in a company like ours, which uses licensed plumbers for these kinds of jobs so you have the best chance of getting the most for your money”
Several times a year, when we help a customer with a clogged sewer or an underground water leak, we find that the responsibility for the problem lies with the city, county, or neighbor, and not with our customer. Bottom line… hire a licensed professional who has the training and expertise to look at the whole picture and ask all the right questions…because it always pays to check…. and. because it’s still usually true; you get what you pay for… and because when you don’t know, what you don’t know; it’s best to let the professionals worry about it.
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
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
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:
Navigating the ever-changing state and local laws creates a challenging environment for compliance and using free or outdated lease agreements found online can lead to significant legal and financial problems for rental property owners and managers.
$300+ PER HOUR IN LEGAL FEES adds up quickly… Your membership with RHAWA might just be the bargain of the century!
RHAWA excels in providing current, property-specific, and location-specific leases and forms, setting a high standard in the industry. Our extensive and comprehensive library of attorney-reviewed residential and manufactured housing forms is essential for your PEACE OF MIND.
