As a real estate investor, you know that ROI and protecting your investment are essential to your success. Whether you own hotels, residential, or commercial properties, you can count on Construction Expeditors for straight talk and solid recommendations for upgrades, maintenance, and repairs that help keep your property competitive and profitable for the long term.
We first made Azibo available to a beta-test group of members in July and expanded to all members in August of this year. On September 26, we fully replaced the RHAWA screening service with our third-party solution, Azibo. As with anything, change is difficult, but for most of the almost 900 members using Azibo, the transition was simple, and the new system is easy to use. Especially over this last month as members may have been caught off guard with the discontinuation of our old system, we have received a few more questions, complaints, and suggestions to improve. While we certainly understand the frustration when dealing with a few speed bumps, we are grateful that this new solution is working well for most of our members. The following are some of the questions and issues we have been addressing:
Due to the increased legal risks of providing screening services, our Board of Directors determined we could no longer offer the RHAWA screening service to members. Azibo is a third-party system that was carefully vetted by a member task force. The TransUnion screening report you will get through Azibo is requested from and owned by the prospective tenant. The report is then automatically shared with you. All of this happens seamlessly within the Azibo application which also provides comprehensive property management services including digital leasing and rent pay.
WHY DOES AZIBO ASK FOR DETAILS ABOUT ALL MY PROPERTIES?
You do not have to set up access to your bank account or fill in all the details of all your properties if you do not want to. If you are only screening for one unit at a time, just enter each unit as needed (see the 10-step, 2-minute process below). Azibo prompts you to enter all your business information because it is designed to provide you with a full-service experience like Appfolio or Buildium, without the steep monthly subscription cost. The idea is that you can keep records for each of your rental units allowing you to manage tenant ledgers, maintenance & repair, and income and expenses for your entire rental business. Azibo does not sell or give your data to any third parties other than transactions approved by you, such as setting up a banking relationship or insurance.
By partnering with associations like RHAWA to provide the lawyer-reviewed legal forms for each state, Azibo can provide services to our members who are generally small independent housing providers and cannot afford to use full property management applications. Azibo’s revenue comes from renters who pay screening fees, interest on cash deposits in Azibo bank accounts, fees for credit card payments, and subscription services for tenants such as credit boost and insurance.
Getting started just takes minutes! Remember, the system is set up to let you enter information about all your units so you can manage everything from this easyto-use tool, but you can also just add individual units as you go! You can start screening for your first vacancy by just entering the address for the one unit you are trying to fill now. Just 10 steps from start to finish!
1. Click the button Create a new portfolio. This will create an empty portfolio called “first name” Portfolio 1. (You can edit this by clicking on the pencil button.)
2. Click on Add Property. Enter details for the property you are trying to fill. Note: The “Unit 1” field must contain something even for Single Family Home. Enter anything like Blue House, Cottage, etc.
3. At this point, you can create payment terms or click on the “X” in the upper right corner to go straight to ordering screening.
4. Click on Renter Screening, and then Invite to apply. Here is a link to a
quick walkthrough of this process. “https://app.supademo.com/demo/cm0fgmb1b0du9w8i4ohfsgbt7”
The first time here, you will be invited to review RHAWA’s Application Criteria Guidelines for help with writing your instructions to apply and the criteria for denial. If you have already written this statement, click on I understand and don’t need to see this again. Otherwise, click Show Me How and create your statement.
5. Select the property and unit you are filling.
6. Select the Application type. With Azibo, you have the option to request your applicant complete one of these application methods:
Submit Educational articles featured in Current must be around 650 words, include a byline of the author, and a final paragraph with contact information. Deadline is 15 days before the print date (print date is approximately the 13th of the month proceeding the publication.) Submit to publications@RHAwa.org.
Advertise
For advertising information (rates, production specifications, and deadlines), contact Luke Brown: lbrown@ RHAwa.org.
Nell: jnell@RHAwa.org Business Development Specialist
Brown: (206) 905-0610 Creative Director Sisi Mereness: (206) 905-0605 Deputy Director Melissa Canfield: (206) 905-0615
Education + Resources Director Denise Myers: (206) 905-0614
External Affairs Manager Corey Hjalseth: (206) 905-0603
Grassroots Organizer Daniel Bannon: (206) 905-0609 Member Services Specialist (Resource Desk)
Lewis: RHAwa.org/supportcenter
Services Specialist
Kushi: (206) 283-0816 Member Services Specialist (Eastern WA Desk)
Wareham: (509) 535-1018 Membership Development + Gov. Affairs
RHAWA Current is published every month by the Rental Housing Association of Washington. Copyright ©2024 RHAWA Current with all rights reserved. Reproduction or use without permission of editorial or graphic content in any manner is prohibited. All copyrights, trademarks, and servicemarks are property of their respective owners. P.O. Box 31103 Seattle, Washington, 98103.
Klemme: (206) 905-0611 Office Manager & Event Coordinator Chloe Moser: cmoser@RHAwa.org
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/education.
When: Wednesday, December 4 | 3-4:30pm
Cost: $30 Members | $200 Freemium Subscribers
A tenant can make a disability accommodation request, including the use of an assistance animal at any time. They must also be permitted to make reasonable disability-related modifications to the property. Are you bound by law to deliver whatever they ask? Attorney and RHAWA Legal Counsel, Chris Benis has represented clients in many cases related to making accommodations for disabled tenants. In this 90-minute session, he will explain the interactive process to follow when determining reasonable solutions and share memorable examples highlighting what to do, and what not to do.
When: Wednesday, December 11 | 12-1pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
We will be joined by Spokane City Code Enforcement Supervisor, Jason Ruffing who will review the basics of the rental registration and inspection program, demonstrate how to register rental properties with the city and answer your questions about the program. Please note, we will not be covering how to apply for business licenses on the WA DOL site.
When: Thursday, December 12 | 12-1pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
This class is part of a 12-part series designed for Property Managers in Washington State. In this session, you will learn how to participate as an active stakeholder in the setting of housing policy. We will explore:
• Recent and pending legislative changes impacting Washington housing providers.
• The impact of voting and communicating with state and local representatives.
• How to actively participate through industry advocacy groups.
Instructor: Chester Baldwin
When: Thursday, December 12 | 3-4pm
Cost: Free | Registration Required
Please join our team for an overview of Member Benefits and Services offered by RHAWA. Participants will receive a tour of the RHAWA website and tools and are encouraged to ask questions relating to member benefits throughout the meeting. This meeting is designed for New Members and those considering membership with RHAWA. Specific Property Management and Legal questions cannot be addressed during this meeting. Seats are limited to 25 participants and registration is required.
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. This month’s topic is Member Legislative Session Preparation
• Claim Jumper, Tukwila | Tuesday, December 10, 6:30-8pm
• Stanford's Northgate, Seattle | Thursday, December 12, 6-8pm
• Darcy’s, Spokane Valley | Monday, December 16, 12-1:30pm
• Dave & Buster's, Bellevue | Tuesday, December 17, 6-8pm
*Meeting time and subject may change. Please check the calendar at RHAwa.orgevents.
When: Tuesday, December 17 | All day
The annual TRENDS conference and tradeshow offers something for everyone within the rental housing industry including independent owners, property managers, and other professionals who support housing providers. This one-day conference, now in its 39th year has an average attendance of 1500, and is packed with valuable experiences for all!
• Attend your choice from dozens of workshops on rental operations, landlord-tenant laws, property investment, and tax strategies ... everything you need to know to operate rental properties in Washington.
• Explore the tradeshow area featuring exhibits from up to 200 businesses and organizations that serve the rental property industry.
• Meet new people and build relationships with invaluable housing provider partners.
• Enjoy light snacks and boxed lunch included with registration.
• Check price for General Admission cost at trendstradeshow.com.
When: Thursday, December 19 | 2-3pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests Thinking about when and where to buy or sell? Candice Chevaillier, CCIM, Principal at Lee & Associates Commercial Real Estate Services Multifamily team will review current rental housing trends in the Seattle-Metro area. She will explain the latest data on supply, expected demand, vacancies, and rent growth. Candice has been selling commercial real estate investment property in the Seattle market for over 20 years and leads a team of investment brokers serving Puget Sound.
Denise Myers | Director of Education + Resources
In addition to forms for residential rental providers, there is a whole different set for members who manage manufactured housing communities. You may have seen these on the RHAWA website… now they are also available in Azibo for all MHC members or dual members. Based on their login credentials, MHC members will only see MHC forms, while dual members will see both MHC and residential forms integrated into a single list of options that can be filtered and sorted to make it easy to find the form you need at that moment. Following is the complete list of MHC Forms:
These forms and tools are used with prospective tenants prior to lease signing.
These forms are required for creating a legal lease or rental agreement based on the circumstances.
In addition to forms for residential rental providers, there is a whole different set for members who manage manufactured housing communities. You may have seen these on the RHAWA website now they are also available in Azibo for all MHC members or dual members. Based on their login credentials, MHC members will only see MHC forms, while dual members will see both MHC and residential forms integrated into a single list of options that can be filtered and sorted to make it easy to find the form you need at that moment. Following is the complete list of MHC Forms:
These forms and tools are used with prospective tenants prior to lease signing. Form
Adverse Action Notice (RHAWA Screening)
Adverse Action Notice (Other Screening)
Adverse Action Notice (Azibo Screening)
FOR MH Must be given to any applicant rejected after screening commenced. Use this version when using RHAWA Screening Service for property outside of Seattle.
FOR MH Must be given to any applicant rejected after screening commenced. Use this version to write in details of other screening services.
FOR MH Must be given to any applicant rejected after screening commenced. Use this version when using Azibo Screening Service.
Reference for applicants without standard ID.
Application Criteria Guidelines
Application for Tenancy
FOR MH Instructions on how to write your Application and Screening Criteria Notice that must be provided to all prospective applicants before they apply. Covers all local laws and includes a blank form for convenience.
FOR MH Give to all prospective tenants who want to apply after viewing the unit for rent. (The digital version is built into the RHAWA Screening system.)
Lease Documents These forms are required for creating a legal lease or rental agreement based on the circumstances.
Use together with Rules and Regulations and any other addendum to form
These
These forms are designed to give legal notices that are in compliance with state and local laws.
3-Month Rent Increase Notice FOR MH Serve with 3 months' notice prior to increasing rent.
or 30-Day Pay or Vacate Notice
FOR MH Serve with 14 or 30 (if subject to CARES Act) days' notice if the tenant does not pay monthly rent. Select the correct version of the form based on property location. DO NOT include late fees or charges other than rent, defined as recurring and periodic charges identified in the rental agreement for the use and occupancy of the premises, which may include charges for utilities.
20-Day Notice to Comply FOR MH Serve with 20 days' notice if a tenant is noncompliant with rules of tenancy.
Assignment of Rental Agreement FOR MH Use to transfer the current rental agreement to another tenant.
Declaration of Service FOR MH Fill out the form and retain it to document proper service.
How a Notice Becomes an Eviction FOR MH A review of the eviction process for your information.
How to Serve a Notice FOR MH Important instructions to follow when serving a notice.
Invoice and Payment Schedule for Past Due Rent FOR MH Use to offer a payment plan to tenants with past due rent. (Only required for rent that was due between 2/29/2020 and 5/31/2023.)
Maintenance Request Notice FOR MH Tenant may use this form to submit maintenance/repair requests.
Notice of Mediation FOR MH Use to notify a tenant of upcoming mediation due to their noncompliance with the Agreement.
Notice to Owner/Agent of Intent to Sell FOR MH Use to give notice to community management when planning to sell manufactured homes.
Occupancy Agreement FOR MH Use when a tenant wants to add an occupant to their home.
Rent / Fee Invoice FOR MH Use on a regular basis to invoice rent due and/or as a reminder if rent is late.
Tenant Complaint Notice FOR MH Provide to the tenant for making a formal complaint against other tenants.
Tenant's Payment Receipt FOR MH Use to provide documentation of tenant payment. Required for cash payments.
Tenant's Termination of Tenancy Notice FOR MH -- Provide to the tenant for giving termination notice.
Transfer Ownership/Management Notice FOR MH Use to inform tenants if/when the community will be under new management.
RHAWA has made it easy for members to find answers to their most pressing property management questions.
Stop by our website to access our growing library of articles on fair housing, landlord-tenant laws and best practices for operating rental housing in Washington State.
Need additional assistance? Don't worry! You can submit your questions to Support Center staff with just the click of a button. Visit
Across
1. The fifth largest country of origin, accounting for 5.5% of immigrants. In this country, Tet is a major celebration that marks the end of winter and the start of spring.
The fourth largest country of origin, accounting for 5.9% of immigrants. One of this country’s many Christmas season celebrations, Noche Buena is a time to celebrate, eat, exchange gifts, and get together with family and friends.
2. The second largest country of origin, accounting for 9.8% of immigrants. Makar Sankranti Is celebrated in this country on January 14, marking the end of winter and the beginning of the harvest season.
3. The fourth largest country of origin, accounting for 5.9% of immigrants. One of this country’s many Christmas season celebrations, Noche Buena is a time to celebrate, eat, exchange gifts, and get together with family and friends.
1. The fifth largest country of origin, accounting for 5.5% of immigrants. In this country, Tết is a major celebration that marks the end of winter and the start of spring.
4. The largest country of origin among immigrants to Washington, accounting for 21.2% of immigrants. Las Posadas is a winter tradition from this country spanning 9 days leading up to December 24.
5. The third largest country of origin, accounting for 8.3% of immigrants. In this country, Dongzhi Festival celebrates the start of winter and the longest night of the year.
The largest country of origin among immigrants to Washington, accounting for 21.2% of immigrants. Las Posadas is a winter tradition from this country spanning 9 days leading up to December 24.
Source: https://map.americanimmigrationcouncil.org/locations/washington/
2. The second largest country of origin, accounting for 9.8% of immigrants. Makar Sankranti Is celebrated in this country on January 14, marking the end of winter and the beginning of the harvest season.
Note: Solution will be in the next issue of the CURRENT.
The third largest country of origin, accounting for 8.3% of immigrants. In
On October 22, 2024 a lawsuit was filed by the owners of the Addison on Fourth, a low-income rent-stabilized building in the International District of Seattle. The lawsuit filed against the City of Seattle claims a taking of property due to rental regulations passed by the former city council between 2018 and 2022. A “taking” is a legal term where the basic premise of the argument is that the government has taken your property whether that be physically or via regulation without justly compensating you.
The taking argument's basis is that rental housing laws touted as “tenant protections” have in fact slowly eroded the ownerships’ ability to ensure stable and safe housing for their residents. Some of the specific laws outlined in the complaint are as follows:
• Fair Chance Housing - No criminal background, apart from being a registered sex offender, may be used to disqualify an applicant from becoming a tenant of the building.
• Roommate Ordinance - A close
friend of family member may move into the unit and claim residency and is afforded the same rights as the actual tenant. They are not required to sign a lease
all tenants in their building.
• 180-Day Notice Period - This is especially problematic for low-income housing because HUD sets
“THE LAWS PASSED BETWEEN 2018 AND 2022 COMBINE TO MAKE A TOXIC COCKTAIL, THAT WHEN SERVED OVER THE ICY CONDITIONS AND THE GLACIER PACE
OR go through a background and credit check process.
• Winter/School Year Eviction Ban - This policy has destroyed Addison’s ability to reliably collect on-time rent payments from
rent limits based on the area AMI and changes those numbers yearly. The Addison owners must take into account what HUD’s changes MIGHT be as well as what their operational costs may be and this must all be decided at least 6
months ahead of time to hand out rent increase notices.
• Economic Displacement Relocation Assistance (EDRA) - This policy states that if rent is raised 10% or more in any 12-month period, a housing provider will be required to pay out 3 months’ rent to a tenant to help them relocate should they wish to move.
The complaint filed in King County Superior says, “Starting in 2018, the City began adopting a series of ordinances that, together, made it virtually impossible to operate low-income housing in Seattle.” These policies combined are illustrated in the complaint with pictures showing what the staff and operators of The Addison are now having to deal with. Units that upon move out are completely destroyed with the average repair costs upwards of $10,000. These are units that tenants are able to live in with no proper background check and are allowed to continue living in during the winter and school year eviction
ban. Couple this with the backlog of eviction cases in King County and this leaves tenants with ample opportunity to completely destroy a unit before being forced to vacate by the King County Sheriff with a Writ of Restitulaws, RHA, GRE, and other industry organizations screamed from the rooftops that these regulations would lead directly to the erosion of affordable housing in Seattle.”
Multiple news outlets reached out to the City of Seattle after the lawsuit
Continued from page 3
Application Only (with potential to manually request screening report after)
Application and Screening
This two-step option allows the applicant to complete the application at no charge. You can review the application, and then decide to send for screening at which point the prospect is charged $39.99.
This one-step option prompts the prospect to pay for screening up front. When they pay $39.99 and submit their completed application, the screening report will run immediately. You will receive the completed application and screening report at the same time.
Screening Report Only
This option works well if you collected a paper application and now want to request only a screening report. When they pay $39.99 and submit their completed application, the screening report will run immediately. You will receive the completed application and screening report at the same time.
You can see a “preview” of the report by clicking on View sample application and screening report. Click Exit preview mode to go back.
Click on Include custom application instructions and criteria notice and copy/paste or type your statement into the box provided.
Input your applicant’s contact information to send a direct invitation link or copy the application quick link and embed the link wherever you are receiving applicants.
Once an applicant has submitted their application, you will see it under the In Review tab on the Renter screening page. Click on an application to view the details.
Dec. 10 Tukwila, Claim Jumper 6:30 - 8:00 PM
Dec. 12 Seattle, Stanford’s Northgate 6:00 - 8:00 PM
Dec. 17 Bellevue, Dave & Buster’s 6:00 - 8:00 PM Spokane, Meetings barriers, propel
Dec. 16 Spokane Valley, Darcy’s 12:00 - 1:30 PM
*Meeting times may change. Please check the calendar at RHAwa.org/events.
a. If you select the 1-step application process with both application and background check you will see the Application, Documents, credit, eviction proceedings and criminal data.
b. If you select Application only, you will see only the Application and Documents. Click Request background check and wait for it to appear under In Review.
10.After reviewing the application and background report, you can click on the Decline button to send the Adverse Action notice, or click on Offer unit.
Many of our members have a standard procedure that includes collecting a paper application and then sending in a request for a background check by providing the person’s name, date of birth, and SSN. Unfortunately, we can no longer support this workflow because we can no longer complete the landlord certification process required by the Federal Fair Credit Reporting Act. (This was where we validated you are a landlord and have the ability to keep confidential records private.) Following are a few suggested changes to your procedures so you can adapt to using Azibo or a similar web-based system:
• Let people know the application works great on smartphones, tablets, and computers.
• You could continue to collect paper applications and for those that meet your criteria on paper, request that they complete the online screening process by emailing the Azibo invitation to them.
• Have your showing visitors sign their names, print their email addresses, and indicate if they want to receive the application link.
• Use the two-step application process described above so you can potentially eliminate people who do not meet income requirements, landlord referrals, etc. before you ask them to complete the $39.99 background check.
• If a prospect does not have a smartphone, tablet, or computer, they can access a computer and get help at their local public library.
Yes, you can contact Azibo support directly by emailing support@azibo.com or calling 855-920-9907 during business hours (9am-5pm PT, M-F). If you have to leave a message, please leave as much detail as possible. It is not necessary to call more than once, as their team will get back to you as quickly as they are able.
Our dynamic 12-part series, designed for property managers, (but also great for property owners) goes live online weekly starting on Thursday, February 13th, from 12:00 pm to 1:00 pm. Join any single live virtual class for just $30, or go all-in for the entire series at an unbeatable $160 . We've got cool ticket options for our Freemium pals and guests too! Register for the Full Series by February 13th and pocket a whopping $200 in savings. Let's turn your property management game into a blast! See details on class‘s on the right.
contact Denise Myers at dmyers@RHAwa.org.
Denise Myers | Education + Resources Director | dmyers@RHAwa.org | (206) 905-0614
This 12 part series, designed specifically for Property Managers goes live ONLINE weekly starting on Thursday, February 13th, from 12:00 pm to 1:00 pm. All PM Series live virtual class sessions will be available to all members to attend individually for $30 or attend the entire series for just $160. Ticket options are also available for Freemium subscribers and guests.
BUILDING A CAREER IN THE HOUSING INDUSTRY
When: Thursday, February 13, 2025 12:00 PM - 1:00 PM (PST)
With this class, we kick off a new 12-part series designed for Property Managers in Washington State. In this session, you will learn best practices for developing a successful and satisfying career in the housing industry. We will explore:
• Various career opportunities in the industry and how to develop a career as a real estate professional.
• Education and licensing requirements in Washington State.
• Standards for professional appearance, behaviors, and communication.
HARASSMENT PREVENTION
When: Thursday, February 20, 2025 | 12:00 PM - 1:00 PM (PST)
In this session, you will learn best practices for creating and participating in a safe, fair, and ethical community. We will explore:
• Prevention of sexual and other types of harassment.
• Promoting diversity, equity and inclusion in your housing community.
• Investigating and following up on complaints.
FAIR HOUSING BASICS
When: Thursday, February 27, 2025 | 12:00 PM - 1:00 PM (PST)
In this session, you will learn best practices for providing fair and equal housing opportunities to prospects and tenants. We will explore:
• Protected classes in various jurisdictions, including source of income and criminal history.
• How to process accommodation requests, including use of service animals.
• How to respond to retaliation and harassment claims involving tenants and/or staff members.
Instructor: Maxwell Glasson, Attorney.
When: Thursday, March 6, 2025 | 12:00 PM - 1:00 PM (PST)
In this session, you will learn best practices for marketing your community and advertising vacancies. We will explore:
• How to evaluate your property and set rent based on analysis of comparable properties.
• Tips and best practices when using various platforms.
• How to build a relationship-based sales process.
WORKING WITH PROSPECTIVE TENANTS
When: Thursday, March 13, 2025 | 12:00 PM - 1:00 PM (PDT) In this session, you will learn best practices for working with prospective tenants close sales quickly with qualified tenants while following all fair housing laws. We will explore:
• Responding to inquiries, explaining rental terms and screening criteria.
• Effective and safe techniques for showing the property.
• Evaluating applications and properly following up with all applicants.
AND MOVE-IN
When: Thursday, March 20, 2025 | 12:00 PM - 1:00 PM (PDT) In this session, you will learn best practices for starting a new tenancy. We will explore:
• Setting lease terms to comply with all local laws
• Reviewing expectations and properly executing the lease
• Welcoming new tenants and move-in logistics
TENANT & CLIENT RELATIONS
When: Thursday, March 27, 2025 | 12:00 PM - 1:00 PM (PDT) In this session, you will learn best practices for managing good working relationships with your residents and owner/clients. We will explore:
1. Building relationships and creating a sense of community.
2. Responding and following up to issues and maintenance requests.
3. Managing incident reporting, including documentation and taking corrective action.
4. Balancing the needs of tenants and owners.
When: Thursday, April 10, 2025 | 12:00 PM - 1:00 PM (PDT) In this session, you will learn best practices for establishing effective working relationships with organizations that support tenants. We will explore:
• Your responsibilities when working with prospective tenants on rental assistance.
• Connecting tenants in crisis situations to appropriate support organizations.
• Partnering with organizations that place individuals in housing.
Continued from page 11
Thursday, April 3, 2025 | 12:00 PM - 1:00 PM (PDT)
In this session, you will learn best practices for managing rental operations income. We will explore:
• Securing and processing lease renewals.
• Giving notice to increase rent in compliance with local laws.
• Charging and collecting fees appropriately.
When: Thursday, April 24, 2025 | 12:00 PM - 1:00 PM (PDT)
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, including the Eviction Resolution Pilot Program.
• Other good causes to end tenancy and related procedures.
• Best practices when preparing for court, what to expect in court.
When: Thursday, May 1, 2025 | 12:00 PM - 1:00 PM (PDT)
In this session, you will learn how to participate as an active stakeholder in setting of housing policy. We will explore:
• Recent and pending legislative changes impacting Washington housing providers.
• The impact of voting and communicating with state and local representatives.
• How to actively participate through industry advocacy groups.
Formal legal advice and review are recommended prior to the 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.
Buy your series ticket by February 13 here to attend all twelve classes and save $200 (or more)!
...Or register for individual sessions on the calendar before each Thursday at Noon.
All sessions in this series are included in the Annual Class Pass. Class Pass holders should register for individual classes as usual.
This series is offered as ONLINE only. After class, all participants will receive a link to recorded session and downloadable materials for review.
All written, presented, and recorded content provided by RHAWA for this course are for the use of the participants enrolled in the course. Copyrighted course content may not be further disseminated.
Event Cancellation and Other Policies https://www.RHAwa.org/cancellation-policy.
Attendees will once again be able to network with thousands of other guests and exhibitors, attend cutting edge educational workshops taught by industry
and visit hundreds of exhibitor booths for content and information at the Seattle Convention Center on Tuesday, December 17th!
If you have any questions or want more information, please reach out to: Lynn Edwards lynn@properplanningteam.com
RHAWA Advocacy Team | advocacy@RHAwa.org
Bellingham City Council hosted a lengthy discussion in October where they weighed the impact of the limits on “junk fees” detailed in our previous month's update. The council concluded that more research was needed before proceeding with changes to their rental housing policy and plans to create a framework by which they will engage with local housing providers for input on these policies. However, due to obligations to budgeting it was noted that the creation of this process will likely be delayed until later in the year or even the beginning of 2025.
RHAWA has reached out to provide input as a part of the stakeholder process when it comes to fruition. We will ensure that housing providers in the area are properly informed and prepared to provide their input on these fee limits as well.
The Spokane City Council has passed the rental registry ordinance (C36576).
This 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.
Council Members Cathcart and Bingle voted against the ordinance, expressing concerns about its negative impacts and lack of outreach done by the City of Spokane Code Enforcement.
RHAWA’s Response and Next Steps RHAWA has been actively involved in opposing this ordinance. Executive Director Sean Flynn testified before the
by several Spokane media outlets, where he restated RHAWA's intention to move forward with legal action. These news articles can be found on RHAWA's website under the Press page of the Media section.
A formal letter, authored by RHAWA Legal Counsel Christopher Bennis of First Avenue Law Group, was submitted to the City Council, outlining conflicts between the ordinance and the Residential Landlord-Tenant Act (RCW). Additionally, several Spokane-based attorneys have provided their opinions, which overwhelmingly state that the ordinance is in conflict with state law.
City Council, stating that RHAWA intends to litigate if the ordinance is passed. Following the passage of the ordinance, Sean Flynn was interviewed
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.
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 permits 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.
Call to Action for RHAWA Members
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. We are counting on our members' involvement to help fight against ordinances like this one.
Please consider contributing to our Legal Defense Fund, which is a crucial tool in fighting bad legislation and local ordinances that directly impact your businesses and property rights. Your support will enable RHAWA to move forward with legal action and continue our advocacy efforts.
RHAWA is partnering with Spokane Code Compliance office to offer a registration demo to help housing providers who are struggling with the process. To learn more attend Spokane Rental Registration Demo/Q&A class. Details on December Calendar page 4.
Those of you who operate rental housing in Tacoma may have noticed some
new questions on your business license renewal form. These new questions include:
• How many bedrooms is your rental?
• Square footage of your unit?
• How much do you charge in rent?
RHAWA reached out to the Taxes and Licensing office for the City of Tacoma and was told this information is being collected to help the city better understand the future of the city’s housing needs and what the real-time market looks like. The city has never had the ability for a database and this data collection will be added to that database. Whether this information helps inform future changes to the Measure 1 ordinance passed by voters last year, remains to be seen. The Tacoma City Council will have the ability to make changes to Measure 1 in December 2025. ——
Tukwila is once again kicking around their ordinance from early 2023 which is similar to many other ARCH policies that have infiltrated many cities across King County. To remind everyone who may have forgotten, below is what Tukwila has proposed. The ordinance has been discussed in committee but all local city councils in every city around the state are deep in their budget season. After budget season comes the state legislative session so whether Tukwila decides to hold off until after the session remains to be seen.
• 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 in time in between inspections based on the 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 sometime 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.
Caitlyn McKenney, Research Fellow & Program Coordinator | Center on Wealth & Poverty
Affordable, subsidized housing in Seattle is in crisis. Several months ago, the City of Seattle announced $14 million in one-time funding intended to stabilize affordable housing providers. The Office of Housing received 24 applications requesting roughly $22 million. These 24 housing providers own and manage 10,200 affordable housing units across the city, and a public records request for their applications reveals just how dire the future of affordable housing in Seattle is.
Every applicant described a similar set of grievances contributing to their unsustainable financial position. Many are on the brink of closure. The Seattle Times described the applications as “a collective cry for help.” Eight housing providers stood out as particularly hard hit – the group lost a collective $8.5 million in unpaid rent.
“Our agency does not have the funds to continue at this pace,” wrote Catholic Housing Services, who faces $517,000 in unpaid rent across only 260 residents. The housing provider cites “increasing costs of cleaning up after drug contamination from smoking methamphetamine and fentanyl in units,” as just one reason their insurance rates have risen 300% in the last five years.
The applications share a common theme of crushing levels of unpaid rent despite their residents’ ability to pay. Bellwether Housing, for example, secured $3 million in rental assistance for their residents between 2022 and 2023 but still wrote off $1.7 million in outstanding rent during that same time period. Alluding to a significant driver of the affordable housing crisis, the Bellwether application states that “major contributing factors to these cost increases are the serious behavioral health issues and criminal activity in and around our buildings.”
Community Roots Housing also secured $3 million in rental assistance for their tenants over the last three years which they say, “has not resulted in meaningful change to our collections rate.” Their application describes a
meth lab in one unit and another unit “overrun with nonresident individuals dealing in arms, methamphetamine, and fentanyl.” The organization says, “It took months to remove them from the premises due to local eviction restrictions,” while surrounding families in the building were “forced to endure escalating threats to their safety to remain housed.”
Chief Seattle Club faces $207,904 in unpaid rent. Their tenants “aren’t used to living indoors, so treat their units like a campsite.” One resident started a lithium battery fire in his unit while soldering stolen Lime scooter batteries together. Another resident regularly floods his unit while running cold water over the open sores on his legs for hours at a time. The organization’s request for funding includes money to cover a “janitorial contract to clean Mr. C’s unit twice a week” because he “spreads fecal matter on the walls.”
The challenges mount. Suicides, fatal overdoses, property destruction, families vacating due to safety concerns. One man set the community
EIGHT
ly cite their inability to use eviction, even the threat of eviction, as a tool to compel tenants to pay their rent thanks to Seattle’s policies. Without that tool, “we will go bankrupt and have to return these properties to the lenders who may foreclose,” GMD says.
One of the most harmful policies, many of the housing providers note, was the pandemic-era eviction moratorium, which prevented tenants from being evicted for nonpayment of rent for months on end. Seattle’s affordable housing providers are still suffering from the consequences of this policy. Their experience parallels that of other providers in cities across the nation who suffer from disastrous eviction moratoriums. In Washington D.C., lawmakers are voting to roll back the eviction protections put in place in 2020, as the region’s affordable housing providers buckle under $100 million in unpaid rent.
Seattle’s application for stabilization funding asked each housing provider to explain how they incentivize rental payments and how they would
OUT AS PARTICULARLY HARD HIT – THE GROUP LOST A COLLECTIVE $8.5 MILLION IN UNPAID RENT.
room couches on fire and then raped an outside guest experiencing homelessness. Another non-resident moved into a rooftop maintenance room and changed the locks.
Downtown Emergency Services Center (DESC) says their tenants “believe it is futile even to attempt paying back rent,” and GMD Developments says their tenants assume “they can probably live for at least a year, rent free, regardless of their ability to pay.” Many explicit-
use the funding for “new or innovative strategies or incentives.” Many of the providers describe their use of gift cards, raffles, gift baskets, “rent holidays,” lotteries, parties, snacks, and BOGO promos. Plymouth Housing spent $36,000 on such incentives, deeming the cost to be small relative to the $700,000 in unpaid rent Plymouth is facing. But the city’s focus on incentives reads like a slap in the face alongside the housing provider’s descriptions of high acuity, high-risk
Caitlyn McKenney
tenants whose negative impact on the community is compounded by Seattle’s policies.
The behavior of a few has an immense impact on many. What if the couches set on fire had burned down housing units, or worse, killed someone? The neighbor’s weapons and gun trade forced families to live in fear. Fears have also become realities. Last month, the Seattle Times reported the second homicide in nine months inside one DESC supportive housing building. Steve Eden was stabbed more than 20 times by the suspect, a fellow resident. While the majority of tenants are not soldering scooter batteries in their unit or the perpetrators of violent crime, the aggregate conditions created by a few impact entire communities and deprive them of their right to the quiet enjoyment of their homes.
While Seattle is in critical need of more affordable housing, the existing affordable housing is collapsing in a storm of unpaid rent following a yearslong moratorium, backlogged eviction courts, and a fentanyl crisis worsened by decriminalization. Prizes and parties will not address root causes, and the city’s affordable housing funding only tosses a few lifelines to those drowning in turbulent waters. Until action is taken to calm the storm by reforming landlord-tenant laws and interrupting a deadly drug market, the affordable housing crisis will only get worse.
Caitlyn (Axe) McKenney is a research fellow and program coordinator for Discovery Institute’s Center on Wealth & Poverty. Her work has centered on government fiscal accountability, political rhetoric, and addiction with a focus on human dignity ethics. The Discovery Institute is a public policy think tank advancing a culture of purpose, creativity, and innovation. Learn more at discovery.org.
November, 2024
Re: RHAWA’s Legal Defense Fund (LDF) needs your help to defend your property rights!
Dear RHAWA Member,
If you’re a longstanding member of the Rental Housing Association of Washington (RHAWA) then you are already familiar with our Legal Defense Fund (LDF) and how it allows RHAWA to fight against policy that violates the rights of housing providers. The LDF is actively involved in impact litigation that defends the rights of property owners in all of Washington State and beyond. Our association has experienced tremendous growth this year and as such, I felt it was important to refresh everyone on the work our LDF has done for housing providers as well as give an overview of the work we are currently engaged in.
The City of Spokane continues to burden its housing providers with excessive restrictions surrounding its rental registry. Most recently, the council passed policy that would prevent ANY rent increases AND evictions if a property owner is not properly registered with their system. So far, the rental registry process has proven difficult to access for many small housing providers in the city. To pass excessive restrictions when there are already so many who are struggling to bring themselves in line with previously passed policy will harm many housing providers in the city of Spokane.
The battle to restore your right to view criminal background history in the City of Seattle is still ongoing, however, the LDF achieved a major victory when it was ruled that preventing housing providers from even asking about potential tenants’ criminal histories violated the First Amendment.
Currently, housing providers are restricted from using this information to deny potential applicants. Generous donations to the LDF have allowed us to continue this fight and we hope to restore even more rights to housing providers in the City of Seattle.
Other than our own litigation, the LDF is consistently working to help others fight for property rights by providing amicus briefs to courts around the nation. These briefs help to educate and inform various courts of the struggles that housing providers such as yourself have encountered over the last several years where legislation has become increasingly restrictive. This work lays a foundation which we can build upon in order to fight onerous policy and make meaningful change for all housing providers.
The LDF continues to monitor ongoing issues, like those present in King County Superior Court involving the timeliness of unlawful detainer actions.
We hear horror stories of the delays in these proceedings far too often and it is likely there will be a time when this prorogation constitutes a fundamental violation of your rights as a property owner.
Please consider donating to the LDF in order to help us continue the work we are engaged in on behalf of all housing providers in the state. The litigation mentioned above is just a small sample of the accomplishments of RHAWA’s LDF and none of it would have been possible without financial support from members like you.
Your membership dues do NOT fund the LDF. We need your contribution today, if the LDF is to continue in the fight for your rights. Best of all, contributions to the LDF may be tax deductible. (check with your accountant or tax professional to determine deductions).
Donate by check: RHAWA - PO Box 31103 Seattle, WA 98103, call Luke Brown at (206) 905-0610, or go online to RHAwa.org/products/LDF to make your donation today!
Sincerely,
Chris Benis RHAWA LDF Chair & Legal Counsel
With the Legislative Session almost upon us, let us take a few minutes to give you a full breakdown of everything you need to know to involve yourself in RHAWA’s efforts this year. This article can serve as your guide to know exactly how and when you can make a difference for housing providers across the entire state. Keep in mind, Legislative Session is a dynamic and fast-paced environment so it is always crucial to check our website and emails in order to make sure you have up-to-date information on events and bill information.
LEGISLATIVE SESSION KICKOFF
January 7, 2025 at 6:00 PM (Online Only)
Join the RHAWA government affairs 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 NOW on our website.
Please note: Registering for the kickoff event will automatically register you for all other Legislative Session briefing rooms.
RENT CONTROL HEARING
Estimated: The second week of Legislative Session January 20 – 24 While we do not have an exact date on when the first rent control hearing will be held, it is incredibly likely that it will be proposed in the first three weeks of the legislative session. We are providing you with advance notice of this estimated date so you know what to expect when we hit the ground running. RHAWA Government Affairs Team will inform you as quickly as possible when we have a confirmed date for this hearing. We will also produce transportation to Olympia, lunch, and shirts carrying our messaging.
LEGISLATIVE DAY ON THE HILL
Estimated: February, Check RHAWA’s
Website for the Exact Date and Registration
This year we are welcoming our membership to come down to Olympia and meet with their lawmakers at the RHAWA Legislative Day on the Hill. Once you register on our website, our Government Affairs team will identify your lawmakers and set up a day of conversation and engagement for you to participate in Olympia in person.
Make sure your information in your member profile is fully up to date which allows the government affairs team to accurately identify your relevant lawmakers for both your voting district and the districts where you own rental properties. This is an incredible opportunity to meet faceto-face with lawmakers who decide policy in your district.
This opportunity may seem intimidating, but you need not worry. Our team will prepare information and handouts to allow you to communicate effectively and make an impact in each and every one of your meetings.
LEGISLATIVE SESSION RECAP
Estimated: Last Week of April
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.
If you have involved yourself in RHAWA’s recent events such as ENGAGE 24 or have kept up to date on our recent issues of CURRENT then you may already be familiar with our legislative priorities for the 2025 Legislative Session. RHAWA Government Affairs and leadership team worked hard to develop these priorities and communicate with lawmakers in order to present a proactive and wellplanned approach in this upcoming legislative session. We look forward to seeing you in Olympia and in our virtual briefing rooms already familiar with our goals and strategies for this year's Legislative Session.
A competitive rental market provides efficient and cost-effective housing to the vast majority of the population. RHAWA opposes rent control. Rent control distorts the allocation of housing resources, discourages investment and upkeep, induces unfair rent discrimination, and creates expensive and intrusive bureaucracy.
RHAWA has long championed rental assistance for low-income persons needing housing. Assistance offers an effective, efficient program for providing market-rate housing to those who can't otherwise afford it. RHAWA believes rental assistance should be a significant part of any low-income housing program.
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 potential eviction situations.
• 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 can help stabilize housing.
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.
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.
January 13, 2025 – April 21, 2025 Hop into our 11 AM Monday morning meet-up 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 Begins January 13 and our first weekly meet up will coincide with the start of Legislative Session.
Watch your inbox for hearing announcements, upcoming events, and Calls to Action! Content from this coalition is developed and approved by our Rental Housing Association Coalition (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.
The Advocacy 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 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 member's testimony is worth ten of 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.
Well, the general election held a few surprises when it came to the national and statewide stage, but also many expected results. Donald Trump (R) will once again be the next president of the United States and locally Bob Ferguson (D) will be the next governor of Washington. We do want to make a note; at the cutoff time of this article and publication many of the local races are still being tallied so we will try to disseminate as best we can with the current votes tallied, but please forgive us if any race has major changes after time of printing.
Governor: Bob Ferguson (D) led this race in the August primary and not only held those numbers but gained significantly on his opponent former congressman Dave Reichart (R). The longest streak of any state in the nation with a single party governor will continue for another four years. Current Lieutenant Governor Denny Heck (D) will also be back in Olympia as well as Secretary of State Steve Hobbs (D).
Commissioner of Public Lands: After the primary this looked to be the single statewide office that would be won by a Republican in former Congresswoman Jamie Herrara Beutler (R). However, at the time of this printing, Democrat and current King County Councilmember Dave Upthegrove (D) looks to take RHAWA Advocacy Team | advocacy@RHAwa.org
this race with 53% of the vote. This outcome is puzzling considering Upthegrove only made it out of the primary by less than 300 votes over another Republican challenger.
Insurance Commissioner: Senator Patty Kuderer (D) defeated fellow State Senator Phil Fortunato (R) to gain this seat. This new position will move Kuderer away from her current senate seat and more importantly for housing providers, she will no longer be chairing the Senate Housing Committee.
District 2: No surprise here, RHAWA is extremely pleased that State Representative Andrew Barkis (R) will be back as our housing champion in Olympia in January. He will be joined by re-elected Senator Jim McCune (R) and newly elected Position 2 Representative Matt Marshall (R).
District 3: Current State Representative Marcus Riccelli (D) won this open senate seat with ease and will represent the City of Spokane in Olympia. Riccelli has worked and is willing to work with rental housing providers statewide.
District 4: Current district Representative Leonard Christian (R) will claim victory in this senate race and occupy
this districts senate seat vacated by retiring Mike Padden. Current Representative Suzanne Schmidt (R) will easily keep her seat and be joined by Rob Chase (R).
District 7: Andrew Engell (R) will easily walk away with the victory for Representative Position 1 in this district just to the northwest of Spokane. Engell will be joined in Olympia by fellow Republican newcomer Hunter Abell.
District 10: Incumbent Senator Ron Muzzall (R) is currently leading his opponent by 574 votes. This race and gone back and forth several times but we are hopeful that Muzzall will defeat his opponent Janet St Clair (D). This district is one of only two districts to have two party representation in Olympia. The other being District 26 which we will get to momentarily. The two house representative seats will still be held by the incumbent Democrats.
District 14: This was a completely new district from the statewide redistricting that took place over the last few years and was specifically drawn so that no sitting legislator lived within its boundary. One of the main goals that Democrats hoped to accomplish with this district was to pick up some more seats east of the cascades. That will not come
to pass. Senator Curtis King (R), who was redistricted out, moved a short distance to once again live in District 14 and will keep his senate seat with ease. The two new house seats were wide open and will be won by Republicans Gloria Mendoza and Deb Manjarrez.
District 26: This district, encompassing much of the Kitsap Peninsula, flipped a former Republican seat held by Spencer Hutchins, who made the decision not to run again, to a Democrat seat with the victory of Adison Richards (D) over former State Representative Jesse Young (R). The other seat will be retained by Representative Michele Caldier (R).
Another item of note, the current senator for this district, Emily Randall, won her bid for US Congress. This means a senator will be appointed for this seat temporarily and then there will be a special election in November 2025 to determine a permanent replacement for this senate seat.
District 27: State Representative Jake Fey (D) easily defeated his competitor, Devin Kelly (D). Kelly was one of the architects of Tacoma Measure 1 and we are pleased to see that his ideas were too extreme for the voters in Tacoma.
Continued on page 32
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.
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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
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Fischer Heating and Air (206) 783-1190 | humaheating.com
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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
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Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com
Cam Mcgillivray Attorney At Law (509) 262-4617 | ccMcgillivray@yahoo.com
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Flynn and Associates, PLLC
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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
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Ledger Square Law (253) 327-1701 | ledgersquarelaw.com
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Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com
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Steven Schneider Law Firm (509) 655-1916 | stevenschneiderlaw.com
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Eastside Funding (425) 873-8873 | eastsidefunding.com
Luther Burbank Savings Bank (425) 739-0023 | lutherburbanksavings.com
Pacific Crest Savings Bank
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Fischer Restoration (888) 345-2532 | fischerrestore.com
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Shine a Blind On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net BUILDING INSPECTORS
Ideal Inspection Services LLC RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
Straight Street Building / Home Inspection
John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws
Dunn Lumber Doors, Windows + Lumber (206) 632-2129 | (800) 248-3866 dunnlum.com
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Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
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T.E. Kelly Company, LLC Tim Kelly | (206) 240-1950
The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.com
Top-Rung Construction LLC Gary Gilmer (253) 893-1101 | fieldsroofservice.com
Envirotest | Mold & Air Quality Analysis
Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com
Greenwood True Value Hardware | Detectors (206) 783-2900 | greenwoodhardware.com
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The Chimney Specialists, Inc.
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Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
CBRE - PNW Multifamily | Private Capital Group (206) 292-1600 | cbre.com
Lee & Associates Multifamily Team
Candice Chevaillier (206) 284-1000 | lee-nw.com
Paragon Real Estate Advisors, Inc.
Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871
Pilot Ventures LLC Jason Kono | (206) 566-6600
Straight Street Small Business/ Home Consultation Services
HUD 203K Consultant ID# S0838
John Leon Gonzalez
Renovate your property with a HUD 203k Consultant (206) 999-1234 | iNspect.ws
+1 Construction (206) 313-6587 | plusoneconstruction.com
A&A Electric (206) 212-1888 | anaelectric.com
Bellan Group, LLC
Susan Bellan (206) 383-0102 | bellan.com
Bravo Roofing, Inc.
GoldStar Vendor + Vendor of the Year | 2014
John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 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
Homestead Construction (509) 926-0755 | homesteadconstructioninc.com
ID
Certifified
(206) 999-1234 | iNspect.ws
DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com
Icon Real Estate Services Inc.
Jeremiah Roberson (425) 633-3330 | iconre.org
Kidder Mathews
Dylan Simon: (206) 414-8575
Jerrid Anderson: (206) 499-8191
DylanSimon.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
(206) 505-9400 | westlakeassociates.com
| (253) 722-7904 Bryan@brooklynnmasonry.net RKC Construction, Inc.
Caulk | (206) 595-3565 | cajames.com
SRC Windows (253) 565-2488 | srcwindows.com
Sewer & Septic Lines, Sinks, Bathtubs & Toilets (509) 467-5555 | ktwinston@me.com
Zoom Drain (206) 531-0885 | zoomdrain.com
Andrea Malone | (509) 926-0755 andrea@homesteadconstructioninc.com homesteadconstructioninc.com
Leading Charge Samantha@northwestpartnersllc.com northwestpartnersllc.com/leading-charge-loadmanagement-system
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
| (206) 240-1950
Dimension Law Group PLLC
Synthia Melton (206) 973-3500 | dimensionlaw.com
Flynn and Associates, PLLC
Sean Flynn (206) 330-0608 | theflynnfirm.com
Olympic Estate Group, LLC
G.A. “Jeri” Schuhmann (206) 799-0544 OlympicWealthStrategies.com
Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com
Demco Law Firm, P.S. (206) 203-6000 demcolaw.com
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
Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com
1031 (425) 247-3307 |
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
Rachel Vinson (509) 251-2871 | rachel@extantrealty.com
Olympic Estate Group, LLC
Fischer Restoration (888) 345-2532 | fischerrestore.com
FLOOR COVERINGS
ER Flooring (360) 402-9566 | erflooring.com
Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com
Visible Difference
Carpet cleaning; Floor coverings James Giles (509) 534-1390 | jgiles97@hotmail.com
FORMS + LEASES
Rental Housing Association of Washington (206) 283-0816 | RHAwa.org
GOVERNMENTAL AGENCIES
Tacoma Housing Authority (253) 281-7674 | tacomahousing.net
GUTTER CLEAN + INSTALLATION
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com
Seattle Window Cleaners LLC (206) 453-3936 | seattlewindowcleaner.com
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
Bio Clean, Inc. (425) 754-9369 | biocleanwa.com
G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com FLOOD | SEWER OVERFLOW CLEANUP
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
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
|
Mortgage & Screening Cole 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
Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com
Peak Mortgage Partners Dave Eden | (206) 660-3014 | peakmp.com
Downtown Locksmith (206) 571-1847 | Lockanddroad.com
SnS Locks (206) 664-1209 | safeandsecurelocks@gmail.com
Dunn Lumber (206) 632-2129 | (800) 248-3866 | dunnlum.com
Abc Turn-Key Services LLC (253) 432-1748 | abcturnkeyservices.com
Downey & Sons Property Care (206) 832-6204
erin.garcia@downeyandsonspc.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
Envirotest
Mold, Air Quality Analysis, Inspections
Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com
Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com
FINNMARK Property Services (206) 418-8056 | alvinr@finnmarkps.com finnmarkps.com/about/
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
Straight Street Building/Home WDIR Reports SPI/WDOs, Mold, Asbestos, Lead testing (206) 999-1234 | iNspect.ws
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
Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
The Drain Specialists
Sewer & Septic Lines, Sinks, Bathtubs & Toilets (509) 467-5555 | ktwinston@me.com
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
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
|
Kurtis Gilbreth (404) 985-1247 | gatewise.com
Allied
(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
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 Real Estate Services, Inc. (206) 522-8172 x105 | wpirealestate.com
Ideal Inspection Services LLC
RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
Seattle Rental Inspection Services (RRIO) (206) 854-0390 seattlerentalinspectionservices.com
Straight Street Rental Housing Inspections John Leon Gonzalez (206) 999-1234 | iNspect.ws
Humphries, Patterson, & Lewis Law (509) 838-4148 | Neil E. Humphries
Olympic Estate Group, LLC Jeri Schuhmann (206) 799-0544 OlympicWealthStrategies.com
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) axisroofandgutter.com
Bravo Roofing, Inc. GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (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
ACRAnet
Lender, Mortgage & Screening
Cole Hockett (509) 324-1350 | acranet.com
Azibo | Financial Services Platform (855) 920-3565 | azibo.com SECURITY
SnS Locks (206) 664-1209 safeandsecurelocks@gmail.com SEWER & DRAIN
Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com
Mono Rooftop Solutions Commercial / Residential Repair & Maintenance (206) 767-2025 | monorooftop.com SCREENING
Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
Daniel Bannon | Grassroots Organizer | dbannon@RHAwa.org | (206) 905-0609
There are new federal reporting requirements involved with owning a Limited Liability Company (LLC) by the Financial Crimes Enforcement Network (FinCEN). This is a program created by the US government attempting to crack down on money laundering and LLC’s with unclear ownership.
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 with FinCEN. This reporting must be completed by the end of the year. If you fail to register by the end of the year you may incur:
Civil penalty. Any person who fails to comply with the registration requirements may be liable for a civil penalty of up to $5,000 for each violation. Failure to comply includes the filing of false or materially incomplete information. Each day a violation continues constitutes a separate violation. In addition, the Secretary of the Treasury may bring a civil action to enjoin the violation.
Criminal penalty. It is unlawful to do business without complying with the registration requirements. A criminal fine and/or imprisonment for up to 5 years may be imposed.
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 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 is the same as the information you are submitting digitally.
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 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. we recommend that you consult with your attorney and or CPA.
Get this done on time to avoid stiff penalties! It's important to properly report your LLC ownership and keep yourself in line with federal reporting requirements.
Robert Conquest, a renowned historian and political commentator, is best known for his work on Soviet history and totalitarian regimes. Conquest is perhaps most famous for his three rules of politics, which explain the nature of bureaucracies and government institutions:
1. Everyone is conservative about what they know best.
2. Any organization not explicitly right-wing sooner or later becomes leftwing.
3. The simplest way to explain the behavior of any bureaucratic organization is to assume that it is controlled by a cabal of its enemies.
Conquest’s third rule perfectly captures the dysfunction of the Washington State Department of Commerce, especially in its 2024-2029 Homeless Housing Strategic Plan (hereafter referred to as The Plan). The Plan describes specific actions the Department of Commerce will take over the next five years
to reduce homelessness and lay the groundwork for building 1.1 million units over the next 20 years. But, as you’ll see in this article, Conquest’s rules are on full display. Commerce has taken actions that actively hinder its own goals by operating on false premises, expanding the role and funding of nonprofits, implementing equity-based frameworks like targeted universalism, and excluding the private housing market from its strategy while asking for regulatory control over rent increases. All of this, despite research showing these measures often have the opposite effect.
The Plan has five objectives it claims will address Washington’s homelessness crisis:
1. Promote an equitable, accountable, and transparent homeless crisis response system.
2. Strengthen the homeless service provider workforce.
3. Prevent episodes of homelessness whenever possible.
4. Prioritize those with the most significant barriers to housing stability and the greatest risk of harm.
5. Seek to house everyone in a stable setting that meets their needs.
Cities and counties across Washington are required to prepare their own plans that are aligned with Commerce’s goals and framework. These local plans are part of what’s called the Continuum of Care (CoC), and alignment is key for accessing federal and state funds. Local governments and nonprofits align their language and goals with The Plan to improve their chances of receiving funding. However, if The Plan is flawed or missing critical components, it could lead to ineffective local strategies. This alignment creates an echo chamber where false assumptions can reinforce bad policy across the state.
One of the most glaring issues with The Plan is its failure to address key factors driving homelessness. The Plan highlights structural pressures like income inequality and housing stock but completely ignores drug use, criminality, mental health, personal choices, and personal agency. These are well-documented contributors to homelessness, yet they are conspicuously absent from the analysis. By not addressing these factors, The Plan effectively limits itself to targeting symptoms rather than root causes.
Commerce’s definition of affordable housing creates additional problems. According to The Plan, “affordable housing” is defined as housing that costs no more than 30% of a household’s income for those making at or below 60% of the area’s median income. This definition ignores broader economic pressures. For instance, if inflation drives up the cost of living—such as food, healthcare, or insurance—a home may become unaffordable even if rent remains unchanged. Yet The Plan focuses on controlling rents without acknowledging how private market solutions, such as Section 8 and rapid rehousing programs, already address housing affordability for vulnerable populations. The Plan does not explore or incorporate the flexibility and existing infrastructure of the private market.
One of the most glaring oversights in The Plan is the exclusion of private market rental housing providers who could house people today. The stakeholders shaping system priorities include nonprofits, faith-based organizations, local governments, and federal agencies. Yet rental housing providers are not part of the conversation.
This is not just an oversight, it’s a fundamental barrier to success. These private businesses could provide immediate housing solutions and expertise. Instead of recognizing their importance, Commerce sidelines them in favor of bureaucratic processes, strategic meetings, and long-term plans that delay action. The Plan reflects a mindset that prefers to regulate housing providers rather than engage with them. A critical component of The Plan is to have people with lived experience (current or formerly homeless) provide their expertise to achieve its objectives. Ironically, a strategic plan about housing does not include anyone who provides private market housing as part of the group.
Commerce’s guiding value for The Plan is that “everyone deserves to be housed,” a kinder, softer iteration of “housing is a human right.” If they truly believed this, the private market—which provides permanent housing, would be included in The Plan. Despite the claim of wide-reaching collaboration, private housing providers remain glaringly absent from the list of stakeholders, which undermines the credibility of the “collaborative” approach.
The Plan refers to the harm caused by the criminalization of homelessness, citing the recent U.S. Supreme Court decision in Grants Pass v. Johnson, which allows for certain enforcement actions. Perhaps this exclusion of private housing providers is intentional. A common argument from advocates against the enforcement of camping ordinances is that there is no housing available for people to move into. If you disregard the entire private market housing stock, you might indeed reach that conclusion.
FUNDING:
funding protected from inflation and ultimately paid for by taxpayers. The assumption is simple: more money will solve the problem. However, The Plan doesn’t just request more funds; it leans heavily on data, though not in ways that benefit taxpayers or provide transparency. Instead, data is used to show government funding sources (such as Commerce or HUD) the equitable impact of the homelessness program outcomes, which The Plan refers to as targeted universalism.
Targeted universalism directs resources toward groups deemed most vulnerable, even if that means housing fewer people overall. The focus shifts from addressing homelessness broadly to housing select, high-risk populations. While this may help specific groups (The Plan gives the example of focusing on Native American and Black-led households, and even more specifically households led by Black women), it justifies housing fewer people as long as those housed are from the targeted groups.
While The Plan continues to justify selective success and more funding, its reliance on heavily regulated policies like rent control further undermines its objectives. Imagine if just 10% of the funds allocated to homelessness providers were redirected to private landlords through move-in incentives, damage mitigation funds, rent guarantees, or reduced regulatory burdens and development incentives. Hundreds of units in every metro could be providing housing for more people at a lower cost to taxpayers. Of course, any short-term gains will be unsustainable if the regulatory burden on future housing development remains too high.
One of the plan’s key policy solutions is rent control, aimed at stabilizing rents for low-income tenants. Rent stabilization and a host of other regulations are seen as key steps to accomplish Objective 3: Prevent episodes of homelessness whenever possible. However, pivotal and unbiased research shows that rent control often backfires. Konstantin Kholodilin’s comprehensive review of empirical research on rent control stands out as a neutral analysis of its effects. His research reveals that while rent control may lower rents for a select few tenants, it negatively impacts housing markets and the overall economy.
Kholodilin’s research identifies several consequences of rent control:
• Decreased housing quality as landlords lose the incentive to maintain or improve properties.
• Reduced mobility, trapping tenants in units that no longer meet their needs, while others struggle to find housing.
• Higher rents in uncontrolled sectors, as limited supply drives up prices.
• Diminished construction of new housing, which further exacerbates the housing shortage.
This research is crucial because it’s based on empirical evidence, not ideology. It shows that rent control, while appealing in theory, has negative consequences in practice. By adopting rent control as a primary tool, Commerce is ignoring the data and moving forward with policies that could worsen the housing crisis.
The Washington State Department of Commerce, through its 2024-2029 Homeless Housing Strategic Plan, is attempting to solve a problem it is also contributing to. By over-regulating the housing market, ignoring empirical research, and expanding the role of nonprofits and government while completely excluding the private sector, Commerce is pushing itself further away from the goal of reducing homelessness. It’s as if a “cabal of its enemies” is guiding the department, making meaningful progress even harder to achieve.
We fully support the ambition to build 1.1 million new housing units over the next 20 years—an urgent and necessary goal. But here's the reality: building new units alone isn’t enough. Washington already has significant existing housing stock that could be used immediately if the state collaborated more effectively with private housing providers. It is entirely possible to want to build more units while also utilizing the ones we have. Yet, it seems that these existing units are ignored in The Plan, perhaps because of who owns them: the private market. The Plan favors taxpayer-subsidized units managed by nonprofits, leaving this readily available housing stock on the sidelines.
critical to achieving these goals, refuse to participate. Worse still, if these policies alienate private rental housing providers, the existing housing stock will remain underutilized, leaving the state with vacant units and a worsening crisis. If the current lawsuit facing the City of Seattle regarding the Addison building, which provides over 250 units of affordable housing, isn’t seen as a cautionary tale, then the need for market incentives alongside reasonable policy remains tragically ignored.
Without reducing regulation and embracing private market participation, the state will continue to exacerbate the very crisis it is trying to solve.
BY OVER-REGULATING
IGNORING
RESEARCH, AND EXPANDING THE ROLE OF NONPROFITS AND GOVERNMENT WHILE COMPLETELY EXCLUDING
FURTHER AWAY FROM THE GOAL
If rent control policies are enacted and housing providers are prevented from evicting dangerous tenants, capital providers will not fund new projects. Investors won’t finance developments where they cannot manage risk. Whether the units are subsidized or not, housing won’t get built if private investors,
Without meaningful change, The Plan will remain a bureaucratic exercise that houses fewer people at a greater cost, while the private sector is sidelined from offering immediate solutions. It’s unfortunate that those relying on The Plan may not get the help they need—ironically, Conquest’s three rules seem to have been applied when drafting The Plan.
We urge everyone concerned about affordable housing and homelessness to get involved at every level of government . Attend public hearings, join committees and participate in discussions related to housing policies. It is critical that the voices of those who provide rental housing are heard. The Plan is the bedrock by which legislators will push for rent control and other forms of regulation. Be ready during the next legislative session and be engaged with RHAWA.
As the holiday season approaches, we want
take a moment to express our heartfelt gratitude for your trust and partnership this
Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year
When is it a bad time to offer advice about unclogging clogged sinks? Never! Even if your lease clearly states that the tenant is responsible for clogged kitchen sink drains, in the “heat of battle” you may still be in the line of fire and could possibly get the call. Here are a few tips to share with your tenant before you or your plumber are contacted to fix the problem.
We all know that regardless of what contractors and architects design or intend; the kitchen is the center and the ‘heart’ of every home; and this is especially true during the holidays. Dozens and dozens of hours are spent before, during, and after our winter holidays in and near the kitchen, preparing meals, treats, goodies, feasts, functions, and festivities; as we celebrate and visit family and friends, and they celebrate and visit us. There is nothing quite like the warm and wonderful smells that fill our homes during these times, and of course, there is no worse time for something to go wrong with the kitchen sink drain.
When we get a call for help during the holidays and it’s a problem with the kitchen sink drain, we know it’s one of those emergencies that need to be handled as quickly as we can, because it often happens right in the middle of preparing a big meal for a house full of hungry friends and relatives. So, if the caller is willing, we try to talk them through trying to clear the clog with a plunger while on the phone with this basic advice…
• Get a plunger, a small towel or washcloth, and a wet vac if you have one.
• Sometimes the sink will drain very slowly, so if that has happened, run some water until there are a couple of inches in the sink. If the sink is really full, vacuum out water down to a couple of inches deep.
• If there are two sinks, stuff the washcloth into the strainer on the
drain that does not have the disposer connected to it, and you are ready to try the plunger; but you must continue to hold down the washcloth while plumbing or you won’t have any chance of clearing the clog.
• Now, cover the other sink strainer/ drain with the plunger and begin going up-and-down-up-and-down with short strokes moderately quickly. If the clog is in one of the P-traps or within a couple of feet of the sink drains, you may dislodge it and get some drainage. If you do, drain the sink all out, and then run hot water for about 5 minutes to attempt to rinse away whatever you can.
If plunging the sink doesn’t help, it’s time for someone else to help. A professional tech will likely take a look to see if there is any drainage at all, then empty the sinks with a wet vac. Then we’ll pull and clean the P-traps, and unless they were plugged solid, we’d cable-snake the drain and/or jet it with a small, electric Jetter.
Kitchen sinks are notorious for being coated and clogged with grease clogs, so once any drainage is established, it’s best to get the drain out as far as necessary to reach a larger, main drain. After the drain is clear and clean, hot water should be run for 5 minutes to prove drainage and to rinse pipes as well as possible.
There is a theory with Plumbing Professionals that says if a drain is designed and installed properly, it doesn’t get
clogged. Whoever holds to that theory has never had kids or tenants, (who often treat plumbing the same…).
No drain was designed to receive and/ or evacuate foreign objects like Legos, soup cans full of grease, mountains of leafy vegetables, toys, hair, etc. I’ve found it best to make sure the lease includes a clear paragraph stating that any and all clogged drains caused by foreign objects are the responsibility of the tenant. That clause can’t always be proven/enforced, but it does take care of tenants who habitually abuse their drain systems.
I’ve also found it helpful to provide a small ‘Tips and Precautions” Card when anyone new rents, that lists a few simple habits and precautions unique and specific to your property that will help everyone.
Regarding the kitchen sink, the card can say…
• Run PLENTY of water before, during, and for 1 minute after anything and everything is put into the disposer. Every Time.
• Never put leafy or stringy greens into the disposer like celery, corn husks, etc.
• Never put anything down/through the disposer too fast; ‘feed it’ at the rate it will take it without backing up; the rule of thumb is “You can’t go too slow, you can only go too fast…”
• Except clear with clear water/liquids, anything too much or too fast will clog your sink and disposer.
• Always clean your disposer Monthly, by dumping 2 trays of ice cubes thru it as fast as it will take, with cold water running. This will usually freeze, scour, and dislodge slime and ‘left behind’ sludge.
• Never put/pour grease down the sink.
• Never use/pour drain-cleaner chemicals into or through the Disposer; they rarely work and they ruin the mechanisms.
‘Tis the midst of the season. If you haven’t already done so, I’m reminding you to remind your tenant(s) about the do’s/don't s of kitchen sink and garbage disposer treatment. With any luck, this gift will help them enjoy blissful family meals, minus the kitchen sink drain drama and trauma, and you’ll be a hero. Happy Holidays!
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 98037, (800) 972-7000.
Additionally in this district, Speaker of the House Laurie Jinkins won by a landslide to retain her seat.
District 28: As of this printing this looks to be a tough hole for candidate Maia Espinoza (R) to climb out of. She is currently trailing; with 46% of the vote. Espinoza was one of the best opportunities statewide for Republicans to flip a senate seat and it showed with the effort of Espinoza’s campaign in this district. Representatives Mari Leavitt (D) and Dan Bronoske (D), the same representatives who voted No on the house rent control bill, both held their seats with commanding victories.
District 43: This house seat is being vacated by long-time speaker of the house Frank Chopp, and will now be occupied by socialist Shawn Scott. Andrea Suarez (D) mounted a great campaign and would have been a thoughtful and pragmatic Democrat in Olympia. This seat will help lead the radical progressive charge with neighboring district representative Emily Alvarado.
District 49: Our housing savior from last year’s legislative session Senator Annette Cleveland (D) handily won her race and will be back in Olympia to help protect the rights of rental housing providers. For those readers not aware, Senator Cleveland single handedly stopped the senate rent control bill from moving out of committee and possibly coming up for a floor vote. In her refusal to support the policy, Senator Cleveland referenced piles of research from all over the country showing rent control leads to a vast array of unintended consequences anywhere implemented and leads to less housing and higher rents.
Seattle City Council: Tanya Woo will not retain her seat as she is currently trailing with 42% of the vote. This is an unfortunate outcome as she would have been a great support on the council for housing providers.
Spokane County Commissioner: Al French (GOP) looks like he will win here with a slim margin of 51% and will help keep Spokane County a place where people want to build housing
and provide housing to members of the community.
Pierce County Executive: This was an extremely tight and tough race, but it appears as though former Tacoma Councilmember and current Pierce County Councilmember Ryan Melo (D) will be the new executive beating out current District 25 Representative Kelly Chambers (GOP). Chambers would have continued the rational levelheaded approach to budget items and big funding packages that the current executive Bruce Dammeier (R) was famous for. We will see how the county moves forward with priorities.
Pierce County Council District 6: Loujanna “LJ” Rohrer (R) is trailing in this race, and it is looking unlikely that she will be able to achieve a Republican majority in the Pierce County Council. Pierce County shifted significantly towards Democrat candidates in this election cycle and RHAWA will be closely monitoring this area and keeping our members informed of any upcoming changes.
Initiative 2066 This appears to be the only initiative that will pass with a 51% YES vote. This initiative will protect access to natural gas for homes and businesses that otherwise would have eventually been forced to go all electric. This is a big win for housing providers and energy choice in general in the state.
Other Initiatives: The initiatives to repeal the Carbon Cap and Trade Program, provide an option to op-out of the Long-Term Care Program, and repeal the states capital gains tax will all fail to pass with a NO margin of victory of at least 10% on each one.
LEGISLATIVE DISTRICT 1 - State Senator
Derek Stanford (D) - 96.02%
LEGISLATIVE DISTRICT 1 - State Rep
Pos. 1
Davina Duerr (D) - 70.13%
Mark Davies (R) - 29.75%
LEGISLATIVE DISTRICT 1 - State Rep Pos. 2
Shelley Kloba (D) - 96.05%
LEGISLATIVE DISTRICT 2 - State Senator
Jim McCune (R) - 64.03%
Erasmo Ruiz Gonzalez (D) - 35.86%
LEGISLATIVE DISTRICT 2 - State Rep Pos. 1
Andrew Barkis (R) - 95.17%
LEGISLATIVE DISTRICT 2 - State Rep Pos. 2
Matt Marshall (R) - 55.68%
John Snaza (R) - 41.13%
LEGISLATIVE DISTRICT 3 - State Senator
Marcus Riccelli (D) - 61.28%
Jim Wilson (R) - 38.61%
LEGISLATIVE DISTRICT 3 - State Rep Pos. 1
Tony Kiepe (R) - 40.47%
Natasha Hill (D) - 59.29%
LEGISLATIVE DISTRICT 3 - State Rep Pos. 2
Timm Ormsby (D) - 92.94%
LEGISLATIVE DISTRICT 4 - State Senator
Miguel Valencia (D) - 35.76%
Leonard Christian (R) - 64.05%
LEGISLATIVE DISTRICT 4 - State Rep Pos. 1
Suzanne Schmidt (R) - 68.7%
Kristopher Pockell (No Party) - 30.61%
LEGISLATIVE DISTRICT 4 - State Rep
Pos. 2
Rob Chase (R) - 63.26%
Ted Cummings (D) - 36.59%
LEGISLATIVE DISTRICT 5 - State Senator
Bill Ramos (D) - 52.57%
Chad Magendanz (R) - 47.35%
LEGISLATIVE DISTRICT 5 - State Rep
Pos. 1
Victoria Hunt (D) - 54.41%
Mark Hargrove (R) - 45.48%
LEGISLATIVE DISTRICT 5 - State Rep
Pos. 2
Lisa Callan (D) - 56.23%
Patrick Peacock (R) - 43.68%
LEGISLATIVE DISTRICT 6 - State Rep
Pos. 1
Mike Volz (R) - 62.3%
Steven McCray II (D) - 37.54%
LEGISLATIVE DISTRICT 6 - State Rep
Pos. 2
Jenny Graham (R) - 60.27%
Michaela Kelso (D) - 39.57%
LEGISLATIVE DISTRICT 7 - State Rep
Pos. 1
Andrew Engell (R) - 62.53%
Soo Ing-Moody (R) - 36.54%
LEGISLATIVE DISTRICT 7 - State Rep
Pos. 2
Hunter Abell (R) - 69.68%
Paul “Rocky” Dean (D) - 30.18%
LEGISLATIVE DISTRICT 8 - State Rep
Pos. 1
Stephanie Barnard (R) - 97.43%
LEGISLATIVE DISTRICT 8 - State Rep
Pos. 2
April Connors (R) - 70.74%
John Christenson (D) - 29.14%
LEGISLATIVE DISTRICT 9 - State Senator
Mark G. Schoesler (GOP) - 95.34%
LEGISLATIVE DISTRICT 9 - State Rep Pos. 1
Mary Dye (GOP) - 66.21%
Patrick Miller (D) - 33.56%
LEGISLATIVE DISTRICT 9 - State Rep Pos. 2
Joe Schmick (R)
LEGISLATIVE DISTRICT 15 - State Rep
Pos. 2
Jeremie Dufault (R) - 72.41%
Rich Bright (R) - 25.31%
LEGISLATIVE DISTRICT 16 - State
Senator
Perry Dozier (R) - 64.73%
Kari Isaacson (D) - 35.22%
LEGISLATIVE DISTRICT 16 - State Rep
Pos. 1
Mark Klicker (R) - 65.53%
Linda Gunshefski (D) - 34.43%
LEGISLATIVE DISTRICT 16 - State Rep
Pos. 2
Skyler Rude (R) - 66.95%
Craig R Woodard (D) - 32.99%
LEGISLATIVE DISTRICT 17 - State
Senator
Paul Harris (R) - 50.77%
Marla Keethler (D) - 49.11%
LEGISLATIVE DISTRICT 17 - State Rep Pos. 1
Kevin Waters (R) - 93.25%
LEGISLATIVE DISTRICT 17 - State Rep Pos. 2
Terri Niles (D) - 49.84%
David Stuebe (R) - 50.02%
LEGISLATIVE DISTRICT 18 - State
Senator
Adrian Cortes (D) - 50.78%
Brad Benton (R) - 49.04%
LEGISLATIVE DISTRICT 18 - State Rep Pos. 1
Stephanie McClintock (R) - 54.99%
Deken Letinich (D) - 44.91%
LEGISLATIVE DISTRICT 18 - State Rep Pos. 2
John Zingale (D) - 49.72%
John Ley (R) - 50.13%
LEGISLATIVE DISTRICT 19 - State
Senator
Jeff Wilson (R) - 61.29%
Andi Day (D) - 38.6%
LEGISLATIVE DISTRICT 19 - State Rep Pos. 1
Jim Walsh (R) - 59.99%
Mike Coverdale (D) - 39.89%
LEGISLATIVE DISTRICT 19 - State Rep Pos. 2
Joel McEntire (R) - 62.13%
Terry Carlson (D) - 37.75%
LEGISLATIVE DISTRICT 20 - State Senator
John Braun (R) - 95.97%
LEGISLATIVE DISTRICT 20 - State Rep Pos. 1
Peter Abbarno (R) - 87.25%
Melvin Kaleolani Apana (R) - 9.97%
LEGISLATIVE DISTRICT 20 - State Rep Pos. 2
Ed Orcutt (GOP) - 96.01%
LEGISLATIVE DISTRICT 21 - State Rep Pos. 1
Strom Peterson (D) - 67.28%
Riaz Khan (R) - 32.48%
LEGISLATIVE DISTRICT 21 - State Rep
Pos. 2
Lillian Ortiz-Self (D) - 67.36%
Kristina Mitchell (Conservative) - 32.44%
LEGISLATIVE DISTRICT 22 - State
Senator
Jessica Bateman (D) - 71.23%
Bob Iyall (D) - 26.6%
LEGISLATIVE DISTRICT 22 - State Rep Pos. 1
Beth Doglio (D) - 71.08%
Steve Owens (No Party) - 28.35%
LEGISLATIVE DISTRICT 22 - State Rep
Pos. 2
Lisa Parshley (D) - 64.03%
Syd Locke (D) - 33.1%
LEGISLATIVE DISTRICT 23 - State
Senator
Drew Hansen (D) - 65.12%
Lance Byrd (R) - 34.86%
LEGISLATIVE DISTRICT 23 - State Rep
Pos. 1
Tarra Simmons (D) - 63.68%
Kurt Robertson (R) - 36.25%
LEGISLATIVE DISTRICT 23 - State Rep
Pos. 2
Greg Nance (D) - 66.48%
Jamie Miles (R) - 33.48%
LEGISLATIVE DISTRICT 24 - State
Senator
Mike Chapman (D) - 55.8%
Marcia Kelbon (R) - 44.1%
LEGISLATIVE DISTRICT 24 - State Rep
Pos. 1
Adam Bernbaum (D) - 55.71%
Matthew (Matt) Roberson (R) - 44.18%
LEGISLATIVE DISTRICT 24 - State Rep
Pos. 2
Steve Tharinger (D) - 56.24%
Terry Roberts (R) - 43.67%
LEGISLATIVE DISTRICT 25 - State
Senator
Chris Gildon (R) - 58.04%
Kenneth King (D) - 41.87%
LEGISLATIVE DISTRICT 25 - State Rep
Pos. 1
Michael Keaton (R) - 56.14%
Cameron Severns (D) - 43.79%
LEGISLATIVE DISTRICT 25 - State Rep
Pos. 2
Cyndy Jacobsen (R) - 56%
Shellie Willis (D) - 43.93%
LEGISLATIVE DISTRICT 26 - State Rep Pos. 1
Adison Richards (D) - 52%
Jesse L. Young (R) - 47.87%
LEGISLATIVE DISTRICT 26 - State Rep Pos. 2
Michelle Caldier (R) - 54.61%
Tiffiny Mitchell (D) - 45.23%
LEGISLATIVE DISTRICT 27 - State
Senator
Yasmin Trudeau (D) - 71.7%
Carole Sue Braaten (R) - 28.14%
LEGISLATIVE DISTRICT 27 - State Rep Pos. 1
Laurie Jinkins (D) - 71.69%
Ken Paulson (R) - 28.15%
LEGISLATIVE DISTRICT 27 - State Rep Pos. 2
Jake Fey (D) - 76.86%
Devin Rydel Kelly (D) - 21.36%
LEGISLATIVE DISTRICT 28 - State
Senator
T’wina Nobles (D) - 53.72%
Maia Espinoza (R) - 46.14%
LEGISLATIVE DISTRICT 28 - State Rep Pos. 1
Mari Leavitt (D) - 58.58%
Gabe Sachwitz (R) - 41.3%
LEGISLATIVE DISTRICT 28 - State Rep Pos. 2
Dan Bronoske (D) - 58.07%
Mark Herr (R) - 41.83%
LEGISLATIVE DISTRICT 29 - State Rep Pos. 1
Melanie Morgan (D) - 68.71%
Richard Miller (D) - 28.07%
LEGISLATIVE DISTRICT 29 - State Rep Pos. 2
Sharlett Mena (D) - 93.61%
LEGISLATIVE DISTRICT 30 - State Rep Pos. 1
Jamila E. Taylor (D) - 56.03%
Melissa Hamilton (R) - 43.82%
LEGISLATIVE DISTRICT 30 - State Rep
Pos. 2
Kristine M. Reeves (D) - 58.47%
Quentin Morris (R) - 41.37%
LEGISLATIVE DISTRICT 31 - State Rep Pos. 1
Drew Stokesbary (R) - 63.64%
Sara Sutterfield (D) - 36.25%
LEGISLATIVE DISTRICT 31 - State Rep Pos. 2
Joshua Penner (R) - 61.04%
Brian L. Gunn (D) - 38.85%
LEGISLATIVE DISTRICT 32 - State Rep Pos. 1
Cindy Ryu (D) - 74.87%
Lisa Rezac (R) - 24.98%
LEGISLATIVE DISTRICT 32 - State Rep Pos. 2
Lauren Davis (D) - 75.24%
Lori Theis (R) - 24.62%
LEGISLATIVE DISTRICT 33 - State Rep Pos. 1
Tina L. Orwall (D) - 69.05%
George Richter (R) - 30.79%
LEGISLATIVE DISTRICT 33 - State Rep
Pos. 2
Mia Su-Ling Gregerson (D) - 70.79%
Casey Esmond (No Party) - 28.48%
LEGISLATIVE DISTRICT 34 - State Rep Pos. 1
Emily Alvarado (D) - 85.44%
Kimberly M. Cloud (R) - 14.37%
LEGISLATIVE DISTRICT 34 - State Rep Pos. 2
Joe Fitzgibbon (D) - 84.38%
Jolie Lansdowne (R) - 15.46%
LEGISLATIVE DISTRICT 35 - State Rep Pos. 2
Travis Couture
LEGISLATIVE DISTRICT 46 - State Rep
Gerry Pollet (D) - 88.3%
Beth Daranciang (R) - 11.56%
LEGISLATIVE DISTRICT 46 - State Rep Pos. 2
Darya Farivar (D) - 87.34% Simone Barron (R) - 12.34%
LEGISLATIVE DISTRICT 47 - State Rep
Debra Jean Entenman (D) - 56.21% Kyle Lyebyedyev (R) - 43.6%
LEGISLATIVE DISTRICT 47 - State Rep Pos. 2
Chris Stearns (D) - 55.69% Ted Cooke (R) - 44.1%
LEGISLATIVE DISTRICT 48 - State Rep
Vandana Slatter (D) - 69.26% Lynn Trinh (R) - 30.62%
Amy Walen (D) - 95.68%
Annette Cleveland (D) 62.56%
Worthington (R) - 37.23%
LEGISLATIVE DISTRICT 49 - State Rep
Sharon Wylie (D) - 64.14%
Brett Graham (R) - 35.69%
LEGISLATIVE DISTRICT 49 - State Rep Pos. 2
Monica Jurado Stonier (D) - 63.54%
Russell Barber (R) - 36.29%
Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.
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