CURRENT - January 2025

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LEGISLATIVE SESSION IS UPON US

Legislative Session begins on January 13, 2025 and your RHAWA Government Affairs team is ready to help you get involved. Your involvement in our advocacy efforts is beneficial to you and all housing providers in Washington State. Make a difference with us this year and participate in our advocacy efforts. You have likely already seen our road map for this years Legislative Session, but it is crucial that we continue to provide you with all the information you need to join with us in this years session. Next month we will provide you with a recap of our kickoff event and information on all pre-filed bills relevant to housing providers.

bills are for the week. You will receive an event reminder with a join link prior to each meet-up.

Legislative Session Begins January 13th and our first weekly meet up will coincide with the start of Legislative Session.

Calls to Action

Watch your inbox for hearing announcements, upcoming events, and Calls to Action! Content from this coalition is developed and approved by our RHAC leadership advocacy team. All Calls to Action and advocacy updates will include a way to submit written testimony or a link that will grant you easy access to the sign-up process.

Advocacy Center

Pre-Hearing Briefing Rooms

GA Staff and lobbyists will be available to consult with you two hours before any critical hearings in the Virtual Briefing Room throughout the session. They can assist you with signing up for your remote committee testimony and help you prepare your speaking points prior to your appointment.

Weekly Online Meet-Up

January 13th 2025 – April 21st 2025

Hop into our 11 AM Monday morning meet-up to learn what the most pressing

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 district representatives and keep up with every bill RHAC is currently tracking in real time.

CONTRIBUTE

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.

CONTACT US

Board Administrator

Jim Nell: jnell@RHAwa.org

Business Development Specialist

Luke Brown: (206) 905-0610

Creative Director

Sisi Mereness: (206) 905-0605

Deputy Director

Melissa Canfield: (206) 905-0615

Education + Resources Director

Denise Myers: (206) 905-0614

External Affairs Manager Corey Hjalseth: (206) 905-0603

Grassroots Organizer

Daniel Bannon: (206) 905-0609

Member Services Specialist (Resource Desk) Sue Lewis: RHAwa.org/supportcenter

Member Services Specialist

Val Kushi: (206) 283-0816

RHAWA Current is published every month by the Rental Housing Association of Washington. Copyright ©2025 RHAWA Current with all rights reserved. Reproduction or use without permission of editorial or graphic content in any

Member Services Specialist (Eastern WA Desk) Steve Wareham: (509) 535-1018

Membership Development + Gov. Affairs

Daniel Klemme: (206) 905-0611

Office Manager & Event Coordinator

Chloe Moser: cmoser@RHAwa.org

Daniel Bannon | Grassroots Organizer
Daniel Bannon

EDUCATION + EVENTS

JANUARY CALENDAR

| Education + Resources

|  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.

2025 LEGISLATIVE SESSION KICK OFF

When: Tuesday, January 7 | 6-7:30 pm January

Cost: Free

Join us for our first event in the new year to kick off the beginning of the 2024 legislative session! You will hear from top policymakers and industry leaders on what to expect out of this year's legislative session. Association staff will discuss RHAWA's five highest legislative priorities, how the priorities were developed, and what we’re expecting for the upcoming session. Don’t miss this dive into the 2024 issues that matter to housing providers across Washington.

INFRASTRUCTURE DISASTERS: NOT YOUR EVERYDAY CRISIS

When: Thursday, January 16 | 12-1pm

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

As a housing provider, you’re likely very good at managing plumbing leaks, kitchen fires, and other resident issues. Yet, you’ve probably not experienced or given much thought to how you would handle a lengthy interruption to the infrastructure (e.g., water, sewer, electricity, natural gas, garbage collection, internet, phone, GPS, transportation, healthcare) that supports your rental business. Unfortunately, in our highly-complex fast paced world, there are many natural and human-made threats that could inflict long-term damage to your business. In this class, we will explore the practical actions you can take to limit damage to your rental assets and keep your business solvent. Instructor, Brad Krueger , MBA is currently a 5-star housing provider and property manager at The Joseph Group, and has over 25 years of risk, IT, and business management experience.

OWNER-OCCUPIED PROPERTIES IN SEATTLE, A UNIQUE RENTAL

When: Thursday, January 23 | 3-4pm

Cost: $30 Members | $200 Freemium Subscribers

With Accessory Dwelling Units (ADUs) and Detached Accessory Dwelling Units (DADUs)construction on the rise, many homeowners are transitioning to become housing providers. While this type of owner can face some unique challenges, they also fall within some significant exemptions to Seattle city law. In this class, Attorney and Managing Broker Rebecca Craemer will discuss best practices for any owner-occupied property, including listing, screening applicants and ultimately leasing your rental. Join this class to become more empowered in navigating Seattle law and setting the groundwork for a successful working relationship with your tenant.

LINK MEETINGS

Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. January topic is Legislative Session Update: Part 1.

• Claim Jumper, Tukwila | Tuesday, January 14, 6:30-8pm

• St. Andrews Pub, Seattle | Thursday, January 16, 6-8pm

• Dave & Buster’s, Bellevue | Tuesday, January 21, 6-8pm

• Bob’s Burgers, Everett | Thursday, January 23, 6:30-8pm

• Harbor Lights, Tacoma | Thursday, January 23, 6-7:30pm

• Darcy’s, Spokane Valley | Monday, January 27, 12-1:30pm

*Meeting time and subject may change. Please check the calendar at RHAwa.orgevents.

SMART SELLING STRATEGIES: COMPARE YOUR OPTIONS AND PRESERVE INCOME

When: Wednesday, January 29 | 3-4pm

Cost: $30 Members | $60 Freemium Subscribers | $90 Guests Understanding your exit strategy is crucial when selling investment property. In this webinar, we'll compare three common strategies: Fee Simple, Delaware Statutory Trust (DST), and cashing out. Austin Bowlin of Real Estate Transition Solutions will explain how each option impacts your financial outcome, tax liabilities, and long-term wealth-building potential. Whether you're looking to reinvest using a 1031 Exchange for passive income or seeking a complete exit from property management, this session will provide the insights you need to make an informed decision.

Key Takeaways:

• Understand tax impacts of Fee Simple, DST, and cash-out

• Identify the best option for long-term wealth-building

• Explore DST’s passive income and management-free benefits

• Compare reinvestment opportunities and financial outcomes

Why Attend:

This webinar is essential for real estate investors looking to evaluate their exit options. Whether you’re considering a complete sale, leveraging a 1031 Exchange, or seeking a passive income route through DSTs, this session will equip you with the tools and knowledge to optimize your financial outcomes. Expert advisors will break down the pros and cons of each strategy, helping you avoid costly mistakes and maximize your investment potential.

Your Tenant Wants to BREAK Their Lease

As the new year rolls around, many tenants are looking to move out of town, or buy a house, and are asking if they can end their lease early. What does the law say about this? RCW 59.18.310 basically says they will owe you rent through the end of the lease term or until you, the landlord, can find a new tenant; whichever comes first. It also says you are obligated to look for a new tenant with all the same effort you normally would for a typical vacancy. Once you get a new tenant, your current tenant is off the hook. It’s important to refund prorated days’ rent to avoid receiving double rent from two different tenants. However, you can charge reasonable expenses that you would not have incurred had they fulfilled the terms of the lease, such as an increase in marketing and turnover costs.

WHAT ABOUT “LEASE BREAK” FEES?

Sometimes landlords include a “lease break” clause in their lease that might include a fixed penalty without holding the tenant liable for paying rent

through the end of the term. While this may seem like a good deal to many tenants, and most will not dispute paying a reasonable lease break fee, there may be some who would rather take their chances with the law and bet that you will rent it out quickly. This option is their right under the law, so RHAWA’s lease does not include a lease break fee clause in our leasing forms.

However, we do provide a form called the Early Termination Agreement that can be used to document a mutually agreed upon deal to end the lease early. If the tenant does not want to take their chances with the provisions under RCW 59.18.310, you can agree to an alternative arrangement and document it with this form.

ADDITIONAL CONSIDERATIONS

• City of Seattle: CB 120090 allows a tenant to rescind a mutual termination agreement for any reason within 10 days by providing a written notice to the landlord. A tenant may also provide written notice to rescind a mutual

termination agreement after more than 10 days if the tenant did not consult an attorney or tenant advocate prior to signing the agreement.

• Tenants with disabilities have special protections. See Support Center Article Reasonable Accommodations for Disabilities.

• Tenants who are victims of domestic violence have special protections. See Support Center Article, Domestic Violence Tenant Protections.

• Tenants who are members of the United States armed forces have special protections related to ending tenancies to accommodate changes in orders. See Support Center Article, Armed Forces Tenant Protections.

REIMBURSEMENT FOR COSTS OF EARLY TERMINATION

Barring any of the above exceptions, the housing provider may bill the tenant (or withhold from deposit) for unpaid rent for the number of days of vacancy loss, plus any costs incurred

to re-rent – which can include utilities, advertising, and agency fees. If the tenant refuses to pay, RCW 59.18.160 states that the landlord may bring an action in an appropriate court when a tenant fails to pay in a reasonable time. Keep in mind that tenants moving out of state cannot be served for small claims court.

COMMUNICATE TERMS CLEARLY

Write a letter regarding the details of move out and transfer of possession (accepting the keys, etc.), while clarifying it is not a waiver of the strict terms of the lease. Do not rely on verbal communication, which is easy to misinterpret.

MAIL THE DEPOSIT WITHIN 30 DAYS

The deposit statement and any refund must be mailed to the tenant within 30 days of their move-out as required under RCW 59.18.280 (see HB 1074 2023). See Support Center Article, Send Deposit Accounting and Refund at Move Out for more information.

This article was written and edited by RHAWA representatives and is intended for the use of RHAWA members only. Copyrighted members-only materials may not be further disseminated. 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.

Denise Myers

Legislative Session is Upon Us

2025 Legislative Session

Road Map

Legislative Session Kickoff

January 7, 2025 at 6pm (Online Only)

Join the RHAWA government affairs (GA) team and lobbyist, Chester Baldwin, to discuss the upcoming legislative session with lawmakers who work hard to support us on the hill. You can help drive the solutions to our challenges by advocating for policies that build a healthy housing economy for all, so don't miss this opportunity to learn how to get involved. Make your voice heard and join us in defending your rights as a housing provider. Join us on January 7th, 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 events.

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 face-to-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.

RHAWA Legislative Priorities

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 well-planned 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.

Rent Control

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.

Tenant Assistance Program (TAP)

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.

Predatory Rent Increases

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.

Harmonization Act

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.

Tenant Safety Act (TSA)

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.

FORMS UPDATE ALERT!

Always download the latest version to stay in compliance.

Lease form revisions effective 12/06/2024:

A 2022 revision to RCW 59.18.063 that was not previously brought to our attention, requires that landlords only restrict the method of payment for nine months after receiving a check with non-sufficient funds. Our lease forms included language that restricted payment method for all future payments. Therefore, we revised the following sentence in all four versions of our residential lease form and also in the MHC Rental Agreement form as follows:

• Section 2, 5th paragraph, 3rd sentence: If Resident gives Owner a payment that is returned for non-payment, all future payments over the following nine months by Resident shall be made by

cashier’s check, money order, or other payment method designated by Owner.

While this change was approved by our legal counsel, the entire lease was not reviewed at this time. Our annual lease and forms review is scheduled for May 2025 after the legislative session. Therefore, the review date on these forms remains 4/2024 even though the revision date has changed to 12/6/2024.

The new revised lease forms were available on our website as of 12/6/2024 to be updated in our digital lease signing package in Azibo the following week. Thank you to member and newly appointed regent Constance Nelson for bringing this issue to our attention!

Please contact Denise Myers at dmyers@RHAwa.org or (260) 905-0614 with any questions or comments. We are always seeking to improve our materials and appreciate your feedback.

EDUCATION + EVENTS

NEW DIRECTIONS IN 2025

| Education + Resources

|  dmyers@RHAwa.org |  (206) 905-0614

Our education and events teams are riding the high energy coming out of the wildly successful ENGAGE Conference hosted by RHAWA earlier this year, and getting a jump start on planning more great things for 2025.

Whether you’re in King, Pierce, Spokane, or Snohomish County, our Link Meetings empower you to break through barriers, unlock your full potential, and propel your business to new heights.

EXPANDED AND IMPROVED SPECIAL EVENTS

Our newly formed and expanded committee are providing great feedback and ideas to improve our forms, resources and educational offerings across the board. Following are some changes you’ll see in our Calendar of events this year.

FRESH LOOK FOR CLASS MATERIALS

Our class materials have pretty much looked the same since the Rental Housing Academy was first formed in 2016. RHAWA’s talented Creative Director, Sisi Mereness went above and beyond in redesigning the Rental Housing Academy graphics and layout designs. The new look is fresh, easy to read and adds interest to the information we provide with each class. Our regular attendees will notice the difference immediately with our first 2025 class on disaster preparedness on January 16. In addition to the fresh look, we have several new instructors lined up to deliver new, relevant content designed to help you develop your business acumen.

Over the years, we have hosted many types of ON SITE events – usually where our members are mostly densely populated, around the Puget Sound area. As we have expanded and gained membership across the state, we are adapting to meet the needs and desires of our members far and wide. This year, we will be taking our Housing Provider Workshop on the road, offering the same program but with local speakers in different parts of the state. We will begin with three locations: Federal Way, Lynnwood and Spokane on three consecutive Thursdays starting on May 8th. The program and some of the speakers will be the same, but most of the speakers will be recruited from the local area. This way you can hear from expert service providers and industry leaders in your community.

PROPERTY MANAGEMENT SERIES REVAMP

We reviewed the feedback and made a few changes to our Property Management series designed as basic training for front-line property managers. We expanded the harassment prevention training beyond employment issues to include tenant on tenant harassment and domestic violence. We’re also adding a new class that takes a deep dive into move-out damage assessment and handling of the security deposit. This year’s live ON LINE presentation of the series will begin on February 13 and end on May 1. The sessions are offered via Zoom every Thursday from Noon to 1 PM. Discounted full-series tickets are available now.

The new updated series will become part of the free ON DEMAND education package for Property Management Company members on June 1, 2025.

MORE CONTINUING EDUCATION CLOCK-HOUR COURSES

Once each quarter, we will offer a three-hour advanced course eligible for Washing State real estate license continuing education clock hours. We plan to offer the first three ON LINE and the last will be offered ON SITE at the ENGAGE Conference on October 22nd. Additionally, this year we will be licensing our 12part Property Management Series for clock hour credit. Real estate brokers will be able to gain certificates after completion of the full live series for $160 or the ON DEMAND version for $120. With other ON DEMAND clock-hour courses already available, real estate brokers can easily meet their full license renewal requirements with education specifically designed for the property manager in Washington State.

MORE LINK MEETINGS ACROSS THE STATE

LINK meetings (yes, there is a hidden meaning… Landlords Information, Networking, and Knowledge… or something like that!) have been running for decades in one form or another. These are informal regional meetings led by member volunteers with support from RHAWA staff. Meeting mostly in the evenings, once per month, the groups have a rotating schedule for discussions ranging from government affairs to rental maintenance. Area industry service providers are often invited to join the conversation and share their expertise.

For many years LINK meetings have been limited to Snohomish, King, and Pierce counties. Now supported by our Grassroots Organizer, Daniel Bannon and Membership Development & Government Affairs Specialist, Daniel Klemme, we have recently added three new meeting locations: North King County, Spokane City, and Spokane Valley. Would you like to see a LINK meeting in your area? Reach out to us at (206) 283-0816 and let’s figure it out!

ELEPHANT IN THE ROOM

With the upcoming inauguration of both a new Trump Administration and a new Washington State Governor in Bob Ferguson, the housing and homelessness crisis in Washington State is set to collide with shifting federal policies. The stakes are higher than ever as cities like Seattle and Spokane grapple with visible homeless encampments, a lack of available housing for all income levels, and an increase in regulatory intervention. Will the incoming administrations’ policies address these challenges or exacerbate them? Will the federal and state governments work in harmony or clash over ideological divides? To see into the future, let’s first look into the past to assess whether previous strategies have worked for Washington State.

USICH AND THE ALL IN STRATEGY

The U.S. Interagency Council on Homelessness (USICH) is the federal agency tasked with uniting 19 different government departments and programs to coordinate efforts to end homelessness. Often described as the "strategic brain" behind federal homelessness policy, USICH works in tandem with Hous-

ing and Urban Development (HUD) to set priorities and strategies.

Its flagship initiative, the All In Strategy, was the Biden-Harris Administration’s Federal Strategic Plan to reduce homelessness by 25 percent by January 2025. This plan is built around three foundational pillars—equity, data, and collaboration—and three solution pillars—housing and supports, homelessness response, and prevention.

One notable goal of the All In Strategy was to expand programs focused on preventing evictions, including legal services, advocacy, and housing counseling. The implementation of this plan relied heavily on the Housing First approach, which prioritizes providing housing as a foundation for addressing other issues like health and employment.

However, USICH has struggled to translate these high-level goals into

tangible results. This failure leaves local jurisdictions to grapple with the realities on the ground without sufficient tools or support. This has significant implications for Washington State, as USICH’s guidance and strategy play

a critical role in determining federal funding allocations for local homelessness and affordable housing initiatives.

Daniel Klemme | Membership Development & Government Affairs |  dklemme@RHAwa.org | 
Daniel Klemme

ENCAMPMENT RESPONSE: A CASE STUDY IN WASHINGTON STATE

USICH’s strategy on humane encampment closures and service referrals has faced significant challenges in Washington State.

Encampments in Seattle remain symbols of both personal and systemic failures, while Spokane’s now-closed "Camp Hope" demonstrates the complexities of addressing homelessness at scale, especially when homelessness is used for political gain by bureaucrats. Residents often resist shelters due to barriers like sobriety requirements. What many also don’t know is that some residents of these encampments are paid by the government to serve as Peer Navigators, leveraging their lived experience to assist others. However, this arrangement underscores broader systemic issues. When individuals are financially incentivized to remain within encampments, it can contribute to resistance against transitioning into shelters or permanent housing, further entrenching the cycle of homelessness. Adding to the urgency is the stark increase in homelessness over the past decade. A recent analysis shows Washington State experiencing a 136% rise in unsheltered homelessness compared

to a national average of 46%, with chronic homelessness increasing by 245% in the state compared to 56% nationally, and Unsheltered Chronic Homelessness rising 294% in the state compared to 64% nationally.

Local governments bear the brunt of public frustration, yet their reliance on short-term fixes perpetuates a doom loop in our cities. The Rights of Way Safety Initiative, which was enacted by the now former Inslee Administration, and allocated over $140 million to house only 265 individuals at the time, is a glaring example of inefficiency. This program later evolved into the Encampment Resolution Program, yet funding levels and efficacy data remain unclear. Despite these issues, WA State legislators will likely push for more funding without providing transparent or measurable results. Programs like these mirror USICH’s Housing First approach but lack the performance-based

accountability needed to make meaningful progress.

SPOTLIGHT ON HUD AND THE PIT COUNT

What is the PIT Count?

Every January, the Point-in-Time (PIT) Count provides a snapshot of homelessness in the United States. Mandated by the (HUD), this annual census influences federal funding allocations for local Continuums of Care (CoCs). Critics argue that the PIT Count underestimates homelessness by excluding individuals in unstable housing situations, like couch-surfing, and relies on self-reported surveys collected by volunteers. This creates a disconnect between reported numbers and the visible prevalence of homelessness.

The Role of HUD

HUD oversees critical programs shaping housing policy nationwide, including:

• Homelessness Assistance: Funding shelters, outreach, and permanent supportive housing through programs like the Continuum of Care.

• Affordable Housing: Providing low-income families with Housing Choice Vouchers (Section 8).

• Fair Housing Enforcement: Ensuring compliance with the Fair Housing Act.

• Community Development: Revitalizing neighborhoods through block grants.

Donald Trump’s appointment of Scott Turner, a former NFL player, developer, and Opportunity Zone advocate, as HUD Secretary signals a likely focus on

construction and deregulation. This marks a stark contrast from past strategies, aligning with Trump’s own experience as a developer and landlord. Building more housing and reducing red tape could become central to federal housing policy under this administration.

Washington’s dire housing shortage, with the lowest number of housing units per household in the nation, underscores the urgency. State leaders must align with federal incentives to build housing, as any move toward rent control could dissuade developers from investing in Washington altogether.

The question remains: while HUD has the potential to reshape housing policy under this new leadership, can a federal agency with deep bureaucratic inertia deliver results quickly enough? This is where the newly proposed Department of Government Efficiency (DOGE) could play a transformative role, bringing a fresh approach to an issue that has long resisted traditional solutions.

DOGE AND THE PROMISE OF INNOVATION

The Department of Government Efficiency (DOGE), chaired by Elon Musk and Vivek Ramaswamy, offers the potential to disrupt entrenched housing challenges with innovative solutions. While DOGE has yet to release concrete plans, I have outlined several recommended interventions that could address the housing crisis in Washington State and beyond: 1. Modular Housing: Deploying cost-effective, factory-built units

to address shortages while reducing zoning and regulatory barriers.

2. Social Impact Bonds: Tying private investments to measurable outcomes, such as reducing unsheltered homelessness.

3. Data-Driven Decision-Making: Leveraging AI for transparency, efficiency, and evidence-based policy. However, the DOJ's scrutiny of AI in rental housing, including the RealPage lawsuit, highlights the delicate balance needed to adopt these tools ethically.

4. Releasing Fannie Mae and Freddie Mac from Conservatorship: Enabling greater private-market participation in housing finance.

DOGE must also tackle systemic inefficiencies. Government agencies often prioritize managing homelessness over solving it, while politicians exploit the crisis for political gain without delivering meaningful results. Breaking these dynamics requires accountability and measurable progress, both of which DOGE could champion with a focus on innovation.

THE ELEPHANT IN THE ROOM

Donald Trump’s experience as a developer and rental housing provider signals a likely focus on building more housing and reducing red tape, a dramatic shift from the strategies of the past. With Scott Turner, a developer himself, leading HUD, the administration is poised to prioritize construction and deregulation. This could bring much-needed innovation and investment to states like Washington. However, the question remains: Will state and federal leaders seize this opportunity to work together, or will ideological divides block progress?

Washington State legislators face a critical decision: will they continue policies that perpetuate failure, or will they embrace a new path? The financial incentives within the homelessness response system, often referred to as the homeless industrial complex, are

fundamentally misaligned with solving the crisis. Programs are often structured to maintain funding streams rather than deliver meaningful outcomes. Passing rent control as a reaction to rising rents and homelessness isn’t a solution; it’s a distraction that drives developers and investors away, compounding the crisis. Rising rents are due to housing unavailability and lack of new construction, simply put, supply and demand. Two of the largest drivers of housing costs today are the cost of capital and operational expenses, both of which are rapidly increasing. These economic realities make rent control a death sentence for new construction, perpetuating the very crisis it aims to solve.

Governor Bob Ferguson, in his first term, has a unique opportunity to demonstrate true leadership and unite the state around effective solutions. Leadership means rejecting policies that stifle growth, championing housing construction, and fostering collaboration between private and public stakeholders. With fresh leadership at the federal and state levels, Washington stands at a crossroads. Incentives explain outcomes. To change the trajectory, Washington must reject policies that deter growth and instead foster collaboration with builders and rental housing providers. These providers are not just stakeholders; they are the backbone of Washington’s housing market. By creating an environment that empowers them, Washington can attract the investment and innovation needed to tackle its housing challenges head-on.

The elephant in the room isn’t just the new federal administration; it’s the entrenched homeless industrial complex and the incentives that sustain it. Ignoring this reality ensures failure. Confronting it creates the possibility for lasting change. The time to act is now. Governor Ferguson’s legacy and Washington’s future hinge on bold leadership, efficient governance, meaningful collaboration, and relentless innovation.

Industry in Motion

Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.

ANNOUNCEMENTS

Interested in Submitting Your Announcement?

We welcome information about industry job postings, new employee and location information, and more. If you have questions, or would like to submit an item for consideration, email publications@RHAwa.org.

LEE & ASSOCIATES

A Majority of Americans Say They Favor Rent Caps, but the Results Say They Shouldn’t

According to a recent survey commissioned by Redfin Real Estate, the majority of U.S. residents are in favor of caps on rent increases. When presented with the statement, “there should be caps on the amount landlords are allowed to increase rent,” 82% of respondents agreed. This significant majority holds regardless of political party or homeownership, though Democrats and renters were about 7% more likely to favor rent caps than Republicans or homeowners.

What are “rent caps”? A more familiar term for the government regulation of rent increases is “rent control.”

According to the National Apartment Association (NAA), only seven states, in addition to the District of Columbia, have enacted rent control policies locally or statewide.

Interestingly, an online poll from the NAA revealed that respondents living in states with rent control policies are less likely to support rent control. The Washington State legislature should keep that in mind. They nearly passed a rent control bill in 2024 and will likely make another attempt in 2025.

The Washington bill referred to the proposed 5% cap on rent increases as “rent stabilization,” whose goal is to prevent “continued harm for millions of residents” caused by “excessive rent increases.”

However, while the cost of renting is

increasing, so is the cost to provide rental housing. This is why economists routinely reject rent control policies. As Redfin’s economic researcher Chen Zhao says, “if rent increases are capped below the amount developers would need to make a profit, they have little incentive to build more apartments and homes.” In the long term, a growing supply of housing is the best way to keep rent prices down.

In Washington D.C., rent-controlled units comprise about 57% of all apartment units and 25% of the total housing stock. For 2024, housing providers

ages, but revenue increases are capped at single-digit percentages, something must give.

As a result, a provider of 22,000 rent-controlled housing units in D.C. announced it was shutting down several months ago thanks to an unprofitable environment. “The whole industry could collapse,” said another D.C. housing provider. Now, thousands face the loss of their homes. This is why the NAA says that rent control “hurts the very community it purports to help.”

The organization takes the position that rent control “act[s] as a deter-

RESPONDENTS LIVING IN STATES WITH RENT CONTROL POLICIES ARE LESS LIKELY TO SUPPORT RENT CONTROL.

were prohibited from increasing rents by more than 4.9%. In the last few years, costs of operating rental housing in the city have increased significantly. Taxes have increased by 10%, electricity costs by 28.2%, property insurance by 26%, water and sewer by 34%, gas by 19%, and financing costs by more than 100%. You don’t have to be an economist to wager that when costs increase by double-digit percent-

rent and disincentive to develop rental housing.” Most economists agree.

The Washington Policy Center notes in a recent report that rent control, even moderated by exemptions, discourages new development and “decimates affordability.”

The Washington State rent control bill states upfront that “homes cannot be built fast enough to meet the urgent

need,” and yet proceeds to outline legislation that would dampen incentives to develop and operate housing. According to modeling by ECONorthwest, rent control implementation in Washington could lead to the loss of 26,000 units in a span of ten years. Washington State Senator Mark Mullett said the rent control bill could decrease the projected housing supply by 10,000 units per year. As the Washington Policy Center argued, “there is no amendment or adjustment” that can ameliorate the flaws of proposed rent control legislation. Rather, it’s time to “end government policies that restrict supply.”

Housing advocates in Washington D.C. described the collapse of one of its largest housing providers as “the canary in a coal mine.” Perhaps D.C. itself is the canary, and residents and legislators of Washington State would do well to heed its warning and firmly reject rent control before it’s too late.

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.

Local Rental Housing Regulation Watch

SPOKANE

Overview

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 City Council, stating that RHAWA intends to litigate if the ordinance is passed. Following the passage of the ordinance, Sean Flynn was interviewed 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 Benis 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.

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.

Key Concerns with the Ordinance

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.

——

EVERETT

At a recent Health and Human Services Committee meeting in Everett the committee discussed an ordinance to adopt a list of new rental housing regulations. The ordinance would include:

• A registry and inspection ordinance possibly even on short-term rentals.

• Information packet distribution guidelines including resources when an eviction notice served

• 120-day notice for a housing provider to notify a tenant of intent to NOT renew a lease.

• 120-day notice on any rent increases over 3%.

• 180-day notice for any increase over 10%.

• Housing providers MUST offer a repayment plan and attempt some mediation before serving an eviction notice.

• Spread out move in and security deposit fees over a 6-month period may not exceed one month’s rent.

• 1.5% limit on late fees.

• Housing providers cannot require a social security number for application and screening.

At the conclusion of their discussion the committee motioned to table this proposed ordinance until after the state legislative session has taken place to see if a similar bill package is passed state-

GOVERNMENT AFFAIRS

wide. We will continue tracking this Everett proposal as it moves forward.

——

PASCO

Pasco has had a rental licensing and inspection program since 1997, and recently this program has come up during the city’s budget season. In a city council meeting near the end of November the council discussed many items that are NOT included in the 2025-2026 proposed budget. One of those items listed was “Significant changes to rental licensing and inspections program anticipated”.

To further follow up, the council had a work session on December 9th to discuss some possible relaxation of the inspection ordinance. Something proposed is if a property passes two consecutive inspections the property will not require inspection again for six years. Another aspect of this would be to create a list of approved third party inspectors so housing providers are not required to use a city inspector. We will continue to follow this as it works through the Pasco City Council.

——

VANCOUVER

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.

——

WOODINVILLE

RHAWA testified at a recent city council meeting in opposition to a now adopted ordinance heard before the Woodinville City Council.

The ordinance contained many of the provisions we have seen adopted in a majority of cities in King County which were developed by A Regional Coalition for Housing (ARCH) including:

Rent Increase Notice

• Requiring housing providers to provide a minimum of 120 days' written notice of rent increases

greater than 3%, and 180 days' written notice for increases greater than 10%.

Limits on Move-In Fees

• Establishing a cap on move-in fees and the security deposit of no more than one month's rent.

• Tenants may chose to pay move in fee and security deposit in six equal monthly payments over the first six months of tenancy.

SSN Requirement Ban

• Prohibits a housing provider from requiring a SSN for the purposes of screening an applicant.

Extended Non-Renewal Notice

• Requires housing providers to provide 120 days' notice of intent to not renew any rental agreement with a fixed term of six months or longer.

Notice of Rights

• Requires housing providers to provide tenant with 'concise and accurate' summary of tenants rights under Woodinville law.

BOTHELL

The City of Bothell is currently in the process of studying the impact of rental housing regulations that have spread across King county and it is likely their city council will discuss on ordinance on these regulations in the coming months.

In December the city council hosted various focus groups for both tenants and housing providers to gather feedback on these proposed policies. RHAWA participated in these focus groups in order to communicate the harmful impact these policies have had on housing providers and tenants alike.

The policies the city is studying include:

• Extended rent increase notices

• Move in and late fee caps

• Just cause eviction

• Adjustable rent due date

• SSN requirement ban

• Tenant private right of action

As with all of the aforementioned cities, RHAWA will continue to monitor these developments, advocate on your behalf and provide you with relevant information to share your feedback. Please reach out to our advocacy team; advocacy@RHAwa.org, if you have input or questions.

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.

Collecting Rent Payment Best Practices

WHY COLLECT RENT PAYMENTS ONLINE?

Collecting rent payments online offers a ton of benefits for both landlords and tenants. First off, it’s incredibly convenient to pay rent online. No more running to the bank to deposit checks or waiting for mail delays. Everything is just a few clicks away.

Then, there’s timeliness. Online payments mean tenants can set up automatic payments, which helps ensure rent is paid on time, every time. It takes a lot of the guesswork and worry out of the process.

Security is another big plus. Online payment platforms use advanced security measures to protect both landlords and tenants, so you can rest easy knowing your transactions are safe.

Finally, there’s the benefit of record-keeping. Digital payments automatically generate records of all transactions, making it much easier to keep track of your finances and simplifying things come tax season.

KEY FEATURES TO LOOK FOR WHEN COLLECTING RENT PAYMENTS ONLINE

Now that we see how collecting rent online can save time and reduce stress let’s explore the key features to look for to ensure you choose the best option for your rental property business:

• Multiple payment methods: Look for platforms that offer various payment options, including ACH, bank transfer, credit, and debit card payments. This flexibility can accommodate different tenant preferences and ensure smoother transactions.

• Automated payments and reminders: Automation is important for timely rent collection. Platforms with automated payment options and reminders help tenants remember due dates and reduce the likelihood of missed payments.

• Recurring payments: Allowing ten-

ants to set up automatic and regular payments for their rent can reduce the risk of late fees and provide landlords with a reliable and predictable payment schedule.

• Ability to charge late fees: Choose a platform that allows you to charge late fees automatically when payments are overdue. This feature helps enforce your rental agreement terms and encourages timely payments.

• Collaboration with accountants: Look for a platform that allows your accountant to access financial information for tax reporting. This feature facilitates collaboration and ensures that your financial records are accurate and ready for tax season.

• Transaction fees: Be aware of the costs associated with each platform. Some may charge transaction fees or monthly subscription fees. Understanding these costs will help you choose a cost-effective solution.

• Security measures: Ensure the platform has robust security features to protect both your and your tenants’ financial information. Look for encryption, secure payment gateways, and compliance with financial regulations.

• User experience: A user-friendly interface is essential for both landlords and tenants. The easier the platform is to use, the more likely it is that tenants will comply with online payments without issues.

7 BEST PRACTICES TO COLLECT RENT FROM TENANTS ONLINE

As we have seen, finding the best way to collect rent online can streamline the process for both landlords and tenants, making it more efficient and convenient. Here are some best practices:

Choose the right platform

Select a reliable online rent collection service that suits your needs. Platforms like Azibo offer various features, including the ability to handle multiple

payment methods.

Educate your tenants

Make sure your tenants understand how to use the online payment system. Provide clear instructions and support for setting up their account and making payments.

Set clear payment policies

Clearly communicate the terms of payment, including due dates, grace periods, late fees, and the acceptable forms of payment. This helps prevent confusion and ensures tenants know exactly what is expected.

Offer multiple payment options

Providing multiple payment options, including the ability to pay online, can make it easier for tenants to pay on time. Options might include bank transfers, credit card payments, and checks.

Automate payment reminders

Use your chosen platform’s features to set up automatic reminders that notify tenants of upcoming and missed payments. This can help reduce late payments.

Maintain security standards

Ensure that the platform complies with security standards to protect sensitive financial information. Look for features like encryption and secure data storage.

Keep

detailed records

Online platforms typically offer tools to help you keep detailed records of all transactions. Make use of these features to maintain accurate financial records, which can be helpful for accounting purposes and resolving any disputes.

1. Enable auto-pay: Encourage tenants to set up auto-pay, which can minimize late payments and reduce the hassle of monthly reminders.

2. Stay compliant: Ensure that your rent collection practices comply with local laws and regulations regarding online transactions and tenant rights.

3. Evaluate and adapt: Periodically review the effectiveness of your online rent collection system. Be open to making changes based on tenant feedback and new technological advancements.

Implementing these best practices can help make the rent collection process more efficient and less stressful for both landlords and tenants.

https://www.azibo.com/blog/collect-rent-payments-online

Gemma Smith, with 9 years in property management, Gemma serves as a key content strategist at Azibo.com. While excelling in writing, editing, and SEO, she also enhances Azibo's social media presence. Passionately, Gemma educates others to make informed real estate investment decisions in the ever-changing market.

Important Note: This post is for informational and educational purposes only. It should not be taken as legal, accounting, or tax advice, nor should it be used as a substitute for such services. Always consult your own legal, accounting, or tax counsel before taking any action based on this information.

Gemma
Gemma Smith AZIBO

JOIN

JOIN THE RHAWA COMMUNITY

VOLUNTEER YOUR TIME IN 2025

RHAWA is more than just a place to get your leasing forms and occasionally take a Rental Housing Academy class, we create a community of like-minded individuals whose expertise and input help to improve and direct the association. This community thrives on those who are willing to volunteer their time to contribute to the association in a variety of ways. There are a variety of ways to get involved and these opportunities will both expand your knowledge of rental housing as well as be greatly beneficial to your fellow member.

SERVE ON A COMMITTEE

Take an active role in determining how the association allocates its resources.

RHAWA is at its best when the Board of Directors, staff, and members all have input and can collaborate to further the interests of independent housing providers throughout Washington.

Budget & Finance Committee

Chair: Neil Wilson

Staff Liaison: Chloe Moser

Oversees preliminary financial planning and provides guidance to the Board of Directors in support of approval of the annual budget, safeguarding organizational assets, recommends organizational financial policies, anticipates financial matters for the Board’s consideration, provides the Board of Directors regular, timely and accurate financial statements, assists in financial record retention.

Education, Forms, & Resources Committee

Chair: Chris Beni

Staff Liaison: Denise Myers

RHAWA members value current and easy-to-use forms. In addition to approving new and amended forms, the

committee develops educational offerings for “best practices” for managing members’ rental properties.

Legal Defense Fund (LDF) Committee

Co-Chairs: Chris Benis & William Shadbolt

Staff Liaison: Daniel Klemme

To review and recommend to the Board of Directors legal positions in which RHAWA may choose to become involved.

Legislative Issues Committee

Co-Chairs: Larry Crites & Christopher Cutting

Staff Liaison: Daniel Bannon

To ensure RHAWA actively promotes the interests of the rental housing industry to state, county and local legislative bodies. Makes recommendations to the Board of Directors regarding legislative policy.

Membership Committee

Chair: Sharon Cunnington

Staff Liaison: Luke Brown

The purpose of the Membership Committee shall be to encourage all persons interested in RHAWA to join and become active members of the association as well as recommend policies and strategies for enhancing membership in RHAWA. The membership commit-

tee helps to ensure a growing and vital membership organization.

Political Action Committee (PAC)

Co-Chairs: Larry Crites & William Shadbolt

Staff Liaison: Corey Hjalseth

Our Political Action Committee exists to help elect responsible candidates who will work collaboratively with RHAWA and the rental industry when issues arise. Without pro-rental housing candidates in office, your rights as a housing provider will be threatened with endless regulation.

PAC Member Requirements:

• Current RHAWA member

• Made a contribution to RHWA’s PAC within the past calendar of at least $250. PAC contributions support the political campaigns of RHAWA-endorsed candidates. The RHAWA PAC is non-partisan and supports both sides of the aisle. Membership dues do not fund the PAC - all contributions are voluntary.

• Is a US citizen and a registered US voter.

• He or she shall not endorse any candidate, other than an officially endorsed candidate of RHAWA, in any race in which RHAWA has made an endorsement unless he

Melissa Canfield

or she makes it clear that each endorsement is in his or her capacity as a private individual and not as an RHAWA member.

• Interviewers shall disclose involvement in a campaign to the interview team prior to the candidate interview. “Active involvement” shall include personal campaign contributions or personal campaign assistance.

To volunteer, contact Melissa Canfield at mcanfield@RHAwa.org or via phone at (206) 905-0615 to connect you to the committee that best fits your interests and talents.

BECOME AN EDUCATION VOLUNTEER OR WRITE ARTICLES

Instruct a Class

We provide you with adult learning training, all the class material, and work with your schedule. You provide an enthusiastic and engaging personality, experience with group facilitation, great communication skills, and act as

a representative of the Rental Housing Association of Washington. Review our Instructor Handbook found on RHAwa. org/academy for policies and benefit information. Contact Denise Myers at dmyers@RHAwa.org to learn more.

Contribute to Curriculum

Relying upon your knowledge and experience in the industry, you help us build and maintain curriculum and other educational resources. We publish and produce all materials, citing, and recognizing all contributors. Contact Denise Myers at dmyers@RHAwa.org to learn more.

Write Articles for CURRENT

RHAWA’s Current Newspaper is the leading rental housing industry news journal in Washington State. Current reviews industry-related legislative activity, vacancy trends, property management and maintenance information, as well as business and personal finance. The majority of RHAWA's membership is made up of independent rental owners who reside in the Puget Sound region.

RHAWA is more than happy to review any and all articles pertaining to the rental housing industry. RHAWA cannot guarantee all submitted articles will be published. Articles must be educational and cannot compete with products and services offered by RHAWA. RHAWA reserves the right to edit or refuse articles. RHAWA may give permission for articles to be reprinted with the stipulation that credit be given to the original author and the publication.

Specifications

• Educational article

• Around 650 words in a Word document

• Optional graphics or photos

• Author byline + head-shot

• Final paragraph about the company including contact info. Submit your article for consideration to Sisi Mereness at smereness@RHAwa.

org. Articles are selected the first week of each month and will most likely appear in the following month's edition.

LIKE TO GET IN FRONT OF A CROWD?

Become a LINK Facilitator

You take a leadership role at a monthly member networking meeting at a restaurant in your area. We mail you discussion guides on various rental operations topics and invite members to the meetings. Based on the topic, you lead the discussion yourself or invite an appropriate professional from your area to help. Contact Daniel Bannon at dbannon@RHAwa.org to learn more.

Become a Guest Contributor on Housing Matters Podcast

RHAWA's Housing Matters Podcast brings you interviews with a multitude of housing industry professionals as well as legislators on the front lines all over the state. We take deep dives into rental and housing industry news statewide, pending legislation, history, and many other topics. If you feel passionate about an issue or want to share your perspective on an industry topic, please contact Corey Hjalseth at chjalseth@ RHAwa.org with your ideas.

Now that you know many of the volunteer opportunities that are available to you, It is my pleasure to introduce some of our most involved members who, through their volunteer work, eventually became members of the RHAWA Board of Directors.

BOARD OF DIRECTORS

BOARD OF DIRECTORS

The Board of Directors, acting collectively, is the governing body of the Association. All corporate powers shall be exercised by or under the Board’s authority, and the Board is responsible for the supervision, control, and direction of the Association. The Board of Directors includes representatives of companies that own or manage rental housing.

Sean Flynn, Owner, Flynn and Associates

RHAWA Board of Directors President

Sean Flynn owns Flynn and Associates and is the team captain. He is actively involved in all aspects of cases and coordinates both litigation and transactional work. Sean is the team’s grand strategist and as such, Sean loves it when a plan comes together. Sean attended the University of Washington for his bachelor’s degree. He holds an MBA with a concentration in Finance from Clark University. He also holds a J.D. from Seattle University School of Law. While in law school, Sean founded the Real Estate Law Student Association and was chosen by his classmates to deliver the commencement address during the graduation ceremony. Sean serves on the Board of Directors for the Washington Business Properties Association and the Partnership for Affordable Housing.

Christopher Cutting, Founder, Cutting Law Office PC

RHAWA Board of Directors Vice President

Christopher Cutting has over a decade of experience in landlord-tenant law, judgment enforcement, and appeals. He began his career as a law clerk to Judge Marywave Van Deren at the Washington Court of Appeals. Christopher founded Cutting Law Office PC in 2017. Christopher works with several industry associations to advocate for Washington housing providers. He currently serves as Vice President of the Board of Directors for the Rental Housing Association of Washington and is the Co-Chairman of their Legislative Committee. Christopher was RHAWA Volunteer of the Year in 2017 and 2020. He has provided expert testimony on landlord-tenant relations and law for the Washington Legislature and multiple city councils. Christopher is also committed to education. He teaches legal seminars for state and local bar associations, trade groups, and private companies; Christopher is a licensed clock hours instructor for Washington Real Estate Brokers. He is the co-author of the WSBA Real Property Deskbook chapter on Residential Leasing and a past co-author of the chapter on Commercial Evictions in the Washington Lawyer's Practice Manual.

Larry Crites

RHAWA Board of Directors Secretary

Larry Crites is an active real estate broker in Seattle since 1986 and a rental property owner since 1987 Larry initially invested in single-family houses and duplexes in the 1980s and 1990s and then moved up to small apartment buildings over the last 10 years. Larry has always been an owner-operator, so has personal experience with rental issues across the spectrum of investment types that most RHAWA members own. As an RHAWA member since 2001, concern for the direction of regulation in Seattle has motivated Larry to become more active in the organization. He is co-chair of the Legislative Issues Committee and Political Action Committee and serves as Secretary on RHAWA’s Board of Directors.

DIRECTORS & COUNCIL OF REGENTS

Neil Wilson, CPA

RHAWA Board of Directors Treasurer

Neil Wilson is an independent rental property owner and former CPA who lives on Seattle’s Beacon Hill with his wife Susan. Together, the couple operates 6 rental units on two adjacent lots and works hard to create a safe, happy, and healthy environment for themselves and their tenants, who are also their neighbors. His rental journey began with an aging, 1912 duplex. He has expanded his current portfolio to include a managerial partnership in two local mobile home parks.

William Shadbolt,

RHAWA Board of Directors Past President

William Shadbolt purchased his first rental property in 1993. Since 2010 he has been purchasing mainly bankowned property, rehabbing and renting them out. His focus is South Seattle and Renton but includes property as far north as Broadview. He has tenants on the Section 8 program with both the King County Housing Authority and with Seattle Housing Authority. He is one of the owners of Broad Reach Management, Inc. (BRMSeattle.com), a greater Seattle property management company. William is an active member of RHAWA and co-chairs the Legal Defense Fund and Political Action Committee. He is also an active member on the Legislative Issues Committee. William is a licensed real estate broker and serves on the Board of Directors for Housing Connector.

Sharon Cunnington

RHAWA Board of Directors At-Large Position

Sharon Cunnington is a Real Estate Investor, Business Operator, and Private Lender who has been the buyer/ seller in dozens of real estate transactions totaling over $5 million in the last 15 years. As a licensed Real Estate Broker, Sharon specializes in helping fellow investors find positive cash flow investment properties – she hangs her license with Wilson Management, Inc. Sharon’s portfolio consists of single and multi-family properties located predominately in the Pacific NW and Midwest. Locally, she serves on the Board of Directors for RHAWA and is a member of the Women’s Business Exchange. Sharon lived in Europe for 3 years and has been active in the non-profit sector volunteering and serving on a variety of Boards. Sharon holds 8 patents in the intersection of technology communications and human emotions and has won several presentation and research awards. Sharon is a graduate of Washington State University with graduate courses from Harvard and Kellogg School of Business.

COUNCIL OF REGENTS

The Council of Regents is a standing committee whose purpose shall be to assist and advise the Board of Directors with respect to matters of strategic importance to the Association. The Council of Regents does not have any of the management authority of the Board. Regents include representatives of companies that own or manage rental housing.

Cory Brewer, Vice President of Residential Operations Windermere Property Management/Lori Gill & Associates (WPM/LGA)

As the General Manager at WPM/LGA, one of Cory Brewer’s key roles is to oversee multiple offices and the staff of approximately 60 of the area's top Leasing & Property Management professionals. WPM/LGA is the

market leader serving King, Snohomish, and Pierce counties and that can be attributed to the people who make up the company. The firm offers leasing and management services for virtually all types of property – single-family, condominium units, multi-family, and commercial. Cory is heavily involved in keeping the multiple offices working in concert with one another, and he brings a unique perspective to the firm with his background in real estate sales and brokerage management. Cory is also the first point of contact for the firm’s recruiting efforts, and he is always interested in speaking with people who would like to know more about a career in the Property Management industry.

Steve Corker, Executive Vice President Futurepast, Inc.

Steve Corker, former Board President of the Landlord Association of the Inland Northwest (LLA) now serves on RHAWA’s Council of Regents. He graduated from Stanford University with a BA in political science. He was owner/partner at Coons, Corker & Associates, an advertising firm from 1978-1999. He taught marketing and public relations as an adjunct instructor at Gonzaga University from 1981-2016. Steve has previously served on the Spokane City Council and on numerous boards and commissions. Steve is also Executive Vice President of Futurepast, Inc., a Virginia-based international consulting group specializing in helping organizations transition to a low-carbon economy.

Chris Dobler, Partner & Vice President Dobler Management Company, Inc.

Chris Dobler is a partner and Vice President of Dobler Management Company, Inc., a Pierce County-based multifamily property management company with a portfolio of over 5,500 rentals. She graduated from Central Washington University with a degree in Business Finance, has been a licensed real estate agent since 1986 and is fluent in Spanish. She has over twenty-five years of property management and investment experience, specializing in Human Resources, Marketing, and legal aspects of Property Management. Chris has her Certified Property Manager designation from the Institute of Real Estate Management. She has received several industry-related awards, as well as recognition for her community-oriented endeavors.

Jason Dolloph, Commercial Property Manager

Black Realty Management

Jason Dolloph is a Commercial Property Manager with Black Realty Management, Inc. Jason earned his Business degree in 1995. When he entered the real estate industry in Seattle, he managed mixed-use properties for ten years before moving to Spokane. Jason specializes in shopping centers and office buildings, as well as facilities management. Jason was awarded the Certified Property Manager (CPM®) designation with the Institute of Real Estate Management (IREM). He currently serves as President of the Inland Empire Chapter of IREM, as well as serving on the Council of Regents for the Rental Housing Association of Washington.

Devin Easterlin, Co-Founder & Principal

Sterling Johnston Real Estate and SJA Property Management

Devin Easterlin graduated from college with degrees in Philosophy Pre-Law and Business and then attended law school where he specialized in real estate transactional law. Devin is currently a licensed real estate agent and a licensed attorney and has worked in the property management industry for over ten years. Devin grew up in Kirkland and has lived in the Seattle area for over twenty-five years. Devin is a partner at SJA Property Management.

COUNCIL OF REGENTS

Chris Gurdjian, Principal 11 Capital

Chris Gurdjian is a principal with 11 Capital. His primary responsibilities include acquisitions, underwriting, and disposition strategy. Chris has a unique background in lending and development that spans more than 20 years.

Kaitlyn Jackson, Associate Attorney

Williams Kastner

Kaitlyn Jackson is an Associate at Williams Kastner, located in the Seattle office, and a member of the Business Real Estate and Transaction Practice Group. She is admitted to practice law in Washington State, the United States District Court Western District of Washington, and the United States District Court Bankruptcy Court. Kaitlyn’s real estate law practice focuses on landlord-tenant law, lease review, and real estate purchase and sales. Kaitlyn serves on the Council of Regents of the Rental Housing Association of Washington, where she proactively advocates for her client’s interests at the Washington State Legislature and often creates and teaches content related to legislative and municipal legal updates to those participating in the residential rental market.

Cathy Jeney, Partner

Paragon Real Estate Advisors

Cathy Jeney has remained a consistent, top-producing commercial broker for over 20 years, representing clients in the acquisition and disposition of their commercial real estate. Her work ethic, thoroughness, diligence and 110% commitment ensure her clients achieve their real estate goals as well as a smooth transaction. In addition, her strong negotiation and interpersonal skills allow Cathy to successfully represent her clients. This, combined with her extensive market knowledge, enthusiasm, professionalism, and ability to overcome obstacles has earned her an impressive reputation and consistent repeat business. Her remarkable track record stems from a commitment to the industry, meticulous detail and follow-through, ability to overcome obstacles, and hands-on experience. Part of Cathy’s work satisfaction stems from the relationships formed while assisting clients with their real estate needs.

Constance Jensen Nelson

Constance Jensen Nelson has a passion for real estate. Holding the prestigious Certified Property Manager (CPM) and Certified Commercial Investment Member (CCIM) designations, she brings a comprehensive understanding of both residential and commercial property management. Armed with a master’s in accounting, Constance combines financial expertise with hands-on operational knowledge, ensuring that properties not only thrive but also deliver strong returns. She is actively involved in the day-to-day operations of the family business, leveraging a unique perspective that blends tradition with innovation.

Synthia Melton, Co-Founder & Managing Partner

Dimension Law Group PLLC

Synthia Melton is a co-founder and Managing Partner of Dimension Law Group. Synthia’s practice focuses on Business Law and Commercial and Residential Real Estate, including Landlord-Tenant matters. Synthia works primarily with real estate investors and small business

owners on matters involving complex transactional and litigation matters. She also serves as general counsel to various small to mid-size businesses throughout Washington State. Synthia received her Juris Doctorate from Seattle University School of Law and her bachelor’s degree in law and diversity from Western Washington University. Before joining Dimension Law Group, Synthia worked as a litigation attorney for several Washington law firms gaining valuable courtroom experience in State and Federal Courts. Synthia is a member of the Washington State Bar Association, South Asian Bar Association, and King County Bar Association. She is also admitted to the United States District Court for the Western and Eastern District of Washington.

Mark Mullally, Property Manager

Mullally Development Company

Mark Mullally is a Seattle native and 3rd generation member of properties managed by Mullally Development Company. He has over 20 years of experience managing multifamily property in both Seattle and Phoenix.

Audrey Riddle, Housing Director

Goodman Real Estate

Audrey Riddle has been with Goodman Real Estate for six years and has over a decade of expertise in the affordable multifamily sector. She has played a pivotal role in the development of the IMPACT program, aligning with GRE’s objectives to effect meaningful change in the communities they serve. As the Housing Director, Audrey actively collaborates with several leading organizations dedicated to supporting vulnerable populations and is a passionate advocate for housing creation for the betterment of the community. Audrey holds a BA in Psychology from Seattle Pacific University (SPU) with a minor in Leadership Studies.

Kristi Tripple, Vice President for Community Development

Rowley Properties, Inc.

Kristi Tripple is Vice President for Community Development at Rowley Properties, Inc. She began her career working for the community and technical college system with an emphasis on workforce and economic development. In 2005, she changed careers to property development/ governmental affairs with Rowley Properties, Inc. Believing it is important to be actively engaged, Kristi currently volunteers for the City of Issaquah’s Economic Vitality Commission. Prior, she served on the Greater Issaquah Chamber of Commerce slate of offices for six years and was Board chair in 2011. She is a native of Washington and graduated from the University of Washington with a Bachelor of Arts in Society, Ethics, and Human Behavior.

LEGAL COUNSEL

Chris Benis

Chris Benis attended the University of Washington, during which time he received a B.A. in Political Science (Magna Cum Laude), a Master of Urban Planning, and a law degree. After two years of law practice, he started his firm, which he led for 28 years before First Avenue Law Group. He represents property management firms, individual real estate investors, real estate brokerages, industry trade associations, design professionals, and construction companies. He advises his clients on practical and understandable solutions to their legal needs and concerns.

VENDOR LISTINGS

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

ATTORNEYS

Gatewise | Simple Multifamily Smart Access

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

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

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

Omlin, Gunning & Associates PS Accounting/bookkeeping; Real Estate Investors (509) 467-2000

Chris Bourassa, C.P.A Shareholder Quickbooks Consultant 9515 N. Division, Suite 200 Spokane, WA 99218 (509) 467-2000 Fax: (509) 466-0537 chrisb@ogacpa.com

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

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

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

ShowMojo | Leasing Automation

Kristine Young (312) 584-8733 | hello.showmojo.com/sales

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

Hurliman Heating and Air Conditioning hurlimanjp@gmail.com (509) 891-5110 | hurlimanheating.com

Envirotest | Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 seattlemoldandairquality.com

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

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

Armitage & Thompson PLLC

Jessica Thompson (509) 252-5048 | jat@law-wa.com

Jessica Thompson | Attorney at Law (509) 252-5048 | jat@law-wa.com

Bradley Kraus (503) 255-8795 | Kraus@warrenallen.com

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

Cam Mcgillivray Attorney At Law (509) 262-4617 | ccMcgillivray@yahoo.com

Christopher T. Benis, Attorney at Law

First Avenue Law Group, PLLC

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

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

Dimension Law Group PLLC

Synthia Melton (206) 973-3500 | dimensionlaw.com

Eller Law Firm PLLC (206) 801-1188 | accessevictions.com

Flynn and Associates, PLLC

Sean Flynn (206) 330-0608 | theflynnfirm.com

GR Law Group (509) 456-0400 | grlawspokane.com

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

Holmquist & Gardiner, PLLC (206) 438-9083 | lawhg.net

Humphries, Patterson, & Lewis Law (509) 838-4148 | Neil E. Humphries

Jeffery Bennett (503) 255-8795 | bennett@warrenallen.com

Ledger Square Law (253) 327-1701 | ledgersquarelaw.com

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

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

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

Micheal D Mclaughlin, Attorney at Law (253) 686-9786

Steven Schneider Law Firm (509) 655-1916 | stevenschneiderlaw.com

BANKS

CMG

BANKS

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

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

Pacific Crest Savings Bank

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

Union Bank

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

BATHTUB + SHOWER RENOVATION

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

Flippers Warehouse (206) 656-3222 | flipperswarehouse.com BLIND CLEANING + REPAIR

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

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

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

REPAIR | REMODEL

+1 Construction (206) 313-6587 | plusoneconstruction.com Bellan Group, LLC

Susan Bellan (206) 383-0102 | bellan.com

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

|

Downey & Sons Property Care (206) 832-6204

erin.garcia@downeyandsonspc.com

FINNMARK Property Services (206) 418-8056 | alvinr@finnmarkps.com

finnmarkps.com/about/

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

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

Maintco (425) 822-5505 | maintcogc.com

Masonry Restoration Consulting (425) 344-3893

masonryrestorationconsulting.com

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

RKC Construction, Inc. Kyle Caulk (206) 595-3565 | cajames.com

T.E. Kelly Company, LLC Tim Kelly | (206) 240-1950

The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.com

Top-Rung Construction 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

Extreme Steam Carpet Cleaning 24/7 Water Extraction (425) 330-9328 | extremesteamcc.com Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com Lund's Carpet Cleaning benlund1957@gmail.com (509) 922-6153 | carpetcleaningspokane.com

Elmblad Cleanco (509) 655-1916 | cleanco-wa.com

& Carpet Cleaning cleanco-wa.com mordecai@cleanco-wa.com (509) 655-1916

CARPET CLEANING + INSTALATION

Visible Difference

Carpet cleaning; Floor coverings

James Giles (509) 534-1390 | jgiles97@hotmail.com

Visible Difference

Carpet Cleaning & Floor Coverings

James Giles jgiles97@hotmail.com | (509) 534-1390

CHIMNEY CLEANING | REPAIR (MASONRY)

The Chimney Specialists, Inc.

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

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

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

thechimneyspecialists.com

Masonry Restoration Consulting (425) 344-3893

masonryrestorationconsulting.com

Lund's Carpet Cleaning benlund1957@gmail.com (509) 922-6153 | carpetcleaningspokane.com

Mordecai Elmblad Cleanco Carpet Cleaning & Cleaning (509) 655-1916 | cleanco-wa.com

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

COMMERCIAL REAL ESTATE

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

CONSULTING

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

CONTRACTORS

+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

Homestead Construction

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

EVICTIONS

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

INSURANCE

American Family Insurance

Cisneros Agency, LLC

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

Americus Insurance

shawn@americusinsurance.net (509) 944-5414 | americusinsurance.net

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

Country Financial Financial, Insurance & Life Insurance Services

john.kapelac@countryfinancial.com (509) 228-9125

Diamond Cut Insurance Group, Inc.

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

Leavitt Group Northwest

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

INVESTMENT + FINANCIAL SERVICES

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

PEST INSPECTIONS

Eden Advanced Pest Technologies (509) 327-3700 | edenspokane.com

Prosite Pest Control raymond@prositepestcontrol.com (509) 925-5900 | prositepestcontrol.com

PROPERTY MANAGEMENT

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

PROPERTY MANAGEMENT

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

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

MASONRY SERVICES

Brooklynn Masonry

Bryan Funk | (253)722-7904

Bryan@brooklynnmasonry.net

Maintenance Man Unlimited Seattle LLC (206) 517-8000 mmuwa.com | info@mmuwa.com

Masonry Restoration Consulting (425) 344-3893

masonryrestorationconsulting.com

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

MOLD | MOLD INSPECTIONS

Envirotest

Mold, Air Quality Analysis, Inspections

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

Maintenance Man Unlimited Seattle LLC (206) 517-8000 mmuwa.com | info@mmuwa.com

PAINTING | PAINT

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

Straight Street Building/Home WDIR Reports

SPI/WDOs, Mold, Asbestos, Lead testing (206) 999-1234 | iNspect.ws

PIPE RESTORATION

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

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

PLUMBING

365 Plumbing (253)478-9298 | 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

PRINTING

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

PROPERTY MANAGEMENT

Allen Property Management

Mike Larson | (253) 582-6111 800) 995-6111 | haroldallen.com

Bell-Anderson & Assoc., LLC, AMO (253)852-8195 | bell-anderson.net

Brink Property Management

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

Capstone Commercial Real Estate Advisors

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

Cornell & Associates Inc (206) 329-0085 | cornellandassociates.com

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

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

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

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

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

VENDOR LISTINGS

REAL ESTATE BROKERS

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

RETIREMENT PLANNING

Humphries, Patterson, & Lewis Law (509) 838-4148 | Neil E. Humphries

Olympic Estate Group, LLC

Jeri Schuhmann (206) 799-0544 OlympicWealthStrategies.com

ROOFING SERVICES

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

Bravo Roofing, Inc.

GoldStar Vendor + Vendor of the Year | 2014

John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com | bravoroofs.com

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

Fields Roof Service Inc. (253) 852-4974 | (888) 852-4974 fieldsroofservice.com

Mono Rooftop Solutions

Commercial / Residential Repair & Maintenance (206) 767-2025 | monorooftop.com

ACRAnet Lender, Mortgage & Screening Cole Hockett (509) 324-1350 | acranet.com

Azibo | Financial Services Platform (855) 920-3565 azibo.com

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

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

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

Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com

SOFTWARE FOR RENTAL OWNERS

Azibo | Financial Services Platform (855) 920-3565 | azibo.com

ShowMojo | Leasing Automation

Kristine Young (312) 584-8733 | hello.showmojo.com SUBMETERING

Conservice (866) 947-7379 | conservice.com

Brink & Sadler

Johann Drewett (253) 582-4700 | brinkandsadler.com

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

ACRAnet (509) 324-1350 | acranet.com

Azibo | Financial Services Platform (855) 920-3565 | azibo.com

HOUSING

99Gem (206) 579-9533 | D.Perkins5637@gmail.com Lorna Arnold (206) 276-0588 | shorttermsuites.com

Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877)

INFRASTRUCTURE DISASTERS: Not Your Everyday Crisis

As a housing provider, you’re likely very good at managing plumbing leaks, kitchen fires, and other resident issues. You know how to communicate, prioritize, and marshal your resources.

Yet, large disasters impacting public infrastructure are likely not something you’ve experienced or given much thought.

To be clear, I’m not referring to the recent bomb cyclone or isolated wildfires. While not fun, you can likely rely on your normal problem-solving skills to figure out similar shorter-term events.

My focus for this article is on the long-term events that have the potential to damage your rental assets, weaken your business to the point of insolvency, and make future investment opportunities out of reach.

It’s true, some business risks are beyond your control and ability to mitigate. For example: Big rock hits planet – game over! Operating a business of any kind comes with some inherent risks that are not worth losing sleep over.

However, our modern world is too complex to assume your experience managing day-to-day resident disasters has prepared you for everything life can throw at you.

This is the point where I would typically throw in a bunch of stats and examples to convince you that this topic is worth your attention. But, in my experience that will only make your eyes glaze over! Please see the end of the article if you want local and national hazard assessment data.

Instead, I’m going to simply call out the elephant in the room.

At some point in time, all or a portion of the critical infrastructure supporting your rental business (e.g., water, sewer, electricity, natural gas, garbage collection, internet, phone, GPS, transportation, healthcare) will be interrupted for weeks or longer.

Depending on the threat, it may be regional, state, or nation-wide. There are many natural and human-made threats that could inflict this type of damage to the infrastructure supporting your business. Sorry East-siders, this is not limited to “The Big One.”

A lengthy infrastructure outage will happen. No one can predict the exact timing. Drop the mic.

Again, you’re a pro at dealing with day-to-day resident issues, but this is a different animal. In a lengthy interruption of public infrastructure, costly damage to your property and business may be the result of the lengthy disaster response and recovery and not the initial cause of the disaster.

For example, what if key services (e.g., water, sewer, natural gas, electricity) are damaged across your region and your rental property is untouched? How will your residents handle the bare necessities if they are camping in your rental for weeks or longer while service is restored, or temporary housing is made available?

Your lease probably has some language around “fit for occupancy.” But, if your

residents have nowhere else to go and/or are told to “shelter-in-place” by authorities, your legal recourse is probably limited – even more than it is normally.

One can easily imagine a hazmat situation developing inside your rental property if sewage and garbage are not handled properly. If your plan is to order portable toilets, that’s probably not going to happen in a regional infrastructure disaster unless you’re extremely well connected or lucky. Game over?

No, don’t give up that easily. There are other practical actions you can take to contain the damage.

As Warren Buffet once said, “only when the tide goes out do you discover who's been swimming naked.” There are many regional risks in Washington state that could make the tide go out fast.

Let me help you find a bathing suit – if you’re a risk taker, even a speedo or bikini is a good start!

A simple start is to have a basic idea of what your business priorities are when dealing with a regional disaster – especially one that interrupts key housing infrastructure for weeks or longer.

In my experience, the more complicated you make your plan of attack, the more likely it will sit on your shelf and provide little/no value. So, here’s a simple one for a very capable housing provider like yourself:

Business Disaster Priorities

1. The health and safety of your team and residents.

2. Communicating with your key stakeholders.

3. Preventing additional physical and financial damage to your business/assets.

4. Providing your mission-critical rental services.

5. Recovering your rental business back to normal operations.

To be clear, these are not steps, they are priorities. During a regional infrastructure disaster the situation will be dynamic and unfold over time. Information may be  Continued on page 34

RHAWA & Representative Andrew Barkis Preview Legislative Session 2025

If you have listened to the RHAWA podcast Housing Matters in the past you will of course recognize my most recent guest, 2nd Legislative District Representative Andrew Barkis ; a true housing champion for our members in Olympia every year. I spoke with Representative Barkis on the first day of the 2024 session to speak about housing and other legislation, so we decided to continue that tradition with a preview of the quickly approaching 2025 session. The difference this time around is that RHAWA has been working in consort with Representative Barkis since the week after the 2024 session ended. RHAWA wanted to really spend some time drafting bills that make sense for tenants and housing providers. Barkis and I discussed these topics and his excitement for the upcoming session.

“I guess you could say I get excited. I really enjoy being in session. It is difficult, it is just brutal, but it is where I thrive, you know? In that environment of trying to accomplish different things. I always say that through adversity comes the best opportunities and we’re definitely in an adverse time here both with what we’re hearing with this budget dilemma that has been created and also the change in members,” Barkis said and he hopes to be able to bring both sides of the aisle together for some bi-partisan legislation that makes sense for all the citizens of Washington.

Before I jump into some of the more housing-centered aspects of our conversation I did touch briefly on the topic of transportation and the budget and outlook for that. Representative Barkis is the Ranking Member on the Transportation Committee and works very closely with District 27 Representative and Chair of the Committee Jake Fey. I asked him a little about the budget issues they may be facing as well as the malaise of the ferry system.

“Over the last several years we’ve passed unanimous budgets we’ve worked through a lot of problems, but in that process, we also knew that as we look out into the future, especially in capital projects that we were facing some significant shortfalls,” Barkis said. He alluded to the fact that transportation does have a good pot of money, but there will be some tough decisions on deciding how that money should be applied and what projects needs to come first. “We’re going to have to rearrange some things. We’re going to have to have some hard conversations and say ‘is this the right thing to be doing today?’ Can we postpone this?” He continued speaking about highway projects that still need

to be finished before money is sent over to anything new.

We moved our conversation to housing and spoke about the rent control bill that will be brought forward as an identical version to the bill that was narrowly defeated last year. For a reminder to our readers, the main points of that bill were as follows:

• Rent increases capped at 7%

• Any rent increase of over 3% would require 180 days’ notice

• $10 cap on late fees

• Cap on move-in fees and security deposit for one month’s rent

• Housing providers could owe up to 3 months’ rent and attorney fees for any violation proven in a

court of law and the bill specifically stated that there would be an assumption of a housing providers guilt.

Representative Barkis spoke about how the Democrats picking up a seat in both the House and the Senate as well as Senators Mullett and Van De Wege vacating their seats, the dominant party feels like they have the bill in the bag.

“They just think that they automatically have the votes. I would disagree with that premise, and I can’t wait to prove that as we get busy. Because I too have been working very hard over the inter-

 Continued on page 34

Corey Hjalseth

Luke Brown (206) 905-0610

RHAWA is thrilled to announce the launch of its brand-new Housing Provider Workshops—a unique opportunity to connect, engage, and grow your network within Washington’s housing provider community. For the first time, these workshops will bring a fresh and localized approach to education and networking, offering unparalleled access to RHAWA members across multiple regions.

In 2025 Reach the Entire State of Washington with RHAWA’s Housing Provider Workshops

EVENT OVERVIEW:

We’re hosting three dynamic work shops designed to empower housing providers with essential tools and knowledge:

• Federal Way:

• Lynnwood:

• Spokane:

Each workshop runs from 9:30 AM to 3:30 PM, featuring a robust agenda of educational classes and a bustling exhibitor hall where sponsors can showcase their offerings.

WHY SPONSOR?

As a sponsor, you’ll enjoy exclusive benefits designed to maximize your visibility and generate high-value connections:

Diverse Packages for Any Budget

• Bronze, Silver, and Gold bundles ranging from $600 - $1,800.

• Save with bundle pricing: Sponsor any two workshops for $1,000 or all three for $1,500.

• Exclusive Gold Bundle: Available only at the Federal Way workshop, includes podium time to directly address attendees.

Sponsor Benefits

• An exhibitor booth to engage faceto-face with attendees.

• Homepage carousel and banner ads on the RHAWA website.

• Prominent event signage to highlight your brand.

• Access to the attendee list for the first time, providing actionable leads post-event.

Expand Your Reach

• Tap into multiple regions of RHAWA’s membership by sponsoring multiple events, ensuring your brand is recognized across the state.

Be a part of NOT ONE, BUT THREE impactful events this May, reaching rental housing providers across Washington! These focused gatherings offer a unique chance to connect with a highly engaged audience of rental property owners, management professionals, and other important industry stakeholders. Showcase your brand and connect within the region’s rental housing community. Bundle discount: all

Don’t miss your chance to be part of this exciting new initiative and position your brand as a leader in the housing

Federal Way HP Workshop

Date: May 8, 2025

Time: 9:30 am - 3:30 pm*

Place: Performing Arts & Event Center 31510 Pete von Reichbauer Way South

SPONSORSHIP LEVELS

Lynnwood HP Workshop

Date: May 15, 2025

Time: 9:30 am - 3:30 pm*

Place: Embassy Suites by Hilton Seattle North Lynnwood 20610 44th Ave West

Spokane HP Workshop

Date: May 22, 2025

Time: 9:30 am - 3:30 pm*

Place: CenterPlace Regional Event Center 2426 North Discovery Place

* Tentative time subject to change.

CROSSWORD PUZZLE

Top Disasters in Washington State

TOP DISASTERS IN WASHINGTON STATE

Down

Across

Across

Down

1. When severe, these frequently cause damage in all areas of Washington State.

acific Coast, Strait of Juan de Fuca, Puget and large lakes are at risk of these

4. The Pacific Coast, Strait of Juan de Fuca, Puget Sound, and large lakes are at risk of these events.

1. When severe, these frequently cause damage in all areas of Washington State.

2. More than 1,000 small ones occur in Washington each year.

3. All 39 Washington counties have received a presidential disaster declaration due to these incidents since 1970.

These have become more common in western ashington as the climate has become warmer. quickly destroy homes, businesses, and buildings, usually after a period of heavy

Source: https://mil.wa.gov/hazards

5. These have become more common in western Washington as the climate has become warmer.

2. More than 1,000 small ones occur in Washington each year

6. Can quickly destroy homes, businesses, and public buildings, usually after a period of heavy rains.

3. All 39 Washington counties have received a presidential disaster declaration due to these incidents since 1970.

Note: Solution will be in the next issue of the CURRENT.

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.

please contact Denise Myers at dmyers@RHAwa.org.

EDUCATION + EVENTS

2025 PROPERTY MANAGER SERIES

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

ALL CLASS SESSIONS ARE PRESENTED ONLINE ONLY UNLESS OTHERWISE SPECIFIED.

REGISTER FOR THE ENTIRE SERIES BY FEBRUARY 13TH - SAVE $200!

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.

SCHEDULE OF TOPICS

PM

SERIES-01: KICK OFF - BUILDING A CAREER IN THE HOUSING INDUSTRY

When: Thursday, February 13, 12-1pm

Instructor: Kathryn Shabalov

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.

PM

SERIES-02: HARASSMENTS PREVENTION & RESOLUTION

When: Thursday, February 20, 12-1pm

Instructor: Michael Chin

In this session, you will learn best practices for creating and participating in a safe rental housing environment where harassment of any kind is not tolerated amongst tenants, employees, management, vendors or property owners. We will explore best practices for:

• Prevention of sexual and other types of harassment.

• Promoting diversity, equity, and inclusion in the workplace.

• Reporting unethical behaviors.

PM

SERIES-03: FAIR HOUSING BASICS

When: Thursday, February 27, 12-1pm

Instructor: Maxwell Glasson

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.

PM SERIES-04: MARKETING YOUR RENTAL

When: Thursday, March 6, 12-1pm

Instructor: Kathryn Shabalov

In this session, you will learn best practices for understanding and managing your company's presence in your market area. We will explore:

• Technology and methods for conducting an accurate market survey.

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

• Monitoring feedback and managing your company reputation.

PM SERIES-05: WORKING WITH PROSPECTIVE TENANTS

When: Thursday, March 13, 12-1pm

Instructor: Chris Benis

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.

PM SERIES-06: LEASING AND MOVE-IN

When: Thursday, March 20, 12-1pm

Instructor: Cory Brewer

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

 Continued on page 32

 Continued from page 31

2025 PROPERTY MANAGER SERIES

PM SERIES-07: TENANT & CLIENT RELATIONS

When: Thursday, March 27, 12-1pm

Instructor: Kathryn Shabalov

In this session, you will learn best practices for managing good working relationships with your residents. We will explore:

• Building relationships and creating a sense of community

• Responding and following up to issues and maintenance requests.

• Managing incident reporting, including documentation and taking corrective action.

PM SERIES-08 MANAGING RENTS AND FEES

When: Thursday, April 3, 12-1pm

Instructor: TBD

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.

PM SERIES-09: PARTNERING WITH COMMUNITY RESOURCES

When: Thursday, April 10, 12-1pm

Instructor: TBD

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.

PM SERIES-10: ASSESSING DAMAGE RESPONSIBILITY

When: Thursday, April 17, 12-1pm

Instructor: TBD

In this session, you will learn best practices for determining damage responsibility and handling deposit accounting and refund when the tenant moves out. We will explore:

• Determining what damages are from “ordinary use.”

• Laws that address who is liable in specific situations.

• Required timing and procedure for deposit return.

PM SERIES-11: EVICTION LAWS AND PROCEDURES

When: Thursday, April 24, 12-1pm

Instructor: TBD

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.

PM SERIES-12 HOUSING INDUSTRY LEGISLATION

When: Thursday, May 1, 12-1pm

Instructor: TBD

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.

Water Heaters… the Ticking Time Bombs

A few years back I was called to repair a heating system. In order to get to the utility room, the homeowner took me down the basement stairs, where we passed a water heater along the way. It was fortunate that I’m also a licensed plumber because I immediately recognized a safety issue and froze in my tracks. The Temperature & Pressure Relief Valve (T&P Valve) was capped off. She asked me what was wrong and I pointed out the cap in the T&P Valve. She promptly let me know her handyman fixed it because it was leaking occasionally. I explained the dangers, and that I was obligated to offer the right repair or shut down the water heater. Of course, she wanted the water heater to work safely, and the right repair was made. It wasn’t the first time that I’ve run across a dangerous repair or installation. Although this was an obvious safety hazard to me, it made me realize how little homeowners know about this common safety valve that is in every home with a water heater.

Temperature and Pressure Relief Valves, also known as T&P Valves, are a standard safety device on water heaters. They do just what the name implies, allow relief of excess temperature and pressure. Without this device, and under the right conditions, a water heater could literally explode. This was illustrated best on an episode of the popular TV show, Myth Busters (Google “Myth Busters Water Heater

Explosion” for a video of a water heater exploding). The explosions can be quite devastating. Water turning into steam expands 1,600 times its size! If a T&P Valve is installed, it will open and allow excess pressure to escape to the outside of the water heater, usually to a pipe to the ground or to the outside of the building. Most valves are designed to open at 150 psi. The T&P valve will also open when the water temperature exceeds 210 degrees F. Once a T&P Valve is tripped due to high pressure or high temperature the valve should always be replaced.

T&P Valves can also make it appear as if the water heater is leaking. Sometimes when water shows up at the base of a water heater it might not be a bad water heater, but your relief valve opens and drains water to the floor near where the tank sits. T&P Valves that have drains to the outside of a building can go unnoticed when they trip. This scenario can cause a high water bill and your water heater to run more often because of the cold water being introduced to the tank.

Relief valves come in different sizes and specifications depending on the type of vessel they’re going to be used on, and its capacity. It’s a safety device that should be properly sized for your water heater. When a valve does its job and releases water from the tank, there is always a reason for it. The

reason is seldom a failed or defective T&P Valve. When a valve is leaking, the best option is to have a professional diagnose what caused the T&P Valve to open. As part of the diagnosis they will be looking at the water heater controls, the water pressure of the home, and the expansion tank on your water heater. Often, if the T&P Valve is replaced without the real cause being addressed, the new valve won’t leak, and it will appear to be fixed. However, just replacing the valve doesn’t usually fix the cause of the problem. So why then won’t the new valve leak when the old one is replaced? Because the conditions that caused the T&P to fail are not occurring at that moment the old valve is replaced. There could be a number of reasons; the time of day, the water currently being used, the one time a day a heavy demand is put on the water heater. A good technician will never replace this safety valve without also looking for the cause of failure.

Just having a T&P Valve on your water heater isn’t enough. Since T&P Valves open when there is excessive pressure and/or temperature, there should always be a drain on your T&P Valve.

A T&P Valve without a proper drain that at least discharges to the floor is dangerous. These valves are usually installed in the top of the tank and if the valve were to open while someone is standing there it could cause serious injury. A drain to the floor is bet-

ter than no drain at all. Preferably the drain should run to the outside of the building to avoid damage to property when it opens. Drains should never be back-graded where water could get trapped in the piping or rest against the valve. Once the valve shuts off after a discharge, the drain should be designed to naturally drain the water away from the valve.

Now you know a little bit about a safety feature that’s required on every water heater. Hopefully, this information will help you understand what to look for if your water heater is having issues.

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.

Bruce Davis, Sr.

RHAWA & Representative Andrew Barkis Preview Legislative Session 2025

im talking to my colleagues on both sides of the aisle. With an emphasis on my Democrat colleagues. The ones who understand that this is really bad policy. They want an alternative. We’re going to give them an alternative. They don’t want this policy in place because they know it has a long-term negative effect on supply and it’s proven throughout the country. We’ve seen this. It’s not my take on it, it’s Harvard's take on it. Its economists take on it,” he said. Without a doubt, the rent control bill will be ardently debated from both sides of the issues throughout the session and RHAWA will be there.

So, what would help tenants in our state? What would help bring rental prices down and help keep tenants safe? As I mentioned earlier, RHAWA and Representative Barkis went to work right away as the 2024 session ended to draft some commonsense legislation that we believe can really make an impact with tenants immediately. Some of the bills are as follows:

They don’t have to use it in sequence or consecutive,” Barkis says about the monthly financial help and continues with where the money would come from to fund this program. “Our methodology is to use the doc recording fee. So, the doc recording fee is a fee that’s been in place, the money goes in and goes to the counties and the cities, but also various other things that work with homelessness. What we believe is there is a perfect nexus here and we’re going to ask to redirect twenty percent of the money going into a specific fund, to fund this voucher program.”

If you have been following coverage by any local news agency, but also with RHAWA you will know that tenant safety and eviction delays have become a very big issue. Even when a tenant displays violent or predatory behavior, it can still take months to remove them from a property while the other residents and neighbors still must

housing whatever it is, at risk. So, this bill clearly does that. It doesn’t throw everything out, it clarifies, it removes, and it simplifies the process.”

Lastly, we discussed the avalanche of different housing rules and policies in multiple jurisdictions around the state. Check out our Harmonization video on the RHAWA YouTube Channel if you want to see a chart of different policies in different cities and counties across the state. It will make your head spin. The Harmonization Bill would help rework the Residential Landlord Tenant Act to make the state law the supreme law of the land with no allowances for local jurisdictions to implement their own policies.

Infrastructure Disasters: Not Your Everyday Crisis

limited. Having a list of priorities empowers you to make confident business decisions with incomplete information.

The ones who understand that this is really bad policy. They want an alternative. We’re going to give them an alternative. “ “ –

“We need to bring this back to the state level. We need to have consistency of implementation. We cannot have the state policy and every jurisdiction under the sun having another policy that counters because it’s creating an environment of inconsistency, an environment that is making it very difficult for housing providers to do what it is that we need to do. If we are truly in a supply crisis, we should be doing everything possible to encourage building and development and housing providers to bring forth everything to market.”

The faster you get off the sidelines and act, the more likely you are to procure the potentially scarce resources necessary to minimize the negative impact on your residents and rental business. How well you’re able to do this depends on what you’ve done ahead of time.

Have you developed the key relationships you’ll need to quickly react?

Do you know what key supplies you should procure to prevent a rental property hazmat situation?

What bad assumptions are you making about the impact of a regional infrastructure disaster on your business and family?

• Tenant Assistance Program (TAP)

• Tenant Safety Act (TSA)

• Harmonization Act

The representative and I unpacked these a little bit during our conversation. Tenant assistance has been something RHAWA has been supporting for several years in Olympia, but we think we have something special this year.

“Our goal was to create a very simple voucher program working through the housing authorities to create a portal that people can go in. They have to qualify for this. It’s up to a certain max, I believe it’s $400 is what we agreed on, $400 for a years period of time.

live next door to this individual. Couple this with the months long backlog in the eviction court system and you have a bad recipe for resident safety. The Tenant Safety Act would help to reduce this issue.

“This bill adds some causes to allow for eviction especially when it comes to safety. What we’ve heard more and more not even just on the non-payment of rent; is safety, criminal activity, gang activity, drug activity really ramped up after COVID,” Barkis says and added that the bill also would not only add more commissioners to hear eviction hearings, but also give housing providers some help when trying to keep their tenants safe. “The way the law is now, you can’t get somebody out. So, you’re putting people at risk in these apartment complexes at all levels, affordable housing you know state

There is no doubt that housing, whether that be housing availability or affordability, will be a widely discussed topic at this year’s session in addition to the numerous other policy items that state legislators will have on their plates. Stay with RHAWA for all your updates on what’s going on in Olympia and more importantly how you can get involved and make your voice heard.

For my full interview with Representative Andrew Barkis find Housing Matters wherever you get your podcasts, OR if you enjoy the video version you will find Housing Matters on the RHAWA YouTube Channel.

If you have a topic that you feel should be covered on a future episode of Housing Matters, please send me an email at chjalseth@RHAwa.org.

Join me on January 16th for RHAWA’s “Infrastructure Disasters: Not Your Everyday Crisis” where we’ll answer these questions and discuss practical ways you can prevent unnecessary damage to your property and keep your rental business solvent during large regional events.

Brad Krueger, MBA is a 5-star housing provider and property manager at The Joseph Group. He has over 15 years of risk, compliance, and crisis management experience and is an alumnus of the MiT Crisis Management and Business Continuity program. Find Bard Krueger on LinkedIn at: https://www.linkedin.com/in/ bradkrueger/

2nd Legislative District Representative Andrew Barkis

Housing Matters

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RHAWA excels in providing current, property-specific, and location-specific leases and forms, setting a high standard in the industry. Our extensive and comprehensive library of attorney-reviewed residential and manufactured housing forms is essential for your PEACE OF MIND.

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