HOUSING PLAYBOOK:
Navigating Challenges: Small Housing Providers Voice Concerns Over Regulatory Pressures & Rent Control Threats
Daniel Bannon | Grassroots Organizer
In November 2024, RHAWA conducted an extensive survey aimed at small housing providers, uncovering significant concerns around the future of rental housing, particularly the looming threat of rent control in the upcoming 2025 Legislative Session. A notable 77% of respondents identified rent control as their most pressing issue, with an overwhelming 92% expressing fears about its negative impact on their ability to provide affordable housing. Additionally, an alarming 98% believed that rent control would complicate their business operations, with 96% anticipating a reduction in investments and 95.36% expecting a decrease in new housing construction as a result. Such outcomes paint a bleak picture for Washington State's rental market, where 84.52% forecast that rent control would lead to higher rental rates. Reflecting the gravity of the situation, 87.85% indicated they would withdraw from investing in rental housing, and 84.46% were considering selling their properties if rent control legislation passed. Many respondents noted plans to implement stricter rental criteria to mitigate risks associated with rent control, further restricting housing availability.
While rent control prevailed as the most significant concern, the survey also shed light on the challenges posed by existing eviction restrictions, which have skewed toward tenant protection. Experiences shared by housing providers illustrated the frustrations of navigating an overwhelmed legal system, as one provider recounted the difficulties faced while attempting to evict a non-paying tenant who had accumulated over 16 months of arrears, with the process dragging on for nearly two years. Additionally, a significant percentage of housing providers—34%—reported current tenants behind on rent, with some exploiting legal loopholes despite receiving substantial rental assistance, leading to extensive financial strain for housing providers. Recent legislation was cited by 62.45% of respondents as a hindrance to main-
taining safe living environments, with 92.81% believing that eviction delays ultimately compromise tenant safety.
The survey also brought attention to the bureaucratic burdens faced by housing providers, with many feeling overwhelmed by extensive documentation requirements that increase legal costs and contribute to delays; about 29.4% reported setbacks in eviction processes. Frustration over minor infractions resulting in penalties and fines was common, with a number of members detailing their experiences of receiving fines after attempting to issue formal notices based on procedural errors.
Moreover, housing providers expressed discontent over the growing influence of corporate housing providers, fearing that their exit from the market could lead to higher rents and a lack of personal service for tenants. Many are considering selling properties, anticipating that new owners may convert affordable units into high-end rentals. In fact, 68.26% of participants have sold or are contemplating selling their rental properties due to harsh regulations, with 18.86% reporting that the new owners chose not to continue renting. Despite these challenges, a significant number of members remain committed to staying in the rental industry, driven by a sense of civic duty and responsibility to provide affordable housing. For instance, one RHAWA member who runs a small rental business in Seattle, expressed her resolve to stay in the industry, citing her personal connection to the community and a desire to maintain the availability of affordable options. She emphasized the importance of small, family-owned rental businesses like hers, which are often driven by a passion for providing a place to call home, rather than seeking to maximize profits. This member, and others like her, believe that their continued involvement in the rental industry will ensure that affordable housing options remain available, even in
the face of rising costs and challenging regulatory environments.
Compounding these challenges are rising property taxes and operational costs, which force many providers to consider significant rent increases, often against their inclinations. One member reported a 50% surge in property taxes within a single year, creating pressure between
OFFICE
Seattle Office (206) 283-0816 Eastern WA Office (509) 535-1018
CONNECT WITH US
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 manner is prohibited. All copyrights, trademarks, and servicemarks are property of their respective owners. P.O. Box 31103 Seattle, Washington, 98103.
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
EDUCATION + EVENTS
FEBRUARY CALENDAR
Denise Myers | Education + Resources Director | dmyers@RHAwa.org |
(206) 905-0614
All class sessions are presented online only unless otherwise specified. For all ONLINE classes, 30-day access to a recording of the session is included. Subscribe to the Class Pass for 12-months' access to live weekly ONLINE classes for $250 AND/OR subscribe to our complete ONDEMAND Library for $25/month or $120/year at RHAwa.orgproducts/education.
WHO'S ON THE HOOK FOR DAMAGES?
When: Wednesday, February 5 | 6-7:30pm
Cost: $30 Members | $200 Freemium Subscribers
By far the most common dispute we have with tenants is who pays for damages. And it's no wonder when the bar set by law is so subjective. "Ordinary use" could mean one thing to a neat freak and something completely different to someone who is more laid back. In addition to this vague guidance, there are several very specific laws to keep in mind such as, how many days you have to mail the deposit accounting, when forgiveness is required for protected groups, differences in multifamily and single-family properties, if cleaning fees were charged, who pays for your standard turnover routine, and how to handle unrelated roommates. With over 40 years’ experience in Washington law and rental operations, Chris Benis will discuss this complex issue and answer your toughest questions!
MAXIMIZING TAX REAL ESTATE INCENTIVES WITH COST SEGREGATION
When: Wednesday, February 12 | 3-4pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
This presentation will explore key tax strategies for rental housing associations, focusing on cost segregation,179D, and Section 45L benefits. Attendees will learn how cost segregation can accelerate depreciation, enhancing cash flow by reducing taxable income. The discussion will also cover 179D's energy-efficient building deductions and how they can lower tax liabilities for property owners. Additionally, we will examine Section 45L’s tax credit for energy-efficient homes, providing a roadmap for maximizing these benefits. Real-world examples and case studies will illustrate effective implementation, ensuring participants leave with actionable insights to optimize their tax positions.
PM SERIES-01: BUILDING SKILLS FOR THE HOUSING PROFESSION
Instructor: Kathryn Shabalov
When: Thursday, February 13 | 12-1pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
With this class, we kick off a new 12-part series designed for property managers in Washington State. In this session, you will learn best practices for developing a successful and satisfying career in the housing industry. We will explore:
• Various career opportunities in the industry and how to develop a career as a real estate professional.
• Education and licensing requirements in Washington State.
• Standards for professional appearance, behaviors, and communication.
RHAWA MEMBERSHIP PREVIEW & ORIENTATION – FEBRUARY
When: Wednesday, February 12 | 12-1pm
Cost: FREE | Registration Required
Please join our team for an overview of member benefits and services offered by RHAWA. Participants will receive a tour of the RHAWA website and tools, and are encouraged to ask questions relating to member benefits throughout the meeting. This meeting is designed for new members and those considering membership with RHAWA. Specific property management and legal questions can not be addressed during this meeting. Seats are limited to 25 participants and registration is required.
LINK MEETINGS
Casual member meetings with topical discussions. No fee, simply order & pay for food at restaurant venues. Topic: Legislative Session Update.
• Claim Jumper, Tukwila | Tuesday, February 11 | 6:30-8pm
• St. Andrews Pub, Seattle | Thursday, February 13 | 6-8pm
• Darcy’s, Spokane Valley | Monday, February 17 | 12-1:30pm
• Dave & Buster’s, Bellevue | Tuesday, February 18 | 6-8pm
• Bob’s Burgers, Everett | Thursday, February 20 | 6:30-8pm
• Ben Dews, Tacoma | Thursday, February 20 | 6-7:30pm
*Meeting time and subject may change. Please check the calendar at RHAwa.orgevents.
LEGISLATIVE DAY ON THE HILL
When: Wednesday, February 19 | 10am-4pm
Cost: Free to Attend
One of the RHAWA's most impactful events of the year; Legislative Day on the Hill puts you in front of your constituent lawmakers to communicate how rental housing regulations impact you as a small housing provider. RHAWA staff will assist you as you explore the capitol campus, visit the offices of your representative's and engage in meaningful conversation with our lobby team and fellow members.
PM SERIES-02: HARASSMENT PREVENTION & RESOLUTION
Instructor: Mike Chin
When: Thursday, February 20 | 12-1pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
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.
HOW TO APPLY FOR MITIGATION FUNDS
When: Wednesday, February 26 | 12-1pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
Washington state’s Housing provider Mitigation Fund was established in 2018 to support housing providers working with tenants on rental assistance. It was expanded to support eviction reinstatement payment plans provided for in laws effective in 2019. Now it has been expanded again to help housing providers in various situations related to COVID rental arrears. Program administrator, Aman Weaver will explain how the various programs work and answer your questions.
PM SERIES-03: FAIR
HOUSING
BASICS Instructor: Max Glasson
When: Thursday, February 27 | 12-1pm
Cost: $30 Members | $60 Freemium Subscribers | $90 Guests
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.
RENT INCREASES ACROSS WASHINGTON
Because actual local law limits on rent increases are currently blocked by a Washington State statute, local governments have been passing ordinances that create excessive administrative burden and other deterrents making it more difficult for housing providers to legally increase rent and other monthly housing costs. Following are the pseudo rent control tactics cities have enacted so far:
• Lengthen the notice period, sometimes in tiered increments depending on the percentage of the rent increase.
• Require specific language on the notice, sometimes dictating the size and style of the font.
• Special service requirements following the process for serving eviction notices, sometimes with additional red tape like special tracked or certified mailing requirements.
• Imposing on housing provider to pay relocation costs to the tenant if they move out due to rent increases that exceed a certain percent.
• Prohibiting rent increase notices on properties that are not compliant with city registration and some code requirements.
Once again, the resulting web of complexity is overwhelming, causing many small owners to spend a significant monthly fee for property management, or simply drop out. As always, we are trying to help members keep up by providing forms, classes and articles that you can reference. Start with our Rent Increase Notice form
that includes detailed instructions for compliance with local laws. The following details were excerpted from various classes in our ON DEMAND library that cover Rent Increases. The most recent and up-to-date, is called “Serving Notices on Tenants.”
RENT INCREASE NOTICE PERIODS
In all jurisdictions in Washington, the minimum notice period for rent increase is at LEAST 60 days. This applies to both month-to-month tenancies and term leases. In the case of a lease, a written notice must be given at least 60 days (or based on location up to 180 days) prior to the end of the lease term. In a month-to-month tenancy, the effective date for the increase must align with the beginning of any monthly rental period, usually the first day of the month.
Following are the different notice periods currently required across the state:
• 60 days for any amount: Washington State.
• 120 days for > 5%: Auburn.
• 120 days for > 5% or 180 days for ≥ 10%: Olympia (7% triggers EDRA), Tumwater.
• 120 days for > 3%: King County (unincorporated), Issaquah.
• 120 days for > 3% or 180 days for > 10%: Woodinville (effective 4/2/2025)
• 120 days for > 3% or 180 days for ≥ 10%: Burien, Kenmore, Kirkland, Port Townsend, Redmond, SeaTac, Shoreline. (Currently, the
most common formula adopted by cities.)
• 120 days for any amount: Bellingham (≥8% triggers EDRA).
• 120 days for ≤ 3% or 180 days for > 3%: Spokane.
• 210-180 days AND 120-90 days for any amount: Tacoma (≥5% triggers EDRA).
• 180 days for any amount: Seattle (≥10% triggers EDRA).
120 days when greater than 3%; 180 days when greater than 10%. Any fee increase counts as rent increase.
DISCLOSURES REQUIRED ON RENT INCREASE NOTICES
All of these disclosures are included on the RHAWA Rent Increase Notice form. Make sure to check the box if one of these applies.
Bellingham
For rent increases 8% or more than 12 months prior, the tenant has the following rights: (a) to request economic displacement relocation assistance within 45 days of receipt of the increase notice; (b) if the tenant receives relocation assistance as provided under the Bellingham Municipal Code, the tenant shall have a relocation period of 5 months from the date of receipt of the assistance; and (c) at the conclusion of the relocation period, if the tenant remains in the dwelling unit, the tenant shall be obligated to pay the increased rent in accordance with the increase notice for the duration of the tenant’s occupancy and to repay the relocation assistance.
Burien
A tenant that receives a rent increase notice may terminate the lease at any time and owe only pro rata rent through the last date they occupy the rental unit.
Federal Way
If you are a Veteran of the U.S. Military, you may be able to access housing resources by calling 2-1-1 or contacting the King County Veterans Program for assistance with rent, relocation, or other support services. (Must be in 16-point bold font.)
Olympia (with rent increase greater than
5%)
Under local Olympia law, because the housing provider seeks to increase the rent paid by the tenant by more than five percent, the tenant may terminate the tenancy at any point prior to the effective date of the increase by providing at least 30 days’ written notice and, should the tenant so terminate the tenancy, the tenant only owes prorated rent through the date when the tenant vacates the rental unit. The tenant has the right to request economic displacement relocation assistance in writing within 45 days of receipt of an increase notice. If the rent increase, together with any other rent increase in the preceding 12 months, totals seven percent or more, and that should a tenant so request, the housing provider must, within 31 calendar days of receiving a request from the tenant, pay the tenant relocation assistance equivalent to two and half times
Denise Myers
the tenant’s monthly rent (i.e. two and half months’ rent). If the tenant receives timely relocation assistance as provided for under OMC 5.82.040, the tenant may relocate at any time during the remainder of the tenancy prior to the effective date of the rent increase, if the tenant provides at least 30 days’ written notice and pay prorated rent until they vacate the unit. If the tenant remains in the rental unit until the effective date of the rent increase, the tenant is obligated to pay the increased rent in accordance with the increase notice for the duration of the tenant’s occupancy of the rental unit and to repay any relocation assistance provided to the tenant. The relocation assistance described in this paragraph is not applicable to all tenancies. See Olympia Municipal Code 5.82.040(E).
Seattle
If you need help understanding this notice or information about your renter rights, call the Renting in Seattle Helpline at (206) 684- 5700 or visit the web site at www.seattle.gov/rentinginseattle. (Must be in bold font.)
Tacoma
Must use city provided notice forms found on bottom of webpage at: https://www.cityoftacoma.org/government/city_departments/equity_and_ human_rights/rental_housing_code/ housing provider_resources.
SERVICE PROCEDURE FOR RENT INCREASE NOTICES
Washington state law does not require service of a rent increase notice; however, it does require service of an End of Term Notice and offer of lease renewal – both require 60-day notice. In the following cities, service is required with every rent increase notice, even in month-to-month tenancies. Use the provided generic form Notice Service Instructions + Declaration of Service. It explains how to serve notices in compliance with RCW 59.12.040, and includes a Declaration of Service form that is used as evidence of when and how the notice was served.
Auburn: 5.23.040.1.b., Burien: 5.63.100.1.b., & Tumwater: 5.75.070.A.4.
• Serve any increase in accordance with RCW 59.12.040.
Olympia: 5.82.040(D)
• Any notice of a rent increase required by this section must be
served in accordance with RCW 59.12.040.
• Notice of any rental increase of five percent or less may be served in accordance with RCW 59.12.040.
Seattle: SDCI Guidelines
• In all cases, Seattle would prefer RCW 59.12.040 delivery. At minimum, they require documentation of the delivery date, such as a timestamped photo of posted notice or confirmation of delivery from postal service, such as USPS Tracking. If postal service requires signature, notice must also be sent by regular first-class mail. Electronic delivery only, such as emails or portals, or only untracked mail is insufficient.
• If the increase is for 10% or more over the lowest rate in the past 12 months, the notice of increase must be delivered to each adult at the unit by either hand-delivery or mailing both by certified mail with return receipt requested and by regular US mail.
• If the increase is for 10% or more, the notice must also include the Economic Displacement Relocation Assistance Notice.
Tacoma: TMC 1.95 and 1.100
• Serve three notices: 1. 210-180 days; 2. 120 days; 3. 120-90 days.
• Must use notice forms provided by city.
• Serve any increase in accordance with RCW 59.12.040.
TENANT RIGHT TO RELOCATION
Bellingham
If the total rent increase is 8% or more over a 12-month rolling period, the tenant may provide a request for relocation assistance to the housing provider within 45 days of receiving the notice of rent increase. Within 31 calendar days of receiving the tenant’s notice, the housing provider shall pay: Either a sum equaling three times the current fair market rent for Bellingham, WA as defined by HUD Office of Policy Development and Research for an apartment of the same size; or three times the tenant’s existing monthly rent, whichever is larger.
The housing provider shall notify the city of all requests for relocation assistance within 30 days of each request and of all payments of relocation assistance within 30 days of each payment.
The economic displacement relocation payment requirement does not apply to: (a) A housing provider and tenant living on the same site if the site has four or fewer dwelling units; (b) Tenants who have lived in the dwelling unit for less than six months; or (c) Transitional housing.
Burien: BMC 5.63.100.1.b.
In the event [of a rent increase], the tenant may terminate the tenancy immediately upon surrendering the dwelling unit prior to the increase taking effect. The tenant shall only owe pro rata rent through the date upon which the premises are surrendered.
Olympia
Tenant is eligible for Economic Displacement Relocation Assistance with rent increases of 7% or more. See details above under Disclosures Required on Rent Increase Notices.
Seattle: SMC 22.212
If a rent increase is for 10% or more over the lowest rate in the past 12 months:
• The notice of increase must either be hand-delivered to every adult occupant or both mailed first class mail and certified mail with return receipt to every adult occupant.
• The notice must also include a copy of the EDRA Notice (Economic Displacement Relocation Assistance.
If the tenant is at or below 80% Average Median Income (AMI) and chooses to vacate within eight months of receiving the 10% or greater increase, they may apply and be granted relocation assistance. In this case, the owner will be required to pay up to three months rent toward relocation costs.
Tacoma
If the tenant’s rent is raised 5% or more and the tenant can no longer afford to occupy the unit, the housing provider is required to pay relocation assistance in the following amounts:
• If rent increases 5% to 7.5% — 2 times the monthly rent
• If rent increases 7.5% to 10% — 2.5 times the monthly rent
• If rent increases more than 10% — 3 times the monthly rent
At any time after receiving the 180day notice of a rent increase of 5% or more, a tenant deciding to relocate rather than paying the rent increase may send the housing provider a request for relocation assistance. With-
in 30 days of receiving such request, housing providers must pay the relocation assistance to tenant. Payment of relocation assistance shall be per dwelling unit, not per person, and shall be split evenly among all the tenants In the event that the tenant is unable to relocate and remains in the dwelling unit at the increased rent, the tenant must repay the relocation assistance.
NO RENT INCREASES WITHOUT CODE COMPLIANCE
Several cities now prohibit rent increases on properties that are not in compliance with local codes as follows:
• King County: Based on standards in Housing provider Duties - RCW 59.18.060.
• Olympia: Based on standards in Housing provider Duties - RCW 59.18.060.
• Seattle: Based on standards in the RRIO Checklist.
• SeaTac: Based on standards in Housing provider Duties - RCW 59.18.060.
• Spokane: Based on city registration and business license requirements and standards in Housing provider Duties - RCW 59.18.060.
• Tacoma: Based on city business license requirements and standards in Housing provider Duties - RCW 59.18.060.
This is a lot of information, but if you simply use the RHAWA Rent Increase Notice form along with the Notice Service Instructions + Declaration of Service form, you can stay in compliance with the law. Make sure to download a fresh copy of the forms every time you use them. We update them very frequently as local laws change often and with little notice.
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.
THE HOUSING PLAYBOOK: Why Supply, Not Rent Control, Solves Affordability
Abundant housing, paired with strong property rights, forms the foundation of a thriving housing market. Together, they create a system that prioritizes flexibility, sustainability, and affordability for tenants and providers alike.
This article explores why expanding housing supply, not rent control, is the solution to Washington’s housing challenges. It examines lessons from other states, the failures of rent control, and actionable paths to affordability.
WHY RENT CONTROL FAILS
Washington risks following in the footsteps of states where rent control has exacerbated housing crises. Instead of solving affordability, these policies deepen shortages and drive up costs, leaving tenants and providers worse off.
It Doesn’t Solve Affordability
Rent control doesn’t create housing; it simply caps prices on existing units. By discouraging new development and investment, it fuels scarcity, ultimately driving rents higher in uncontrolled markets.
Rent Stabilization: A Marker of Failure, Not Success
The introduction of rent stabilization laws in states like Oregon, Massachusetts, and California signals policy failure rather than success. These measures have stifled housing production, reduced investment, and worsened affordability challenges over time.
HOUSING
SUPPLY COMPARISON
SOCDS Building Permits HUD 2024 Data:
• California: 82,275 units (population: 39M)
• Oregon: 11,864 units (population: 4.2M)
• New York: 37,359 units (population: 19.6M)
• Washington: 31,160 units (population: 7.8M)
• Florida: 150,629 units (population: 22.2M)
• Texas: 191,988 units (population: 30M)
The US Department of Housing and Urban Development's (HUD) State of the Cities Data Systems (SOCDS) building permits data reveals housing production trends nationwide. States with fewer regulations, such as Texas and Florida, consistently produce significantly more housing per capita than states with rent control.
With rising homelessness and limited affordability in states like California, Oregon, and Washington, why aren’t we emulating Texas and Florida’s success?
Daniel Klemme | Membership Development & Government Affairs |
THE TEXAS AND FLORIDA MODELS: A BLUEPRINT FOR SUCCESS
Texas and Florida demonstrate that aggressive housing production benefits everyone—tenants, housing providers, and communities alike.
Florida: Building Despite Hurricanes
In 2024, Florida issued over 150,000 building permits—the second-highest in the nation—despite facing frequent hurricanes. Pro-development policies in high-supply markets, like Fort Myers, led to a remarkable 12.7% drop in rents. Florida’s resilience highlights how prioritizing housing supply can overcome even significant external challenges.
Texas: Housing a Growing Population
Leading the nation in 2024 with nearly 192,000 building permits, Texas showcases the results of zoning flexibility and reduced development barriers. In cities like Austin, these supply-focused policies contributed to an 11.9% decline in Class C apartment rents, proving that housing abundance directly benefits affordability.
Why Isn’t Washington Talking About This?
While Washington policymakers may hesitate to emulate Texas or Florida, the success of these states highlights the transformative power of pro-development strategies. Overlooking these models means missing proven, actionable solutions to the housing crisis. Isn’t it time Washington critically examines the role of deregulation and streamlines housing provider-tenant laws in creating a sustainable housing future?
REGULATORY MISSION CREEP: SAN FRANCISCO’S CASE STUDY
San Francisco permitted just seven housing units in October 2024—a staggering indicator of how excessive regulation has crippled housing production.
Even food bank proposals are rejected over concerns about "historic parking lots," illustrating how regulatory overreach has transformed government from a facilitator to an obstacle.
San Francisco’s average rent of $3,183—despite decades of rent control—underscores how scarcity, driven by excessive regulation, inflates housing costs.
Lesson for Washington: Unless Washington takes decisive action to streamline regulations and prioritize housing production, it risks replicating San Francisco’s housing crisis.
WHY BUILD MORE HOUSING IF RENT CONTROL MAKES INVESTMENTS MORE VALUABLE?
In housing, as in strategy, every action has ripple effects. Regulations like rent control distort the market’s natural balance, creating unintended consequences. By capping rents, these policies force housing providers to absorb costs, leading to deferred maintenance, declining quality, and reduced investment. Over time, the housing market stagnates, leaving tenants and providers worse off.
Newton’s Third Law states that for every action, there is an equal and opposite reaction. In housing, this principle applies to cost-shifting caused by regulations. When new costs arise—such as higher wages or taxes—businesses adapt by raising prices. For housing providers, this adjustment typically results in higher rents.
Rent control disrupts this balance by capping rents, stripping housing providers of the flexibility to respond to rising costs. Over time, this leads to deferred maintenance, declining property quality, and reduced investment in new housing. These unintended consequences harm tenants by diminishing housing stock quality and availability, further compounding affordability challenges.
Why Supply Matters
Rent control doesn’t reduce costs; it merely shifts them, creating hidden burdens that harm housing providers and tenants alike. Expanding housing supply is the proven way to stabilize rents and ensure long-term affordability. Supply-driven policies promote ongoing investment in maintenance and new development, offering sustainable solutions for renters and providers.
BUYING VS RENTING: THE CURRENT LANDSCAPE
The current housing market features the highest disparity between the cost to buy and the cost to rent in recent history. For many, renting has become the most affordable and practical option, especially given the soaring costs of property acquisition, financing, and administration.
The Role of Cost-Shifting in Affordability
For housing providers, the ability to adjust to rising costs is essential for maintaining operations and preserving property quality. Rent control policies block this flexibility, forcing providers to absorb costs at the expense of maintenance and investment. By contrast, policies that increase housing supply allow markets to self-correct. Greater supply keeps rents competitive and enables housing providers to manage expenses sustainably.
For tenants, renting offers a more accessible alternative to buying in today’s market. For housing providers, fostering supply growth is critical to stabilizing rents and ensuring long-term affordability for everyone.
RENT CONTROL KILLS HOUSING AND AFFORDABILITY
The Most Expensive States for Renters
1. Hawaii: $2,909
2. California: $2,803 (Rent control exists)
3. Massachusetts: $2,461 (Had rent control until the mid-1990s; Recent stabilization efforts)
4. New York: $2,335 (Rent control exists)
5. Washington: $2,295 (Rent stabilization efforts in progress)
6. Oregon: $1,919 (Rent control exists)
States with rent control consistently dominate the list of the most expensive places for renters. These policies create scarcity, raising housing costs for everyone outside of controlled units while failing to address affordability.
The Most Expensive Cities for Renters
1. San Jose-Sunnyvale-Santa Clara, CA: $3,811
2. San Diego-Chula Vista-Carlsbad, CA: $3,228
3. San Francisco-Oakland-Fremont, CA: $3,183
4. Los Angeles-Long Beach-Anaheim, CA: $2,848
5. Seattle-Tacoma-Bellevue, WA: $2,733
California cities dominate these rankings, underscoring the long-term consequences of rent control policies that stifle housing production. Seattle’s high costs suggest that Washington could follow a similar trajectory unless decisive action is taken to incentivize building and expand housing supply.
THE ALTERNATIVE: BUILD MORE HOUSING
Focusing on increasing housing supply through building incentives and zoning reforms offers a proven solution to affordability challenges. By prioritizing housing production, states can:
• Stabilize the rental market by creating tens of thousands of new units to meet demand.
• Attract billions in private investment, driving economic growth.
• Generate thousands of jobs annually in construction, real estate, and related industries.
• Provide renters with more choices in where and how they live.
• Lower rents in affordable housing by increasing competition.
• Reduce reliance on taxpayer subsidies, shifting the burden from public funding to sustainable private investment.
Class C Rents Decline in High-Supply Markets
Data shows that markets with above-average supply growth (2.8% YoY) experience significant rent reductions, particularly in Class C apartments, which are often the most vulnerable to rising costs:
• Fort Myers, FL: -12.7%
• Austin, TX: -11.9%
• Sarasota, FL: -9.4%
The Impact of Supply Growth
• Negative Correlation: A higher year-over-year (YoY) increase in apartment inventory correlates directly with lower YoY effective rents. This demonstrates how increased housing supply stabilizes rents.
• Class C Apartments: These units, often critical for lower-income renters, benefit the most from increased supply, as competition drives rents downward.
The Solution is Clear
States like Texas and Florida, which prioritize housing production, demonstrate that expanding supply benefits everyone. Rent control, by contrast, stifles production, creating a cycle of rising rents and diminished affordability.
IMPLICATIONS FOR WASHINGTON STATE
To ensure a sustainable housing future, Washington must break free from policies that have consistently failed elsewhere. Instead of repeating mistakes, Washington can lead with policies that promote housing abundance, creating lasting solutions for all.
SETTING THE COURSE: ABUNDANCE AND OPPORTUNITY
Abundant housing and strong property rights are the one-two punch for delivering real results in the housing market. Together, they create a system that works for tenants and housing providers, prioritizing flexibility, sustainability, and growth.
The evidence is undeniable: rent control creates scarcity, drives up costs, and harms the very people it claims to help. It weakens housing markets by discouraging investment, leading to deteriorating properties and fewer options for tenants. In contrast, policies that prioritize housing supply lead to stable rents, better-maintained homes, and more opportunities for everyone.
For housing providers, this means advocating for policies that reduce red tape, encourage investment, and reward innovation. For tenants, it means access to housing that’s more affordable, higher quality, and available when they need it most.
Washington must not only make a decision; it must make the right one The data gives us a glimpse into what lies ahead. States that have passed rent control have faced stagnation and worsening affordability, while states that prioritize supply have seen progress. If housing were a game of chess, this is the time to plan several moves ahead. We’ve seen where the current path leads, and it’s time to adjust our strategy.
Abundant housing and property rights are the proven formula for success. By focusing on supply growth and rejecting the dead-end of rent control, Washington can build a housing market defined by affordability, quality, and opportunity for today and for generations to come.
2024
RENTAL MARKET
As we look back on the year that was in Seattle-area residential rental housing, there are some key storylines that stand out. Whether it be the regulatory environment, market conditions, supply & demand trends, or lifestyle adjustments, there’s a little something here for everyone. Readers, please keep in mind that the majority of the content in this article covers single-family rental housing (not apartments) and data has been gathered via the Northwest Multiple Listing Service (NWMLS) unless otherwise noted.
We’ll set the table with some statistics. Year-over-year, rental prices were up in 2024 compared to 2023, correlating with fewer homes available for lease and faster market times. Across the King/Pierce/Snohomish market a total of 3305 rentals leased via the NWMLS. This is down 9.37% from the previous year. Not surprisingly, less inventory led to an across-the-board average price increase of 5.39% on monthly rents, and homes leased 13.89% faster than the previous year. So what’s behind this? Simply put, 2024 was the
year of the lease renewal (or extension). The “staying put” trend extended to homeowners as well, and the rental market definitely reflected this trend when it came to the data. As reported by the Seattle Times on 12/2/2024, a growing share of renters are staying in their homes five years or longer. Most recently tracked at 26%, that is up from 22% the previous decade. And for those who stay ten years or longer, it’s about 11% of renters (up from 9% the decade before).
The cost of homeownership has skyrocketed since the onset of COVID-19 due to a combination of rapidly escalating home prices and interest rates that currently sit at about double what they were at their lowest point during the pandemic. During this time, while still on the rise, rents climbed slowly by comparison. The average 4-bedroom house in Seattle sold for $1.056M in 2019 when interest rates hovered around 3.9%. Fast forward to 2024, that same type of house in Seattle sold for $1.404M on average, and interest rates were closer to about 6.5%.
Factoring a 20% down payment on a 30-year fixed mortgage, the “cost” in terms of monthly payment went up by a staggering 78.2% (not including insurance or property taxes). Meanwhile, monthly rent on a 4-bedroom house in Seattle climbed from $3,955/mo to $5,144, an increase of 30.1%. No wonder so many people are choosing to renew their leases.
Another trend that has been years in the making is the exodus of “family suitable” rental housing throughout the area, particularly within the Seattle city limits where local housing ordinances have been rolled out like clockwork. In the wake of policies such as First In Time, winter eviction ban, and Economic Displacement Relocation Assistance, housing providers in the single-family market have been saying “so long!” to the Emerald City. Thousands of these homes have been sold off, or otherwise removed from the city’s rental inventory, leaving renters with fewer choices while the focus on new construction has consisted heavily on apartments; not a great situation for
families and larger households. This puts extra pressure on Section 8 Housing Choice Voucher holders who are limited to where they can live. A Seattle voucher, for example, doesn’t cover a home in Renton … just the same way a Renton voucher doesn’t cover a home in Seattle, and a King County voucher doesn’t cover a home in either city. So the reduction of suitable rental homes hits these folks particularly hard, and we see it when applicants start to line up around the corner when we put new listings on the market because there’s so little else to choose from. Remember back in 2019 when rentals were about 30.1% less per month? (See previous paragraph). Not only that, but now if you want a 3+ bedroom rental in Seattle, there were 8.6% fewer to choose from in 2024. The Seattle
Cory Brewer, General Manager | Windermere Property Management / Lori Gill & Associates | RHAWA Regent & Vendor Member
Cory Brewer
RHAWA PRE-FILED BILL LINEUP 2025
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org | (206) 905-0603
HB 1099
Turn on the TAP to help Renters!
As an association we understand that lawmakers are looking for solutions to Washington’s housing issues and we want to help them to understand that Rent Control will not solve these issues. Just as Legislative Session 2024 ended, RHAWA got to work with our leadership, government affairs team, lobbying team, and with lawmakers to begin drafting and fine-tuning several pieces of legislation that will improve the availability and affordability of housing. Some of these concepts and ideas I have written about previously in the CURRENT, but now we have finite bill language and even official bill numbers as they were pre-filed by House of Representative lawmakers.
HB 1099
- Tenant Assistance Program: Primary Sponsor
Representative Sam Low
This bill would establish a Tenant Assistance Program, or as we like to call it, TAP. So, turn on the TAP to for renters who have sudden short term financial difficulty and help cover the gap in their monthly expenses to keep them housed. Tenants would need to be at 80% AMI or less with several other stipulations for eligibility.
This program specifically targets those who need assistance the most and serves as a reasonable alternative to the restrictive policies our team works hard to prevent. Studies show that falling behind on one month of rent can lead to a domino effect where debt begins to pile up month after month. With the TAP we can prevent
that first domino from falling and keep more people housed all while avoiding shifting this financial burden on to the housing provider.
HB 1089 - Eviction Reform and Tenant Safety: Primary Sponsor
Representative Andrew Barkis
Tenant safety is obviously top priority for residents as well as housing providers, but some of the well-intentioned policies passed over the last number of years at the state legislature have vastly increased the difficulty of removing menacing or even violent tenants. Many times, an actual arrest needs to occur to remove a tenant who is destroying their neighbor’s ability for quiet enjoyment of their residence. Couple this issue with the months-long backlog in the eviction court system where a case start-to-finish can take up
to a year, and you have a bad combination that doesn’t work for anyone, but the person causing problems.
Tenant Safety
HB 1089
This bill would alter some of the language already in the state RCWs to streamline the removal of dangerous tenants so that their neighbors do not have to wait for a yearlong eviction process while living next to someone who may be involved in violent activity, drug activity, or other illicit behavior.
There will be many additional bills filed once the session starts for the good or the detriment of housing providers and the industry. Make sure to keep an eye on your inbox and check out the RHAWA Advocacy Center to stay up to date on all the bills being introduced
THE STATE OF THE MULTIFAMILY MARKET IN SEATTLE
The multifamily real estate market in the Seattle area is undergoing significant changes, driven by shifting economic factors, regulatory landscapes, and investment dynamics. This article highlights the key trends and projections shaping apartment sales and investments, as discussed in our 2024 Multifamily Market Update presentation at TRENDS, PNW Property & Innovations Trends Conference at the Seattle Convention Center in December 2024.
__________
ECONOMIC DRIVERS AND DEMAND
Seattle continues to be one of the strongest-performing metropolitan economies in the U.S., bolstered by its top GDP ranking. Year-over-year job and population growth remain central to the region's sustained demand for housing. Despite broader economic challenges, the region’s diverse employment sectors provide a stable foundation for long-term housing needs.
INTEREST RATE CHALLENGES
Higher interest rates have reshaped the financing environment. Since the Federal Reserve's rate hikes began in earnest in 2022, borrowing costs have increased significantly, impacting investor returns and financing structures. Forward-looking indicators suggest stabilization could occur soon, creating potential for renewed investor confidence.
DEVELOPMENT TRENDS AND VACANCY RATES
New construction continues to be a critical factor in balancing supply and demand. However, net deliveries have slowed in 2024, resulting in marginal decreases in vacancy rates across various submarkets.
RENTAL MARKET INSIGHTS
Rental rates in the tri-county area (King, Snohomish, and Pierce Counties) have seen mixed trends. Urban core properties face higher rent growth compared to suburban areas as back-in-office policies proliferate. See the below table for vacancy rates, rent averages, and projected rent growth by neighborhood.
INVESTMENT METRICS AND VALUATIONS
The total sales volume of multifamily assets has seen a decline due to rising interest rates and a widened gap between seller and buyer expectations. Despite short-term value adjustments, Seattle's long-term investment outlook remains strong, supported by the region’s resilience and potential for future rent growth.
Sources: Public Record, Commercial Broker’s Association, CoStar and Lee & Associates primary research.
Candice Chevaillier, CCIM | Lee & Associates Commercial Real Estate Services
Candice Chevaillier
See the below table for a detailed analysis of value metrics in the Tri-County area, broken down by neighborhood.
Sources: Public Record, Commercial Broker’s Association, CoStar and Lee & Associates primary research.
__________ REGULATORY ENVIRONMENT
Seattle housing providers face a complex regulatory framework. Property owners must navigate these regulations carefully to avoid legal pitfalls, particularly in eviction processes and lease agreements. The 2025 Legislative session promises to be an exciting one. Support the RHAWA advocacy efforts to protect the important service housing providers deliver by making sure your voice is heard during this legislative session.
OUTLOOK AND CLOSING THOUGHTS
In the near term, the multifamily market in Seattle will remain sensitive to interest rate fluctuations and policy changes. However, the region's strong fundamentals—job growth, population trends, and sustained demand—indicate a positive trajectory for long-term investors. To navigate this market effectively, stakeholders should focus on financial performance and monitor emerging trends closely.
As we move into 2025, maintaining adaptability and seeking expert guidance will be key to leveraging opportunities in this evolving landscape.
Lee & Associates offers an array of real estate services tailored to meet the needs of the company’s clients, including commercial real estate brokerage, integrated services, and construction services. Established in 1979, Lee & Associates is now an international firm with offices throughout the United States and Canada. Our professionals regularly collaborate to make sure they are providing their clients with the most advanced, up-to-date market technology and information. For the latest news from Lee & Associates, visit lee-associates.com or follow us on Facebook, LinkedIn, Twitter and Link, our company blog.
RHAWA Pre-Filed Bill Lineup 2025
in Olympia. Our Advocacy Center will help you detail what a particular bill is about and also will help you email lawmakers from your district with a pre-written message expressing why you are for or against a particular bill.
HB 1088 - RLTA Task Force: Primary Sponsor Representative Andrew Barkis
This bill has sponsors from both parties and if enacted would lead to the creation of a task force to completely open the Residential Landlord Tenant Act which has been enshrined in state law since 1973. This task force would go through this act line-by-line to update the legislation for the modern era.
The main purpose would be to establish a supreme law of the state and harmonize the rental housing laws in all jurisdictions. As things stand now, many local municipalities have adopted their own set of rules and regulations, and this can make it extremely difficult for housing providers to
ensure they are following the law for each specific city or county in which they provide housing. With HB 1088, this guess work would be removed and the newly revamped RLTA would be the policy that every jurisdiction in the state would need to follow and enforce, and local areas would no longer be allowed to adopt their own set of regulations which have only convoluted the RLTA over the past decade.
Since the RLTA’s inception in 1973 up until about 2010 there were only eight changes made. Since 2010, there have been over fifty new laws passed. Of course, housing providers and tenants are confused as to what their rules would be. This piece of legislation will seek to remedy these issues and give everyone the same set of rules.
Stay tuned to the RHAWA YouTube channel for video updates and interviews with lawmakers and other RHAWA members as we spend the next four months in Olympia.
2024 Rental Market RECAP
Times published an article keying in on record-breaking new housing construction in Seattle during 2024, however, if you look closely at the numbers, a clear trend emerges. Of the 12,730 new housing unit starts throughout the year, only 463 were single-family homes (that’s a paltry 3.63%). Throw in 750 ADU’s, and that shows us that over 90% of new home construction in 2024 was dedicated to multi-family / mixeduse apartment units.
Is the data about supply, demand, and pricing finally starting to resonate with lawmakers? In some cases yes, in some cases no. We did not see any new major legislation come to pass in Washington state this past year, but as of press time on this article, we are again heavily entrenched in the rent control conversation with the state legislature in Olympia. In a somewhat surprising plot twist, the Seattle City Council is actually starting to consider rolling back some of the aforementioned ordinances that don’t appear to have accomplished the stated goal of fostering affordable housing in the city. In fact, it’s the affordable housing operators themselves calling upon the city council to ditch some of these failed policies that have made it so difficult to effectively provide housing in the city. Seattle is in the process of learning by experience, and hopefully, other cities & counties are paying attention.
In late December 2024, the Seattle Times published a story about the rise in backyard cottage construction. Otherwise known as ADU’s (accessory dwelling units), these housing units help fill a void for new construction housing within a neighborhood setting, and can be a great option for multi-generational living, aging in place, and… relatively affordable rental housing. This author has been a big fan of the ADU as a way to gently create housing density at relatively affordable levels for renters without completely changing neighborhood aesthetics, and it’s a good collaborative “supply first” approach, compared to the process of passing more and more laws that would seek to make the housing provider/tenant relationship more adversarial. However, per the above-referenced construction numbers, they only accounted for about 5.89% of newly built housing units in 2024.
We’ll close with a preview of 2025 rental housing priorities. I have personally had my eye on policy that would allow housing providers and tenants to com-
municate with one another, officially, in a more friendly and efficient way by eliminating the need for certain documents to be formally served on tenants. You can sell a house completely online without printing a single piece of paper, but you can’t renew a lease this way? That’s got to change. I am also pursuing just cause reform that would allow condo unit owners the ability to use intent to sell the same way that a single-family owner can. And finally, as an industry, we are pursuing more causes that we can show up and support, such as housing gap vouchers to assist tenants with rent payments and keep them out of the eviction process, rather than waiting for them to miss a payment and fund the attorneys who then represent them in eviction court. Let’s curb the problems before they start.
Cory Brewer is the General Manager at Windermere Property Management / Lori Gill & Associates. His firm oversees management of approximately 1,500 residential rental homes throughout the Greater Seattle Area, as well as commercial & multi-family properties. He may be contacted via wpme@windermere.com. Visit their website wpmnorthwest.com.
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.
MAKE EDUCATION YOUR
Denise Myers | Education + Resources Director | dmyers@RHAwa.org | (206) 905-0614
Now in our fourth year, the Property Manager (PM) Series has been updated with a fresh look, all state-licensed Real Estate instructors and a few new and revised classes. All classes will be a little more interactive so during these weekly ONLINE sessions you can get to know some of your fellow students across the state! While the series is designed with the property management professional in mind and includes a career-building focus, most of the classes are equally relevant to the self-managing property owner as well.
Company members with multiple employees inheriting RHAWA benefits will be able to work through the program with online support for team learning. Reach out to
PM SERIES-01:
BUILDING A CAREER IN THE HOUSING INDUSTRY
When: Thursday, February 13 | 12-1pm
Instructor: Kathryn Shabalov, PM Professional 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, Civil Rights Attorney 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, Housing provider-Tenant Attorney
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, PM Professional 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, Housing provider-Tenant Attorney
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, PM Professional
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
YOUR PRIORITY IN 2025
Denise Myers at dmyers@RHAwa.org for details.
While members can register for each class for $30, it’s not too late to register for the full-series packet. Sign up here RHAwa.org/events/ property-manager-series-tickets-2025 through February 12. Register once (instead of 12 times) for $160 to save $200 and several minutes of your precious time. Licensed real estate professionals can earn 12 continuing education clock hours after completing all 12 courses on May 1. Read on to get a better idea of what we’ll cover in each class…
ONLY UNLESS OTHERWISE SPECIFIED ]
PM SERIES-07: TENANT & CLIENT RELATIONS
When: Thursday, March 27 | 12-1pm Instructor: Kathryn Shabalov, PM Professional 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.
Event Cancellation and Other Policies https://www.RHAwa.org/cancellation-policy.
Denise Myers
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.
OVERCOME HURDLES & DISCOVER SOLUTIONS
AT THE RHAWA LINK MEETINGS
February link meetings you shouldn’t miss! Topic: Legislative Session Update
Feb. 11 Tukwila, Claim Jumper 6:30 - 8:00 PM
Feb. 13 Seattle, St. Andrews Pub 6:00 - 8:00 PM
Feb. 17 Spokane Valley, Darcy’s 12:00 - 1:30 PM
Feb. 18 Bellevue, Dave & Buster’s 6:00 - 8:00 PM
Feb. 20 Everett, Ben Dews 6:30 - 8:00 PM
Feb. 20 Tacoma, Bob’s Burgers 6:00 - 7:30 PM
*Meeting times may change. Please check the calendar at RHAwa.org/events.
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
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
SRC Windows (253) 565-2488 | srcwindows.com
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
Certifified
ID CCPIA-000146 (206) 999-1234 | iNspect.ws
(206) 505-9400 | westlakeassociates.com
| (253) 722-7904 Bryan@brooklynnmasonry.net RKC Construction, Inc.
Caulk | (206) 595-3565 | cajames.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
Sewer & Septic Lines, Sinks, Bathtubs & Toilets (509) 467-5555 | ktwinston@me.com
Zoom Drain (206) 531-0885 | zoomdrain.com
979-3377
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
(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)
|
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
Downey & Sons Property Care (206) 832-6204
erin.garcia@downeyandsonspc.com
Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com
FINNMARK Property Services (206) 418-8056 | alvinr@finnmarkps.com finnmarkps.com/about/
RODDA PAINT
Tim Puckett | (509) 868-3552 | roddapaint.com
Sherwin WIlliams (425) 495-4124 | sherwin.com
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
(855) 920-3565 | azibo.com
Kurtis Gilbreth (404) 985-1247 | gatewise.com
|
John Downing (206) 324-9427 | capstonerea.com
Cornell & Associates Inc (206) 329-0085 cornellandassociates.com
Dave Poletti & Associates (206) 286-1100 | davepoletti.com
DVF Legacy Investments (206) 650-6113 pugetsoundinvesting.com
Darco Inc (206) 322-9495 | darcoapts.com
Elita Living Real Estate LLC
Erica Vincent (206) 323-0771 | elitaliving.com
Foundation Group, LLC (206) 324-7622 foundationgroupre.com
GoodRoots Companies, Inc (480) 710-6074 | goodroots.io
Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com
Kidder Mathews
Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191
DylanSimon.com
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
Krishna Realty (425) 209-0055 | krishna-realty.com
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 Real Estate Commercial
Therasa Alston | (206) 650-4777
WPI Real Estate Services, Inc. (206) 522-8172 x105 | wpirealestate.com
RENTAL HOUSING INSPECTORS
Ideal Inspection Services LLC
RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
VENDOR LISTINGS
RENTAL HOUSING INSPECTORS
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
SCREENING
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
Plumbing, Inc. (206) 783-4129 | fischerplumbing.com
Azibo | Financial Services Platform (855) 920-3565 | azibo.com
ShowMojo | Leasing Automation
Kristine Young (312) 584-8733 | hello.showmojo.com
Conservice (866) 947-7379 | conservice.com
CONSULTING | PREPARATION
Brink & Sadler
Johann Drewett (253) 582-4700 | brinkandsadler.com
Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com TENANT SCREENING
ACRAnet (509) 324-1350 | acranet.com
Azibo | Financial Services Platform (855) 920-3565 | azibo.com
HOUSING
99Gem (206) 579-9533 | D.Perkins5637@gmail.com Lorna Arnold (206) 276-0588 | shorttermsuites.com THIRD PARTY BILLING | UTILITIES
Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139 TRAUMA SCENE CLEAN-UP
Bio Clean,
Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com SOFTWARE FOR RENTAL OWNERS
As Region Faces SeattleShortage, Needs to Preserve its Existing Housing
According to a 2024 report on housing production from Up For Growth, the metro area encompassing Seattle, Tacoma, and Bellevue is facing a shortage of 71,060 homes. That amounts to 4.2% of the region’s total housing stock. While the production of new homes is vital to closing the gap between supply and demand, so is the preservation of existing housing, especially affordable housing.
A recent op-ed in the Seattle Times called on Seattle Mayor Bruce Harrell to suspend the city’s winter eviction moratorium, a law that halts evictions for the nonpayment of rent from December through March every year. The article is authored by Sharon Lee, executive director of the Low Income Housing Institute (LIHI), and Emily Thompson, a partner at GMD Development. LIHI owns or operates 3,400 affordable housing units in the Puget Sound region, and GMD Development has developed 923 affordable housing units in the Seattle area.
Both housing providers say the moratorium, along with the backlog of eviction cases, “leaves housing operators in a precarious financial position” that “undermines the viability of affordable housing in Seattle.” LIHI and GMD say there are many providers with properties “on the verge of financial collapse.” This fact is corroborated by public record of 24 housing provider applications for emergency funding from the city.
LIHI faces $1.9 million in unpaid rent, despite the fact that, according to LIHI’s application for funding, the “vast majority” of tenants who don’t pay rent “have sufficient income to pay but choose not to.”
Similarly, GMD faces $842,000 in unpaid rent of current residents, and residents who moved out with a balance exceeds $597,000 in 2024. In total, that’s over $1.4 million in unpaid rent. GMD wrote in their funding application that “without other resources to support property needs, we will go bankrupt and have to return these properties to the lenders who may foreclose.”
“We are at a breaking point,” say Lee and Thompson, and they urge city leadership to roll back the winter eviction moratorium so that tenants with income must pay. That Seattle’s affordable housing providers are “on the verge of collapse” does not bode well for the metro area’s 71,060 housing unit shortage — a number that grows when existing housing is lost. Add in the Washington State Department of Commerce’s recommendation that more than one million new homes be built in the next two decades, and the situation is even more dire.
It will cost a minimum of $450 billion to produce one million homes in the next two decades, half of which, according to the Department of Commerce’s Five Year Plan, must be afford-
able to “households making less than 50% of the median family income.”
To put that need in context, the state’s affordable housing fund provided $729 million in the 2021-2023 budget cycle. Even if the state were to provide $1 billion in funding for the next twenty years, the total funding would comprise a meager fraction of the $450 billion needed. The dearth of public funding in relation to the need makes it clear that the private sector plays a crucial role in Seattle and Washington’s housing future. It also makes it clear how important the preservation of existing housing is.
Both of these vital factors — the dependance on the private sector for the creation of new housing, and the need to preserve existing housing — are missing from a recent motion passed by the King County Council. On November 12, the council passed 8-1 a motion to develop a plan to take on at least $1 billion in debt capacity to build “permanently rent-restricted” housing. The aim is to build “workforce housing” where the cost of rent covers development and operating costs and only increases “to reflect interest rate changes” and increases in operating costs.
Considering that an inability to collect rent is devastating Seattle’s affordable housing industry, the financial viability of King County’s $1 billion housing endeavor seems precarious. It would
be wise for the council to pay attention to the growing concerns among existing affordable housing providers like LIHI and GMD. The collapse of even a few large housing providers could negate anything hoped to be gained by the government taking on debt to fund housing units.
A better approach would be for elected leaders in Seattle, King County, and the Puget Sound region as a whole to remove policies that threaten the future of affordable housing and to incentivize the development of new housing for all levels of income. Ending the winter eviction moratorium so that providers can collect rent and cover their operating costs is an obvious first step.
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.
Caitlyn McKenney, Research Fellow & Program Coordinator | Center on Wealth & Poverty
Caitlyn McKenney
RHAWA Talks with George Petrie of Goodman Real Estate
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org | (206) 905-0603
If you have been following rental housing news coming out of Seattle or are an avid reader of CURRENT, you will no doubt be aware that GRE Downtowner, a regional real estate firm, has filed a lawsuit against the City of Seattle for how the rental housing laws have affected their ability to provide safe and affordable housing. Feel free to go back to the December issue of Current for an in-depth look at the lawsuit itself and the press conference that RHAWA helped facilitate to support our long-time member.
For this article though I want to dive into an interview from a recent episode of Housing Matters, the RHAWA podcast. In this podcast I sat down with George Petrie, the CEO of Goodman Real Estate, the company who owns the Addison on Fourth. I started our conversation by asking what the original intent and mission was for the
Addison as well as a little history of the building.
“The Addison was originally the New Richmond Hotel, built approximately 1911,” Petrie said, and it operated as a
hotel for roughly 50 years. Then in 1969 it was converted to affordable housing for those at 80% area median income (AMI) until 2010 when Goodman Real Estate purchased the building to continue the tradition of 80% AMI housing.
“We spent over $20 million renovating it. It’s got a new lease on life. There’s really no system in it that wasn’t touched. It’s a spectacularly beautiful building that really maintains the urban fabric of that historical era, in a location that is a part of the key foundation of the city on Fourth Avenue South and South Jackson,” he also spoke to the outpouring of support in trying to preserve such a historical and iconic building. “Everybody was very excited about the idea that an older building could be repurposed as opposed to tearing it down. That’s actually a very green thing to do. It’s a lot easier to renovate an existing building on the
Continued on the next page
Corey Hjalseth
environment, than to build new. So, we had quite a bit of groundswell support for the building, both from the neighborhood, the International District, but also from the Washington State Housing Finance Commission.”
Everything was running smoothly until in 2018 the Seattle City Council began
OR signing onto the lease for the unit. This has led to people moving into a building without the housing provider or neighbors having any knowledge, and in some cases has led to violent outcomes. This makes it even more difficult to legally evict that person as well since they are not actually listed on the lease OR if Seattle is within the
destroy what all tenants are entitled to in their residence, quiet enjoyment.
“Within a lease there’s something called "quiet enjoyment" that everybody signs a lease has, a right to, and when one person’s behavior impacts another person’s quiet enjoyment, well the housing provider, the housing pro-
to debate and subsequently pass several “tenant protection” bills over the course of the following years. Some of these policies include: Fair Chance Housing, Roommate Ordinance, Winter and School Year Eviction Moratoriums, 180-Day Rent Increase Notice, Relocation Assistance, and Late Fee Cap.
So how has the compounding nature of all these laws affected GRE’s ability to provide and maintain safe and affordable housing? Some alarming issues have arisen especially from the combination of Fair Chance Housing, the Roommate Ordinance, and the Winter and School Year Eviction Moratorium.
Fair Chance Housing states that anything brought to light on a background check of a tenant, apart from sex offender status, is not allowed to be considered or even viewed as a determinant for tenancy. This means a housing provider has virtually zero ability to properly background screen new tenants moving into a unit. Previously, if a tenant had something concerning show on their background check, a committee would meet and discuss if the tenant would be allowed to move in. Very rarely was someone completely barred from becoming a tenant.
The Roommate Ordinance states that anyone can have a member of their immediate family move in with them without any need for background screening
window of December 1-March 31.
The Eviction Moratoriums has led to a larger number of tenants choosing not to pay their rent during the winter months knowing they will not be removed from their unit. Even in cases of dangerous or menacing tenants it is extremely difficult to remove them during the moratorium.
Not-for-profit housing groups are now coming forward to ask for this policy to be changed in addition to the private sector. Sharon Lee, the Executive Director for the Low-Income Housing Institute, recently penned an opinion editorial in the Seattle Times stating the same issues as the private sector. Not for profit groups were recently given $14.2 million by King County to make them solvent once again because they were so far in the red from unpaid rent. If people don’t pay rent, housing groups cannot pay their operating and maintenance costs, and lastly no bank will lend money to build more affordable housing because the costs are not being covered for the buildings already in operation.
All these policies together erode tenant safety, forcing those following the rules to live next door to someone who may not have been properly background screened and who may not even be listed on the lease for the unit they are occupying. All these issues combined
“So, the policies that got put in place stripped away the ability for the housing provider to manage the behavior within that building ...which led to the degradation of the living environment, which then led to the degradation of the social media posts, which then led to higher vacancy, lower rents, and eventually the building is now no longer profitable. It doesn’t cover all of its operating expenses.”
Trying to manage the new rental environment in Seattle, the security costs for the building have quintupled since 2018, safety concerns and drug use have skyrocketed, and the staff turnover has been immense. This led GRE Downtowner to file a lawsuit against the City of Seattle on October 22, 2024 for a taking of property. The argument is that because of the laws passed and the resulting financials issues, the building has lost significant value, and GRE is being forced to operate at a loss while struggling to maintain a safe and clean environment for quiet enjoyment.
vider has to step in and try and adjudicate between the two.”
Mr. Petrie is referring to the inability to evict and remove dangerous tenants as well as properly background screen residents, and at the Addison, they have had issues of violence and threats made by those not screened while at the same time not being able to remove them from the premises.
For my full interview with George Petrie of Goodman Real Estate check out the RHAWA podcast Housing Matters wherever you get your podcasts.
If you want to learn more about the issues at the Addison on Fourth, check out the RHAWA YouTube Channel for a short video presentation from Goodman Real Estate about their issues at the Addison on Fourth and all the data to validate their concerns.
https://youtu.be/Bj4Y_OvHZkY?si=UdEY_eTAhCIttZU3
HOW TO RECORD RENT PAYMENTS: A Comprehensive Guide
Gemma Smith, Content Strategist | Azibo
Managing rent payments is one of the most important responsibilities for housing providers, but traditional methods of tracking these payments — whether through manual ledgers or spreadsheets — are often prone to errors, and they're time-consuming.
Inaccurate records can lead to financial issues, tax complications, and disputes with tenants. As a housing provider, ensuring your rental income is well-organized and easy to track is key to maintaining smooth operations and protecting your business.
Thankfully, with the rise of rent payment trackers and property management software, housing providers now have powerful tools to streamline rent collection, reduce manual effort, and increase financial transparency. Additionally, using rent management software to collect rent payments online offers efficiency in tracking payments, automating records, and generating reports.
In this article, we’ll explore the importance of recording rent payments, how automated solutions like Azibo can help housing providers stay on top of their finances, and why shifting to digital platforms is the most effective way to manage rental properties.
What does it mean to "record rent payments?"
For housing providers, recording rent payments means keeping an accurate, organized log of all tenant rent payments made over time. This process involves tracking when and how tenants are paying rent, whether through online rent payments, checks, or other methods.
Recording rent payments ensures that housing providers have a clear record of all transactions, which helps manage cash flow and financial obligations.
Why is it important to track rent payments?
• Tax purposes: Properly recording rental income is important when filing taxes. According to the IRS, all rental income must be reported, and failure to keep accurate records can result in fines or audits. Common issues include underreporting income, missing deductions, or discrepancies between reported income and public records
• Financial planning: Tracking rent payments accurately helps housing providers see their monthly cash flow, plan for expenses like maintenance and repairs, and evaluate the profitability of each rental property.
• Tenant disputes: Clear records of rent payments can protect housing providers in the event of disputes with tenants. If a tenant claims they’ve paid rent when they haven’t, or if they dispute the amount owed, a detailed record can resolve the issue quickly.
Recording rent payments isn't simply
a bookkeeping task; it's a key part of managing a rental business smoothly.
Traditional methods to track rent payments
One of the most common questions property owners ask is, "How do I keep accurate records of rent payments?" There are several ways to track rent payments, with methods ranging from traditional to automated systems.
Let's explore some of the traditional methods.
1. Manual records
Many housing providers still rely on manual rent payment tracking, which involves logging payments by hand, often in a rent ledger. While this method can work, it has several drawbacks, which we will cover in a moment.
Gemma Smith
Luke Brown (206) 905-0610
RHAWA is thrilled to announce the launch of its brand-new Housing Provider Workshops Statewide Tour portunity 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 RHA WA members across multiple regions.
In 2025 Reach the Entire State of Washington
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.
Don’t miss your chance to be part of this exciting new initiative and position your brand as a leader in the housing
Bundle discount: all 3 for $1,500 or any 2
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.
Industry in Motion
YOUR AID
& Pop Housing Providers
Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.
YOUR DONATION EMPOWERS US TO SAFEGUARD AND ENHANCE OUR INDUSTRY’S INTERESTS, ENSURING IT REMAINS STRONG & PROSPEROUS.
FIRST-TIME DONORS Start small – even a little helps. Small contributions collectively make a big impact on local legislation. Your first donation defends your rights as a small housing provider.
REGULAR DONORS Thank you for supporting RHA and fellow housing providers statewide. Help us reshape local politics in Washington: consider increasing your donation to strengthen RHA’s PAC and drive vital local changes.
Support our entire membership by donating and make a difference TODAY!
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.
publications@RHAwa.org
HOW TO RECORD RENT PAYMENTS: A Comprehensive Guide
2. Spreadsheets
A popular alternative to manual tracking is using spreadsheets, such as Microsoft Excel or Google Sheets, to create a digital rent payment tracker. These spreadsheets can organize monthly rent payments and track late fees or outstanding balances.
However, they also still have limitations.
Common pain points with traditional methods
• Error-prone: Manually entering data can lead to inaccuracies, which may affect financial planning and tax reporting.
• Time-consuming: Managing and updating records for multiple properties can take a lot of time, especially if you handle more than one rental property.
• Lack of automation: Without automated systems, reminders for due dates, late payments, or payment history tracking are manual tasks, increasing the likelihood of oversight.
To streamline the process and reduce errors, housing providers often transition to property management software or rent tracking apps that automate these tasks.
Why use a rent payment tracker?
A rent payment tracker offers housing providers an efficient solution for managing rental income. Unlike traditional methods like manual records or spreadsheets, rent tracking tools automate the process.
These tools reduce the likelihood of errors and save time. This ensures that housing providers can maintain accurate financial records without the hassle of manual work.
Let's take a closer look.
Efficiency
Property management software or rent tracking apps provide housing providers with automated features, such as rent reminders, late fee tracking, and real-time updates on rent payments. This minimizes the effort required to manage multiple properties and tenants, making rent collection a smoother process.
Error reduction
By automating rent payment records, housing providers avoid common issues like human error and missed entries. Manual tracking can be prone to inaccuracies, which can affect financial reporting and tax compliance.
Rent tracking tools help housing providers keep accurate records without worrying about data loss or mismanagement.
On-time payments and financial transparency
One of the key benefits of using an online rent collection system for a property manager is ensuring on-time rent payments. Automated reminders for due dates and late fees help reduce missed payments and improve cash flow consistency.
Rent tracking tools also offer easy access to payment history, which helps housing providers maintain financial transparency with tenants — a win-win situation!
Tax reporting and planning
Using a rent tracker for property managers or housing providers ensures that every payment is logged and accessible for end-of-year tax filings. Many tools offer export features, which allows housing providers to download their rent ledgers for easy reporting.
This makes it simpler to track rental income, deductions, and expenses — which ultimately helps with financial planning.
Automated rent tracking apps help housing providers shift from time-consuming, error-prone methods to streamlined, efficient processes. These tools not only ensure on-time rent payments but also provide transparency and detailed records.
While there are several software solutions available on the market, let's explore one popular solution that exemplifies the benefits of automated rent tracking: Azibo.
How to record rent payments using Azibo
Azibo's rent collection platform offers a comprehensive solution for rent payment tracking, designed to simplify
housing providers' financial management.
• Automated logging: Housing providers can automatically record rent payments, which reduces manual workload.
• Late payment prevention: The platform sends automated reminders to tenants and provides multiple payment options, minimizing disruptions to your cash flow.
• Credit reporting option: Tenants can opt in to have their rent payments reported to the three major credit bureaus, which can potentially improve their credit scores.
• Financial oversight: Azibo provides detailed payment notifications and easy reconciliation tools, enabling housing providers to do the following:
o Monitor cash flow effectively o Maintain clear payment history records
• Scalability: Whether you're managing a single property or a large portfolio, Azibo streamlines the entire rent recording process.
Why Azibo is the best for tracking rent payments
When compared to other rent tracking solutions, Azibo stands out due to its comprehensive features and ease of use. Unlike some platforms that charge fees for essential services, Azibo offers free rent collection with automated tracking, making it a cost-effective choice for housing providers.
Why automating rent payments is important for housing providers
In today’s fast-paced rental market, relying on outdated methods like spreadsheets or manual rent payment tracking can put unnecessary stress on a real estate investor — and it hinders financial accuracy. Automating your processes not only eliminates errors and saves valuable time but also provides peace of mind with on-time rent payments and clear payment records.
As we’ve seen, using a rent tracker can drastically improve cash flow management, ensure accurate records for tax purposes, and reduce the chances of tenant disputes. By adopting an efficient, automated system, housing providers can focus on what really matters: growing their rental business and providing excellent service to tenants.
Record rent payments FAQs
How to create a rental ledger?
To create a rental ledger, you can use a spreadsheet program like Microsoft Excel or Google Sheets, or opt for property management software. A rental ledger should include the tenant’s name, payment date, rent amount, payment method, and any outstanding balances. Property management apps simplify this process by automating entries, tracking rent payments, and providing a detailed rent ledger for each property.
How do you record rent paid in accounting?
In accounting, rent paid is recorded by crediting the rental income account and debiting the cash or bank account where the rent was deposited. Using rent tracking software or a rent payment app ensures that rent payments are automatically logged, simplifying your accounting process. You can also generate reports that track rent payments and keep accurate records for tax purposes.
Does the IRS track rent payments?
The IRS does not directly track rent payments, but housing providers are required to report all rental income, including rent payments, when filing taxes. Keeping detailed records of rent payments is important for accurate tax reporting, and failing to properly report rental income can lead to audits or penalties. Many rent tracking apps provide features that help housing providers organize rent payments for tax purposes.
https://www.azibo.com/blog/how-torecord-rent-payments
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.
What to Do Before You Call for FURNACE REPAIR
Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year
Every chilly winter our schedule is filled with so many No Heat service calls it looks like the lineup of inbound flights at SeaTac. Here are a few tips that might help you make your own safe landing and possibly save you from shouldering needless expenses.
When a furnace decides it doesn’t want to put out the heat any longer, that dusty old box in the garage becomes the most important thing in the world – especially in freezing temperatures.
All of a sudden, what hardly got a second thought, needs immediate attention, and it's typically one of the few times you'll interact with your furnace. Our HVAC techs see this daily, and they also witness scenarios where a little information and preparation could have changed everything.
FIRST: CHECK THE BASICS
Throughout the heating season, especially at the start, we're often called for emergency service only to find the furnace isn't working for one simple reason; the power is off. So, before you call for help:
• Confirm the power is on at the breaker and check the power switch on or next to the equipment.
• Next, go to the wall thermostat and double-check the settings. It should be set to Heat and then it should be calling for heat.
• If the furnace is blowing cold air make sure the fan is set to “Auto” and not “On.”
• If this is a gas unit, confirm the meter is on. (If the utility company turned it off, they'll usually put their lock on the valve).
• If this unit is propane, verify the propane tank isn’t empty.
DON'T FORGET THE FILTER
Every forced-air ducted system will normally have a filter in it somewhere. A dirty filter can restrict airflow so severely that it shortens the life of components and can cause the furnace to overheat and stop working altogether.
Filter replacement is often forgotten, especially on rental properties (a good reason why maintenance is particularly beneficial to rental property owners). Having a professional remind the tenant to maintain the filter or having the service tech replace the filter during the furnace maintenance, will give you the peace of mind that your equipment is being taken care of at least once a year.
BACKUP HEAT
A second source of heat can be a lifesaver. Portable oil-filed electric heaters can provide a temporary heat source while a service technician is en route. Never use a source of heat that produces a flame or burns fuel unless it is properly installed to vent exhaust out of the house (Portable kerosene heaters, barbeques, and camp stoves, are examples of what NOT to use).
WHAT ABOUT MAINTENANCE?
Whether you're risk-averse or choose to gamble, some things can't be ignored. In addition to the regular filter maintenance, you should be already doing, the EPA, fire departments, and equipment manufacturers all recommend annual equipment maintenance
by a professional. Plus, professionally tuned equipment will help keep operation costs down and verify safety and proper operation.
Most maintenance can be done without any additional repairs, though a good technician may have some recommendations. If you believe in maintenance, finding a company you can trust is key.
BEFORE YOU CALL
Regular maintenance will carry you a long way. But just in case your furnace does fail, and you need emergency help now, figure out who you can count on… before you call.
Will they help at night when you come home from work and your house is cold? What about holidays and weekends? Do they have good reviews online? Are their technicians NATE Certified, Background checked, and drug screened? What does the BBB say about them? Can you trust them? These questions are often overlooked when choosing a company under the pressure of an emergency yet can make all the difference when it comes to having someone work in your home.
STARTING OVER
Okay, so you've had the tech over, and he proclaimed your furnace D.O.A. Given enough time, it happens to the best of furnaces. Here are a few tips to ensure your next furnace lives a long, healthy life.
• Purchase a quality brand
• Make sure the equipment is sized properly for your home
• Get a top-notch professional to do the installation
• Perform regular filter maintenance as required by the type of filtration
• AND (here it comes…) consider Annual Professional Maintenance
We've given you some tips you can use if your furnace decides to go "south for the winter” and shared some things that might help such a catastrophe from happening. They're simple and basic ideas that can help save you time and money. If they're beyond your abilities, or you're reluctant to try them, don’t take any chances. Call a trusted professional. You won't regret it. Wishing you a warm, uneventful winter!
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.
Continued from page 3
Navigating Challenges: Small Housing Providers Voice Concerns Over Regulatory Pressures & Rent Control Threats
raising rents or risking foreclosure. Frustrations about tenant accountability were echoed throughout the survey, with housing providers lamenting the limited recourse available against non-compliant tenants, thus incurring thousands in unaddressed property damage and repair costs.
The emotional toll of navigating these various challenges significantly impacted housing providers, with many recounting the stress and anxiety stemming from managing problematic tenants, some of whom engage in illegal activities. Additionally, the convoluted eviction process has led to feelings of helplessness, further exacerbated by the regulatory climate that has strained relationships between housing providers and tenants. This growing distrust complicates new lease agreements, making it increasingly difficult to foster cooperative interactions.
In essence, the multitude of stringent regulations, rising operational costs, cumbersome tenant management processes, and emotional strain constitutes a perfect storm, leading many small housing providers to reconsider their future in the rental business. This trend threatens the availability of affordable housing as more providers may exit the market, increasing the disparity be-
tween those who can afford rising rents and those left without housing options. The ongoing dialogue within the housing community emphasizes the need for policymakers to reassess the balance of tenant protection laws, advocating for reforms that support both tenant rights and the financial stability of small housing providers, who play a crucial role in maintaining housing supply and promoting affordability in their communities.
While highlighting these challenges, respondents also expressed appreciation for RHAWA's advocacy and support efforts. Many members value RHAWA's commitment to representing their interests in legislative matters and providing essential resources for navigating the regulatory landscape. Initiatives such as educational programs, networking opportunities, and access to crucial industry information were recognized for empowering housing providers to manage their properties more effectively.
To better assist small housing providers, RHAWA is committed to implementing several strategies:
1. Continuing commitment to our educational programs to focus on legal changes, best practices in property management, and effective tenant
communication, along with financial planning resources. Interested members can join the Education, Resources, and Forms committee by contacting Denise Myers at dmyers@RHAwa.org.
2. Fostering stronger partnerships with local governments to advocate for fair policies balancing tenant protections with housing provider rights, thus promoting a more equitable housing market.
3. Creating a community network for housing providers to share experiences, resources, and solutions, helping to alleviate feelings of isolation while promoting collaborative problem-solving. Members are encouraged to participate in one of our six monthly LINK meetings or the members-only COMMUNITY Forum by contacting Daniel Bannon at dbannon@RHAwa.org.
4. Engaging in public awareness campaigns to illuminate the essential role small housing providers have in their communities, aiming to foster a more supportive environment and improve housing provider-tenant relationships. To get involved, contact our Government Affairs staff at advocacy@RHAwa.org.
Through these initiatives, RHAWA
aims to continue amplifying the collective voice of small housing providers, promoting better regulatory conditions, and ultimately safeguarding affordable housing availability for the community. To achieve this, we depend on the active participation and support of members. As a valued member, we invite you to get engaged in this community and take an active role in shaping the future of the rental industry.
Consider joining our volunteer groups, participating in our LINK meetings, or attending our educational events to connect with like-minded professionals and stay informed about important industry developments. Moreover, we encourage you to refer a friend or colleague to RHAWA, as together we can foster a stronger, more united community of rental housing providers. By staying a part of RHAWA and encouraging others to join, you'll not only be part of a powerful voice for the industry, but also contribute to creating a better, more affordable housing environment for everyone.
WHAT’S A GOOD LEASE AGREEMENT REALLY WORTH?
Navigating the ever-changing state and local laws creates a challenging environment for compliance and using free or outdated lease agreements found online can lead to significant legal and financial problems for rental property owners and managers.
$300+ PER HOUR IN LEGAL FEES adds up quickly… Your membership with RHAWA might just be the bargain of the century!
RHAWA excels in providing current, property-specific, and location-specific leases and forms, setting a high standard in the industry. Our extensive and comprehensive library of attorney-reviewed residential and manufactured housing forms is essential for your PEACE OF MIND.
Housing: RHAwa.org/forms
RHAWA forms are copyrighted and are for member use only. Unauthorized use, publication, or distribution is strictly prohibited. Formal legal advice and review are recommended prior to selection and use of any provided form. RHAWA does not represent your selection or execution of any form as appropriate for your specific circumstances. Rental owners/managers and tenants are each advised to seek independent legal advice on matters arising from using any form. No representation is made as to the sufficiency or tax consequences of the use of any form.
About Us
We are very proud to be a family owned and operated company. John, Barry and Jill have been serving RHA Members for over 22 years. Our focus is to solve customers’ roof problems and concerns with a reliable, high-quality roof system. Our dedicated crews take pride in their craftsmanship and treat our customers roofs as if it were our own.
We Stand by Stability
Polyflex G (torch down) provides an exceptionally durable roofing product and provides long-term weathering performance. With a granulated surface, Polyflex G exceeds all minimum ASTM standards for tensile strength, puncture resistance and flexibility. This torch down roof membrane is ideal for Northwest roofs; where common branches sometimes fall or residents want a roof-top patio. We stand behind Ployglass APP Membranes with the most reliable warranties in the industry. Their warranty provides extended protection, assuring the optimum system performance is guaranteed.
About Elizabeth Gregory Home (EGH)
EGH inspires homeless women to transform their lives. Through services offered, women can meet immediate needs, as well as long-range goals to break the cycle of homelessness.
Learn more about EGH and how you can help at eghseattle.org. Thank you.
Contact John Paust for more information:
pricing for RHAWA members AND $100 donation toward EGH with paid re-roof contract!
Proud Sponsor of
YOUR SUPPORT BUILDS STRONG CONNECTIONS
Representative Andrew Barkis, a long-time advocate for rental housing providers will return to Olympia this January thanks to your support. His work aligns with RHAPAC’s goals for 2025, advancing policies that benefit housing providers, tenants, and communities statewide.
The RHA Political Action Committee (RHAPAC) bridges the gap between housing providers and lawmakers, fostering collaboration to strengthen the rental housing industry. In the 2024 election, RHAPAC supported qualified candidates and continues to work in Olympia for fair policies that protect your business and promote statewide housing growth.
All re-elected with the help of your donations!
Your contributions make it possible to elect leaders who work for you. Together, we will build a stronger future for housing. Build with the PAC. DONATE TODAY.
For more information on how to make a contribution, visit
Al French was re-elected as Spokane County Commissioner, continuing his advocacy for pro-housing policies.
Annette Cleveland’s key vote prevented rent control in the 2024 Legislative Session.
Ron Muzzall weathered the storm of an incredibly close race this year with help from RHAPAC.
UNITED WE STAND, TOGETHER WE DEFEND
The Legal Defense Fund (LDF) is your shield and spear against unjust laws and government overreach. Like Spartans in battle, we stand strong to protect your rights and defend your livelihood. From rent control to constitutional challenges, the LDF is here to ensure fairness and justice for rental housing providers across Washington State.
McCready/Margola
But even the strongest phalanx needs every warrior in formation. Your support strengthens our fight. Every contribution empowers the LDF to defend and attack on behalf of rental housing providers. We’re