CURRENT - September 2022 by RHAWA

CURRENTAHRAW RENTAL HOUSING + INDUSTRY NEWS WAofAssociationHousingRental 98103WASeattle,31103BoxP.O. REQUESTEDSERVICECHANGE September 2022VOL. XXXVI No. 9 STDPRSRT POSTAGEUS PAID #13465PERMIT SEATTLE,WA  A CLOSER HowLOOK Members Can Make a DanielDifferenceBannon| 6 Wrapping Up Legislative Biennium and Looking to 2023 Session Alex Robertson | 32 Seattle Economic Displacement Relocation Assistance (EDRA) Denise Myers | 14 UPCOMINGEVENT HUD Guidelines on Service Animals ONLINE I Sept. 29 at 3 p.m. - 4 p.m. Register at RHAwa.org/events CONNECT @RHAofWA/RHAofWA@RHA_ofWA epaper.RHAwa.orgRHAwa.org Preliminary Primary Election Results Alex Robertson 17

2 Rental Housing Association of WA Ready to Start Enjoying Your Beautifully Renovated Home? Schedule a free, no-obligation walk-thru; get recommendations and an estimate. www.ConstructionExpeditors.com Construction Expeditors | Jeff Pinorini cell: (206) 595-8852 | info@ConstructionExpeditors.com Your Trusted Contractor for Home Renovations, Too! Gorgeous Kitchens, Outdoor Living, Stunning Bathrooms, and More! You know us as the go-to contractor for high-quality, budget-friendly multifamily remodels and new construction. Did you know we also remodel single-family homes? Prepare to be pleasantly surprised at how affordable your renovation will be. Get the beautiful materials you want, skillfully handcrafted at surprisingly affordable prices.

Has My Tenant Abandonedthe Property?

neighbors to ascertain if the occupants indicated their intent to va cate the leasehold. Preserve any notes or documents which would tend to in dicate that the tenant has relinquished possession of the property without an intent to return. If it is apparent that the tenant does in tend to return, to resume tenancy, then

BURIEN'S BAN ON 14 DAY NOTICE

I do not believe that incarceration, in stitutionalization or temporary lapses from occupancy necessarily constitute abandonment. Many, if not most, in carcerated folks hope to return home. Once again, it is up to you as the prop erty owner and/or manager to discover, determine, and preserve evidence that would suggest the tenant’s “intent” to not resume tenancy. Contact the utili ty provider to determine if the account has been transferred back into the own er’s Interviewname.

Contact my firm at esteven@comcast.net to discuss your problem tenants. I prac tice in all counties east of the Cascades in Washington and Northern Idaho. My of fice, located near the Spokane courthouse, is open weekdays from 9 a.m. to 5 p.m, ex cept Fridays when we close at 3 p.m.

The Washington State Res idential Landlord-Tenant Act at RCW 59.18.310 defines abandonment as non-payment of rent and the tenant’s intent to not re sume tenancy of the lease hold premises. Washing ton Case Law requires the landlord provide clear and convincing evidence of the tenant’s words or actions indicating intent to not resume tenancy. Abandonment is always a loaded fac tual question which requires the land lord to collect and preserve evidence indicating the tenant does not intend to return to the leasehold premises for Weresidence.recommend that you issue a 48 Hour Notice of Intent to Enter Prop erty, but such notice is not required in clear cases of abandonment. When you enter the property, please take a cam era with you to collect and preserve ev idence that you see, in plain view. Your entry should be limited to the extent necessary to ascertain whether or not someone is still residing at the prop erty. Use the camera to photograph all areas of the premises, in plain view, to show why you believe the tenant has abandon occupancy. Ideally, your pho tos should show: the living room areas are empty of furniture; the kitchen is empty of cookware, dishware, cutlery, and edible food; the bed room(s) should show a lack of bedding and clothes; and the bathroom should show a lack of toiletries and per sonal items. If the rooms are not empty and have the personal items necessary to sustain ones needs, the facts may dictate continued oc cupancy not abandonment.

CURRENT | SEPTEMBER 2022 3

IN THIS ISSUE How to Troubleshoot a Broken Garbage Disposal 4 How Members Can Make a Difference 6 Events + Education: September Calendar 7 Local Government 9 How to Get Email Notices About RHAWA Connect Forum Posts 11 The Importance of the Private Placement Memorandum (PPM) for Delaware Statutory Trust 1031 Exchange Investors 12 Seattle Economic Displacemnet Relocation Assistance (EDRA) 14 Considering a Tax Deferred Exchange? Here's a Few Things to Keep in Mind 16 Perliminary Primary Election Results ..17 Industry In Motion 20 Vendor Listings 21 Screening Applicants Without a Social Security Number 26 Member Questions Highlight the Complexity of New Laws at 2022 Legal Forum 30 Wrapping Up Legislative Biennium and Looking to 2023 Legislative Session 32 When Your Water Heater Leaks: Location Matters 34 RHAWA Current is published every month by the Rental Housing Association of Washington. Copy right ©2022 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 proper ty of their respective owners. P.O. Box 31103 Seattle, Washington, 98103. CONTACT US Accounting + Membership Administrator Geoff Schertz: (206) 905-0606 Administrative Assistant Val Kushi: (206) 283-0816 Board Administrator Jim Nell: jnell@RHAwa.org Deputy Director Melissa Canfield: (206) 905-0615 Education + Resources Denise Myers, Director: (206) 905-0614 Government Affairs Analyst Alex Robertson: (206) 905-0611 Graphic Designer Dee Natour: (206) 905-0613 Grassroots Organizer Daniel Bannon: (206) 905-0609 Member Services Specialist (Resource Desk) Sue Lewis: (206) 283-0816, option 3 Screening Chartrice Young, Director: (206) 283-0816, option 2

On January 13, 2022, Burien City Council adopted Ordinance 789 that extends Bur ien’s eviction moratorium through the end of the Governor’s state of emergency proc lamation (20-05). The amended eviction moratorium only applies to evictions based on non-payment of rent or late fees. Since the Governor’s state of emergency has yet to end, 14-Day Pay or Vacate Notices are still banned in the City of Burien. In July, we re-ran an article that summa rized the state and various “Just Cause” city ordinances that prohibit a housing pro viders’ right to terminate tenancies. This showed that 14-day notices were permitted under Burien’s Just Cause Ordinance. Un fortunately, we failed to include a note that the City of Burien’s Ordinance 789 placed a temporary ban on the use of this notice.

Eric M. Steven

Attorney, Steven Law Office

you do not have an abandonment sit uation and you may not change locks or deprive the tenant from the right to occupy the leasehold. RCW 59.18.290 makes it unlawful to exclude a tenant from a dwelling without a court order. Upon determining abandonment, it is necessary for the landlord to store, and provide notice of such storage of, any remaining personal property left at the leasehold consistent with RCW 59.18.310. Within 21 Days of discov ering abandonment, the landlord is required to send a deposit disposition letter advising the tenant why the land lord will be holding onto all or a por tion of the tenants deposit consistent with RCW 59.18.280. The deposit dis position letter is sent to the leasehold premises if you are unaware of the ten ants forwarding address.

Eric M. Steven |

•place:Any

Ifing.your disposal still isn’t working and it’s not a power supply issue, press the reset button on the bottom of the dis posal. This is usually a red button that trips when the disposer works too hard. Still not working? Unplug the garbage disposal and inspect the inside through the sink drain hole. If the spinning blades are not easy to wiggle around, then there is likely a jam stopping the unit from turning. Using an Allen wrench, turn the center bolt underneath the unit a few times and this typically dislodges any stuck material. Still no luck? As a last resort you can take it all apart and unclog whatever is stuck

Fornow.everyone else still working with a non-functioning garbage disposal, check that the outlet is getting pow er. Plug something else into the outlet and check if it works. If not, the cir cuit breaker likely tripped. Locate the control panel and the garbage disposal switch. If it’s in the off position, we’ve found your problem. Switch it on and go check if the disposal is now work

Now we’re ready to start troubleshoot ing. First, a safety warning! If you like having fingers, never, ever, we repeat, ever, work on a garbage disposal that is plugged in. Maybe, some of you no ticed that when you went to unplug the device from the outlet under the sink, that it was already unplugged. So you plugged it back and it’s working beau tifully. Congrats. You can stop reading

We like fixing garbage disposals be cause, most of the time, they’re super easy fixes. Chances are your broken garbage disposal isn’t broken at allit’s either jammed, the disposal motor tripped, the circuit breaker tripped, or it’s simply not plugged in. We’ll get into all this in a moment, but first, let’s go over how to properly use your gar bage disposal to avoid most of these problems in the first place. Misuse of the garbage disposal can lead to jams and trips. Only food waste should go into a garbage disposal, but even then, there are foods that should be avoided. When the wrong foods are thrown down the disposal, it can clog and overwork the device. You might experience unpleasantries like foul odors and leaks, too. In order to avoid these issues and more, here’s a quick list of 10 things that should never go down your garbage disposal in the first non-food item Fats, oils, and grease

Phil Schaller | CEO Rental Riff | RHAWA Vendor Member

4 Rental Housing Association of WA

• Bones or shells • Coffee grounds • Vegetable peels • Banana peels • Shredded lettuce • Nuts, seeds, and pits • Fibrous food scraps, like corn husks or celery • Sticky food like oatmeal, rice, or VENDOR MEMBER quinoa •

How to Troubleshoot a Broken Garbage Disposal

Theinside.garbage disposal is connected in three spots: the hose, the drain to the sewer system, and the main connection at the top to the bottom of the sink. Disconnect everything and unscrew the disposal from the bottom of the sink. Remove the rubber lid and check in side. Hopefully, you find the source of the jam, because if not, you most likely do have a broken motor, in which case, you likely need to buy a replacement. Hopefully, you were lucky and were able to fix your garbage disposal from these steps! If you have any questions or concerns about troubleshooting your garbage disposal, or if you are interested in learning more about RentalRiff’s property maintenance service, give us a call at (541) 600-3200.

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Another great way for our members to get involved in RHAWA’s advocacy efforts is to share your story with our government affairs staff. If you have experienced particular hardship, and would like help sharing your story to combat the increasing number of reg ulations on housing providers, send me a message via email. Reach out to dbannon@RHAwa.org to share your story with RHAWA. When a member reaches out, I will gather details about their experience and create a summa ry of this experience that can be easily shared with news outlets or lawmakers (with permission from the member). We often receive requests from media outlets asking for a small housing pro vider's perspective on the rental hous ing market and it is incredibly helpful to have a variety of experiences that we can share with these outlets. These stories may be shared with the public as well, which will communicate the struggles of small housing providers to a wider group of politically inclined individuals. Many individuals outside of the rental housing industry do not understand how rising costs and ad ministrative burdens can cause rental prices to increase and it is important to educate the general population on these situations. Sharing your story with RHAWA also bolsters our advo cacy efforts by providing our staff with a deeper understanding of the ways in which these regulations impact our membership and can help inform our approach to advocacy going forward.

In this article I will answer these ques tions and provide an overview of RHA WA’s advocacy efforts. To provide a brief overview of the ad vocacy work RHAWA engages in on behalf of its membership, lets first ad dress the advocacy that all of our mem bers can easily participate in. Many city councils in Washington allow public testimony on nearly all policy proposals that are presented to them. If there are pieces of legislation that are proposed that RHAWA finds partic ularly concerning, we will send out a “Call to Action” to our members that would be impacted by the policy. A Call to Action will include a brief sum mary of the legislation, a breakdown of how this will impact small housing providers and resources to direct our members to public testimony sign up.

last way our members can get in volved is to come to other RHAWA events such as Link Meetings and our Legislative Session Kick Off. In my last CURRENT article, I highlighted the importance of link meetings and I wanted to briefly reiterate the val ue that these meetings can provide to members. Link Meetings are a great way to engage with other members in your area and occasionally meet face to face with local lawmakers. RHAWA events such as the Legislative Session Kick Off will provide our members with the tools to be ready for the 2023 Legislative Session. The Kickoff will include an overview of legislation to watch out for during session and could also provide an opportunity to commu nicate with lawmakers and our staff be fore session begins. I encourage all of our members to attend our Legislative Session Kick Off if they are interested in rental housing legislation and want to make a difference in our current political landscape. The Legislative Session Kick Off will be held in late December or early January, keep an eye out for the event emails as we get closer to that time. We need your help to defend the rights of Washington housing providers! Reach out to me at dbannon@RHAwa. org if you have any questions about how to get involved.

As RHAWA’s Grassroots Organizer, I am consistently interacting with our mem bership to get a better idea of how RHAWA can assist them in running their rental business. In some instanc es, this involved answering members' questions and passing along suggestions to our leadership, and in other cases, I advise our members on how to make the most out of their RHAWA membership. One question that frequently comes up, especially during legislative session, is “what is RHAWA doing about new regulations” and “what can members do to combat restrictive legislation.”

MEMBERSHIP

How Members Can Make a Daniel Bannon | Grassroots Organizer |  dbannon@RHAwa.org | (206) 905-0609 representative on behalf of RHAWA is not always enough to adequately com municate to city councils the harmful effects of rent al housing regulation. We need our members to get in volved as well. When there are a significant number of small housing provid ers speaking out against a piece of legislation it sends a clear message to local governments that these policies will harm the rental housing industry. Lastly, it is important to note that testimony can sometimes be provided in a written format. Writ ten testimony can be a great way to contribute to RHAWA’s advocacy ef forts if you are not comfortable or are unable to provide live public testimony.

Moving on from testimonies and mem ber stories, I would like to highlight RHAWA’s advocacy efforts that may go unnoticed by some of our mem bership. RHAWA’s PAC works around the clock to identify key candidates in political races as well as support law makers currently in office who under stand the issues of small housing pro viders. We also meet with lawmakers on a consistent basis to communicate the needs of small housing providers. If you would like to meet lawmakers and speak to them about your issues in person, I would encourage all of our members to attend our fundraisers. Fundraisers provide an opportunity to get to know lawmakers on a more per sonal level than any other events such as conferences or political rallies. At a fundraiser you will get a better under standing of the priorities of a candidate while also having the opportunity to ask questions to gain a better under standing of how they will approach certain issues. RHAWA hosts sever al fundraisers throughout spring and summer, and we will typically send out an invite to members that reside in the district of the candidate we are raising funds for. It is not a requirement to do nate if you attend a fundraiser, but it is certainly encouraged and is a great way to show your support for candidates that you are enthusiastic about. Fund raisers are also an amazing opportunity to meet other members and our team where you can learn more about RHA TheWA.

Daniel Bannon

RHAWA will often have a member of our advocacy team testify on behalf of the association and our membership. If you are unsure of what to say during public testimony, it might be a good idea to observe the testimony given di rectly by RHAWA and take note of the talking points and tone of the speaker. Public testimony provides an opportu nity to not only witness RHAWA’s ad vocacy in action, but is also a great way for our members to get involved. The links provided in a Call to Action will give you easy access to view a given city council meeting even if you aren’t interested in testifying, However, one

6 Rental Housing Association of WA



Difference

for new members and those considering membership with RHAWA. Specific

cannot

Learn everything you need to know about renting out homes in Seattle, including new city ordinances, plus all relevant State and Federal laws, and best practices for efficient operations. In this first session, instructors Cory Brewer and Christopher Cutting will cover:

Denise

Wednesday, Sept. 7 p.m. - 4 p.m.

website and tools and are encouraged to ask questions relating to member benefits

Seats are limited to 25 participants and registration is required. SEATTLE HOUSING PROVIDER WORKSHOP - PART 1

Thursday, Sept. 22 | 3 p.m. - 5 p.m. Cost: $30 Members | $200 Freemium Subscribers

management and legal

SEATTLE HOUSING PROVIDER WORKSHOP - PART 2

HUD GUIDELINES ON SERVICE ANIMALS

CURRENT | SEPTEMBER 2022 7

SEPTEMBER CALENDAR EVENTS + EDUCATION

• Working with Tenants: Best practices and notices to encourage compliance with terms, notices to increase rent/change rules, new laws related to rent increases, and more.

Thursday, Sept. 15 3 p.m. - 5 p.m. Members Freemium

the laws and best practices related to

Cost:

tenants have a duty to follow lawful provisions of their leases, including requirements regarding cleanliness and upkeep – and landlords have a right to enforce those agreements – fair housing laws may give certain rights to tenants whose hoarding behavior is related to a disability. Attorney

will

| $200

a hoarding situation in your rental property. RHAWA MEMBERSHIP PREVIEW AND ORIENTATION

• Managing Move-Outs: New Just Cause notice periods, security deposit accounting, and seasonal eviction bans.

While Chris Benis review dealing with

Myers | Director of Education + Resources |  dmyers@RHAwa.org |  (206) 905-0614 HOARDING IN YOUR RENTAL PROPERTY

meeting.

for an overview of member benefits and services offered

Subscribers

LINK MEETINGS

Cost: $30

Thursday, Sept. 29 | 3 p.m. - 4 p.m. Cost: $30 Members | $200 Freemium Subscribers

• Getting Ready to Rent: Finding your local laws including registration and inspection requirements, and fair and effective advertising and tenant selection practices

Tuesday, Sept. 13 1 p.m. - 2 p.m. PleaseFREEjoinus by will receive a tour of the RHAWA throughout the This meeting is designed property questions be addressed during this meeting.

RHAWA. Participants

Cost: $30 Member | $200 Freemium Subscribers

*Meeting time and subject may vary by location.

• Leasing and Move-in: Property condition and the security deposit, selection of rental agreement terms and the effects of mandatory lease renewal.

Tuesday, Sept. 20 | Various Locations | 6 p.m. - 7:30 p.m. Cost: FREE Join us as we discuss various subjects related to the housing industry.

When hearing news about pigs and peacocks on airplanes, you might wonder what kind of animals you may be required to accept on your rental property if presented with an accommodation request. Seattle area attorney, Maxwell Glasson, will explain your responsibilities around providing accommodations for disabled tenants. In this one-hour webinar, he will dispel the myths and walk you through HUD guidelines that clarify recommended best practice.

| 3

8 Rental Housing Association of WA

The recommendations from A Regional Coalition for Housing (ARCH) con tinue to be a major topic of discussion among King County cities. Redmond and Kirkland have now passed their own versions of the ARCH proposal. The 15 ARCH cities started working off nearly identi cal draft ordinances. In an effort to have uniformity across cities to help limit confusion for tenants and housing providers, we now have many different versions of the same proposal. Each city took the ARCH recommendations and made their own changes to it. In many ways, this actually introduces more compli cations and confusion on which city has which sections and what the limits might be.

While ARCH recommended three pol icies, the stated intent was to introduce uniformity and eliminate confusion between cities. As demonstrated by these 5 of the 15 ARCH cities, that is not what has happened. We now have multiple different versions of the rec ommended provisions. Some being struck, some being added, and some being changed. In nearly all of these jurisdictions, ordinances and regula tions have been passed that are brand new and are different from not only the state law, but their neighboring cities.

Kenmore passed their first round of tenant protections back in March, limiting late fees, move in costs and requiring additional notice for rent in creases. They met in June and continue to discuss a Kenmore RRIO, local just cause, relocation assistance, roommate protections, and a criminal screening ban. After their discussion the council decided to move forward only with a ban on abusive or deceptive practices and a local just cause. Shoreline has discussed the regula tions and indicated that they wanted to take the issue up in next years work plan. We continue to monitor the City Council to see if they will bring it back up before then.

The City of Olympia has also begun to take action. Not quite all the ARCH proposals, but something similar. The City Council had a first reading of an ordinance that would require addition al notice for rent increases in line with the ARCH recommendations. The pro posed ordinance would also cap move in fees at one month's rent. Finally, the proposal would cap pet deposits to 25% of one month's rent and ban all other pet related fees, such as pet rent.

To stay up to date on local policy is sues, keep an eye out for our emails and calls to action and check out the blog to keep up to date on current pro posals: RHAwa.org/blog/advocacy.

GOVERNMENT AFFAIRS

Redmond decided to pass the ARCH proposal, but added on additional pro visions that ban the requirement of a social security number for tenant screening and allow tenants on a gov ernment subsidy to adjust the rent due date. Redmond also made the penalty for violating the ordinance, which had only a five-day effective date, double damages or three times the rent. Kirkland also passed the ARCH recommendations, but with their own chang es. With a 45 day effective date, Kirkland decided to remove the late fee cap but pass the rent increase notice and move-in fee cap provi sions.

|  arobertson@RHAwa.org |  (206)

Alex Robertson Meanwhile in Newcastle, there is a proposal to pass not only the three reg ulations recommended by ARCH but a suite of additional regulations includ ing modification of rent due date, and banning the requirement of a Social Security Number in tenant screening.

RHAWA is engaging the City Coun cil and sending Calls to Action for our Olympia members. The hearing for second reading and likely final passage will more likely than not be before this edition of the newspaper is published. Stay tuned for updates as they occur.

Alex Robertson Policy Analyst 905-0611

We reached out to and engaged with every ARCH city on these recommen dations and cautioned them that this might happen. The proposals made by ARCH do not address the housing cri sis or do anything to lower the costs of providing housing. Not only that, there is now more confusion for tenants and housing providers than ever. There are 10 more ARCH cities, Seattle, Tacoma and Olympia all poised and ready to discuss or pass more regulations. In a time where housing providers are al ready fleeing the market due to over regulation, additional regulations, lim itations and confusion will only serve to worsen the housing crisis.

Local Government

CURRENT | SEPTEMBER 2022 9

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12 Rental Housing Association of WA

A private placement memorandum (PPM) is a legal document that can typically run more than 100 pages in length and provides a detailed summa ry of the offering that should include information on risk factors, financing terms, property and market informa tion, sponsor background, and finan cial projections. The PPM includes exhibits might also include other im portant documents such as the DST trust agreement, subscription agree ments, summary of third-party reports, lease agreements, and due diligence in formation like the most recent property Notappraisal.surprisingly, the PPM is designed to protect both the buyer and the seller of the unregistered security in question. For example, buyers benefit from the PPM because it provides valuable and detailed information about the invest ment along with industry specific risks associated with the investment. From the sellers perspective, the PPM helps to protect the issuer or seller from the potential liability associated with an investor who was not happy with the investment’s performance. All PPMs also include a subscription agreement which is a legally binding contract be tween the issuing company and the in Investor.short, a PPM is a confidential legal article that is part disclosure agreement and part marketing piece. The contents should be descriptive in presentation, while not overly persuasive in word ing. It must address external and inter nal risks facing the investment while of the PPM in order to get a full pic ture of the potential risks associated with the DST 1031 investment, and understand how the overall investment vehicle is structured.

What is a Private Placement Mem orandum?

VENDOR MEMBER The Importance of the Private PlacementMemorandum (PPM) for Delaware Statutory Trust 1031 Exchange Investors

All Delaware Statutory Trust 1031 Ex change real estate investments must be accompanied by a unique Private Placement Memorandum (PPM) as part of its due diligence and market ing presentations. However, even more importantly, an experienced DST 1031 representative insists that all potential investors read thoroughly the contents

Betty Friant | CCIM, Senior Vice President, KPI | RHAWA Member

Vendor

“All accredited investors need to read the entire Private Placement Memo randum, paying special attention to the risk section prior to investing. IRC Sec tions 1031, 1033, and 721 are complex tax codes and therefore all investors are encouraged to consult their tax or legal professional for details regarding their individual situations,” said Dwight Kay, Founder and CEO of Kay Proper ties & Investments, a recognized expert DST 1031 Exchange investment firm. Make sure to check out the current list of DST 1031 Exchange investment of ferings.

Key Takeaways:

• PPMs are part of all Delaware Stat utory Trust Investments • PPMs provide investors a full pic ture of the overall investment, in cluding the potential risks • PPMs include important informa tion for investors including the DST trust agreement, summary of third-party reports, lease agree ments, and most recent property appraisal.

also highlighting potential opportuni ties for investors.

General Terms and Conditions

Firms like Kay Properties are highly sought after in the DST 1031 space be cause of the firm's hyper-specialization in the market, its unique marketplace of DST investment real estate, and the years of experience its experts bring to investors.

CURRENT | SEPTEMBER 2022 13

Please read the entire Memorandum pay ing special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, in terest rate risks, general risks of owning/ operating commercial and multifamily properties, financing risks, potential ad verse tax consequences, general econom ic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Nothing contained on this website consti tutes tax, legal, insurance or investment advice, nor does it constitute a solicitation or an offer to buy or sell any security or other financial instrument. Securities of fered through Growth Capital Services, member FINRA, SIPC, Office of Supervi sory Jurisdiction located at 2093 Philadel phia Pike Suite 4196 Claymont, DE 19703.

The Securities and Exchange Commis sion (SEC) - an independent federal government regulatory agency respon sible for protecting investors - and the Financial Industry Regulatory Authori ty (FINRA) - an independent, nongov ernmental organization that writes and enforces the rules governing registered brokers and broker-dealer firms in the United States - consider DST 1031 exchange investments “private place ments” and “non registered securities”. This means that all DST investments can only be sold to accredited investors through a FINRA registered Broker Dealer and registered representative as Kay Properties & Investments. It also means that each DST 1031 exchange investment must also be accompanied by a PPM for investors to read and ful ly understand the investment vehicle in which they are about to invest.

Management

Because DSTs are passive investments, investors have very little influence over how each DST investment is managed. Therefore learning as much as possible about the company, and the individuals who will be responsible for the perfor mance of the property is a critically important responsibility of each poten tial investor. The management section of the PPM should provide investors a thorough review of the company in cluding how long it has been perform ing duties for DST 1031 exchange in vestors, the level of overall experience the company’s team brings to the table, and testimonials from former clients.

Overview and Purpose

Why are Private Placement Mem orandums Required for DST 1031 Exchange Investments?

Summary PPMs are part of any DST 1031 in vestment, and every DST investor is strongly encouraged to review the en tire PPM in which they may be con sidering investing. While reviewing PPMs can be a little intimidating, the industry has helped create standardized presentations of PPMs so that investors can quickly become familiar with the organization of the document, making it easier to review and compare each WorkingPPM. with an experienced DST 1031 exchange representative can greatly assist investors review and un derstand important information in the PPM, and can be an incredibly valu able ingredient to better understanding each Contactinvestment.KayProperties today to learn more about PPMs. About Kay Proper ties and www.kpi1031.com Kay Prop erties is a national Delaware Statuto ry Trust (DST) investment firm. The www.kpi1031.com platform provides access to the marketplace of DSTs from over 25 different sponsor companies, custom DSTs only available to Kay cli ents, independent advice on DST spon sor companies, full due diligence and vetting on each DST (typically 20-40 DSTs) and a DST secondary market.

Pay Special Attention to These PPM Sections

While all sections of the PPM are im portant to review and understand, there are specific sections of the PPM that all investors should pay special atten tion to. Risk Factors Like all real estate investments, DSTs are subject to numerous risks not lim ited to the total loss of principal. These risk factors include those that relate to the general laws surrounding DSTs in cluding limited management control, the need for investors to be able to bear the total loss of principal, and illiquid nature of DST investments. In addition, risk factors must also include those re lating directly to the inherent nature of all real estate investments includ ing how unforeseen situations such as hurricanes, earthquakes, floods, overall market conditions, and early lease ter mination of lease agreements can im pact the investment’s performance.

Kay Properties team members collec tively have over 115 years of real estate experience, are licensed in all 50 states, and have participated in over $21 Bil lion of DST 1031 investments. This material does not constitute an of fer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Place ment Memorandum (the “Memorandum”).

The overview and purpose section al lows investors to review the sponsoring company, and examine how they will employ investors’ money. This section should also go over the sponsor’s mar ket knowledge, planned operations, and overall due-diligence results and analysis. This part should provide in vestors an clear understanding of who the sponsor company is, what their in vestment objectives are, and what are their tactics toward achieving those ob jectives.

The terms and conditions of any PPM is one of the most critical sections in vestors should study and thoroughly understand before agreeing to invest in the DST investment. This section out lines exactly how the deal is structured, including the distribution policy and potential exit strategies.

SUPPORT CENTER

• Qualifying tenants must apply for EDRA within 60 days after the rent increase takes effect. However, the City may grant extensions.

“The biggest little hardware store in Seattle” 7201 Greenwood Ave. N. (206) 783-2900 | ghw@greenwoodhardware.com 50 Gal. Electric Installed starting at $1267.00 6 YEAR WARRANTY All Sizes Bradford &InquireEFFICIENTENERGYWhiteWATERHEATERSaboutourfreesurveyprogramdiscountsformultipleheaterprojects www.greenwoodhardware.com Contractor Reg. #GREENTV950KJ 14 Rental Housing Association of WA

Denise Myers Director of Education

• As of April 1, the total monthly housing cost was $2000.

Landlord must pay within 7 days of being notified.

• Within 10 days of notification of EDRA decision, a landlord or tenant house hold can file an appeal. A hearing will be scheduled and held with 20 days, where the final decision will be issued.

Seattle’s Economic Displacement Relocation Assistance ordinance (EDRA) be came effective on July 1, 2022 and applies to all rental housing cost increases totaling 10% or more within the same 12 month period. The Seattle Department of Construction and Inspection (SDCI) was tasked with creating the tools and proce dures necessary for implementing EDRA. These details can now be found under the Renting in Seattle website at seattle.gov/rentinginseattle under both “Land lords” and “Tenants” in the Moving Out section. Following is a summary of the new requirements.

• On May 1, it increased by $150 a month. On February 1, the following year, the flat charge for utilities was increased by $50.

These increases total $200 in less than 12 months, bringing the new monthly hous ing amount to $2200 (10% increase).

All rent increases in Seattle now require 180 days’ notice. If a rent increase is for 10% or more over the lowest rate in the past 12 months, the housing provider must comply with additional requirements when serving the rent increase notice:

When Does a Rent Increase Trigger EDRA?

What are the Service Requirements for an EDRA Triggered Rent Increase?

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

• Any increase in recurring monthly charges paid directly to the landlord (e.g., rent, utilities, storage, parking, pet rent) counts toward the total rent increase.

Example of Multiple Increases:

• Notice must be either 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.

• Tenant households earning 80% or less of Seattle’s average median income (AMI) that have given notice to vacate after receipt of a 10% or more increase are eligible to apply for EDRA.

•

• Within 10 days of receiving completed application from tenant, the City will process tenant application, advance payment of three times the current month ly housing cost to eligible households, and notify the landlord of the award (or denial) and requirement to reimburse the City for relocation funds.

Seattle Economic Displacement RelocationAssistance (EDRA)

As with all rent increases in Seattle, the notice must include a special tenant rights disclosure (included on the RHAWA Rent Increase Notice form) and served with 180-days’ notice.

How can Tenants Qualify to Receive EDRA?

• The City will notify the landlord within 5 days of tenant’s application for EDRA. The tenant is given the opportunity to revise their application as need ed per the City’s requests.

• Notice must include the EDRA Notice that informs tenants about the program. This notice provided by SDCI is found on the SDCI webpage and includes ver sions in Amharic, Chinese (Traditional), English, Somali, Spanish, and Viet namese. A link to the English version is also under the Rent Increase Notice form at RHAwa.org/rental-forms-leases-notices.

• The 10% increase can happen as a single increase, or as a cumulation of mul tiple increases over a 12-month period.

©2022 Rental Housing Association of Washington | www.RHAwa.org. This article was written and edited by RHAWA representatives and is intended for the use of RHAWA mem bers only. Copyrighted members-only materials may not be further disseminated. Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitu tion for legal counsel. 1 $66,750 2 $76,250 3 $85,800 4 $95,300 5 $102,950 6 $110,550 7 $118,200 8 $125,800 The ordinance defines Household as: “…any family house hold or non-family household that occupies a housing unit. A combination of family households and non-family households may occupy a single housing unit.” This means that if four un related people who each earn $66,000 are sharing your rental home, they may qualify for EDRA, and the housing provider may be liable for paying for three times each person’s portion of rent for relocation. Note: EDRA Process and Timeline. Reprinted from Housing Cost Increase Percentage, In Renting in Seattle, Retrieved July 28, 2022, from sion.ing-cost-increase-percentage.ing-providers/moving-a-tenant-out/economic-displacement-relocation-assistance/housseattle.gov/rentinginseattle/housCopyright2022byCityofSeattle.Reprintedwithpermis EDRA Process and Timeline Graphic provided by seattle.gov/rentinginseattle CURRENT | SEPTEMBER 2022 15

In the 1031 game, if you are consider ing a tax deferred exchange, what kind of “Dream Team” should you have lined up? How do you choose who you work with? It’s more important than ever to start the process early and make sure you’re ready to go! Here’s your 1031 starting lineup:

The most crucial and key position. Be cause 1031s are unregulated, it’s im perative to choose a reputable, finan cially-secure Qualified Intermediary (QI) to help investors have a successful 1031 exchange. Your QI prepares and manages the pertinent documents to comply with safe harbor regulations and coordinates with your team, but most importantly, they control your funds. Always review the company’s financial strength and their insurance policies for your exchange.

| RHAWA Vendor Member VENDOR MEMBER

An Experienced Attorney A lawyer will give you points and le gal advice on any gray areas in your transaction. While your Qualified In termediary can tell you about Section 1031 of the tax code, QIs cannot offer specific legal advice as they are a dis interested party in the transaction. Your attorney is critical, especially with complex transactions. A CPA It is imperative that you choose a CPA who understands tax deferred exchang es and one who can determine if a 1031 makes sense in your situation. You will want to involve your CPA early in the planning stages of your sale, and then keep your CPA informed as you prog ress through the transaction. That way, when it comes time to report the ex change on your tax return, your CPA will already be familiar with the trans action. They will also be the ones that help you navigate through the gray ar eas within section code 1031.

Kyle Williams, a Vice President and Ac count Executive with Investment Property Exchange Services, Inc. He is responsible for business development in the State of Washington, maintaining an office in Bel levue. IPX 1031 is wholly-owned subsid iary of Fidelity National Financial, Inc. (FNF). Kyle is also a member of RHAWA and enjoys teaching classes and leading 1031 presentations.

An Agent or Broker that Under stands 1031 Exchanges You want an experienced residential or commercial real estate agent/broker in volved. Your agent/broker should be fa miliar and comfortable with exchang es, and they should understand the 1031 timeframes and basic rules. After all, they will be the ones that guide you through the sale and purchase of your investment property.

1031 Qualified Intermediary

Kyle Williams | Investment Property Exchange, Vice President

16 Rental Housing Association of WA

Considering a Tax Deferred Exchange?Here's a Few Things to Keep in Mind

A Closing Team A competent, certified closing agent is a crucial part of the transaction. De pending on where you are selling, that might be an attorney or an escrow/ti tle officer. Disbursement of funds and proper closing statement documenta tion are just a few of the main concerns with a 1031 Exchange. You do not want any accidental disbursements of monies or problems with closing with in your deadline. Choose a reputable firm that has extensive experience with 1031 transactions and has the staff to manage the workflow.

Secretary

As of writing this, primary election day has passed. While we have yet to get the certified results, which will be done on August 16, lets take a look at the votes just after election day. We will be going through the Friends of RHAWA to see how each is doing so far in the polls. Even if candidates are not leading in the primary, as long as they are top two, there will be another opportunity in the general. In many of the races there are multiple people of the same party running against each Someother. of these candidates have been fighting for us on the hill already and some are looking to secure a seat for the first time. As we have highlighted before, this year is a huge opportuni ty to secure seats for housing friendly, moderate lawmakers. Housing provid ers have been facing an onslaught of additional regulations and restrictions. Helping candidates that support us is key to not only stopping that onslaught but also being able to fight back and push for a better environment for hous ing providers in Washington State. Our ability to support candidates and get candidates that support you as a housing provider depends on the do nations of our members. Please donate to the RHAPAC so that we can contin ue to get candidates in office that will fight for us during the Legislative Ses sion. You can donate to the PAC here: IfRHAwa.org/products/donations.youhaveacandidatethatyou would like RHAWA to consider endorsing in the general, would like to get more in volved with our PAC activity, or would like to host a fundraiser please reach out to us at dbannon@RHAwa.org or arobertson@RHAwa.org. We are al ways on the lookout for members eager to get involved and will provide all the support you need to make a difference. The Friends of RHAWA are in bold, this list will only be listing the top two candidates in each race.

of State Steve Hobbs – 41.2% Julie Anderson - 12.85% Legislative District 2 Representative 1- Andrew Barkis –92.04% Representative(Uncontested)2-J.T. Wilcox –72.62% Representative 2- Edward Meer –25.01% Legislative District 3 Representative 1- Marcus Riccelli –64.92% Representative 1- Scotty Nicol – 34.93 Legislative District 6 Senate- Jeff Holy – 94.39% (Uncon tested) Legislative District 7 Senate- Shelly Short – 96.48% (UnRepresentativecontested) 1- Jacquelin May cumber – 71.18% Representative 1- Lonny Ray Williams – 26.28% Representative 2- Joel Kretz –96.64% (Uncontested) Legislative District 9 Representative 2- Joe Schmick –95.68% (Uncontested) Legislative District 1 Representative 1- Greg Gilday –46.68% Representative 1- Clyde Shavers –53.22% Legislative District 11 Representative 1- David Hackney –69.28% Representative 1- Stephanie Peters –30.46% Representative 2- Steve Bergquist –68.15% Representative 2- Jeanette Burrage –31.66% Legislative District 12 Representative 1- Kevin Goehner93.14 % Representative(Uncontested)2-Mike Steele –81.28% Representative 2- Robert Amenn –13.69% Legislative District 13 Representative 1- Tom Dent –97.19% Representative(Uncontested)2-Alex Ybarra –97.5% (Uncontested) Legislative District 14 Representative 1- Chris Corry –68.07% Representative 1- Laurene Contreras –31.2% Representative 2- Gina Mosbrucker – 64.81% Representative 2- Liz Hallock –20.58% Legislative District 17 Representative 2- Paul Harris –30.92% Representative 2- Joe Kear – 46.17% Legislative District 19 Representative 2- Joel McEntire –59.1% Representative 2- Cara Cusack –32.63% Legislative District 20 Representative 1- Peter Abbarno –94.96% Representative(Uncontested)2-Ed Orcutt –95.03% (Uncontested) Legislative District 22 Representative 2- Jessica Bateman –62.86% Representative 2- Kate Plager – 30.41% Legislative District 24 Representative 1- Mike Chapman –60.21% Representative 1- Sue Forde – 27.08% Representative 2- Steve Tharinger –54.12% Representative 2- Brian Pruiett –38.98% Legislative District 25 Representative 1- Kelly Chambers –54.08% Representative 1- Jamie Smith –45.74% Representative 2- Cyndy Jacobsen –89.99% (Uncontested) Legislative District 26 Senate- Jesse Young – 42.6% Senate- Emily Randall – 53.32% Representative 1- Spencer Hutchins – 48.05% Representative 1- Adison Richards –51.86% Representative 2- Michelle Caldier –53.24% Representative 2- Matt Macklin –46.61% Legislative District 27 Representative 1- Laurie Jinkins –71.21% Representative 1- Jalonnie Givens Jackson – 24.04% Representative 2- Jake Fey – 69.2% Representative 2- Janet Large – 26.8% Legislative District 28 Representative 1- Mari Leavitt –58.19% Representative 1- Gabe Sachwitz –19.93% Representative 2- Dan Bronoske –54.99% Representative 2- Susana Keilman –25.6% Legislative District 20 Senate- Linda Kochmar – 35.62 % Senate- Claire Wilson – 55.32% Representative 2- Ashli Tagoai –35.98% Representative 2- Kristine Reeves –44.59% Legislative District 31 Senate- Phil Fortunato – 53.93% Senate- Chris Vance – 40.96% Representative 1- Drew Stokesbary – 35.67% Representative 1- Holly Stanton –40.15% Representative 2- Eric Robertson –91.36% (Uncontested) Legislative District 32 Senate- Jesse Salomon – 66.02% Senate- Patricia Weber – 18.78% Representative 1- Cindy Ryu –83.08%  Continued on page 18 CURRENT | SEPTEMBER 2022 17

Alex

Preliminary Primary Election Results

Robertson | Policy Analyst |  arobertson@RHAwa.org |  (206) 905-0611 ADVOCACY

Representative 1- Lori Theis – 16.12% Legislative District 33 Senate- Karen Keiser – 91.86% (Uncontested) Legislative District 34 Representative 2- Joe Fitzgibbon –83.07% Representative 2- Andrew Piloud –16.67% Legislative District 35 Senate- Drew MacEwen – 52.93% Senate- Julianna Gale – 46.95% Representative 1- Dan Griffey –55.29% Representative 1- James DeHart –44.61% Legislative District 40 Representative 2- Trevor Smith –22.49% Representative 2- Alex Ramel –74.73% Legislative District 42 Senate- Simon Sefzik – 33.38% Senate- Sharon Shewmake – 47.64% Representative 2- Dan Johnson –27.44% Representative 2- Joe Timmons –29.14% Legislative District 43 Senate- Jamie Pedersen – 97.94% (Uncontested) Legislative District 44 Senate- John Lovick – 59.32% Senate- Jeb Brewer – 40.56% Legislative District 45 Representative 1- Roger Goodman –70.6% Representative 1- Cherese Bourgoin –29.29% Representative 2- Larry Springer –72.75% Representative 2- John Gibbons –20.24% Legislative District 46 Senate- Javier Valdez – 82.04% Senate- Matthew Gross – 12.52% Legislative District 47 Senate- Bill Boyce – 44.56% Senate- Claudia Kauffman – 27.98% Representative 1- Kyle Lyebyedyev –29.71% Representative 1- Debra Jean Enten man – 56.28% Preliminary Primary Election Results  Continued from page 17 Representative 2- Carmen Goers –13.88% (Not Top Two) Representative 2- Chris Stearns –Representative36.01% 2- Shukri Olow –17.96% Legislative District 48 Senate- Michelle Darnell – 27.83 % Senate- Patty Kuderer – 71.92% Representative 2- Amy Walen –93.68% (Uncontested) 18 Rental Housing Association of WA

MULTIFAMILY | COMMERCIAL | MANUFACTURED HOUSING INVESTMENT BROKERAGE 866.405.1435CPXONE.COM 23 BROKERS + 33 SPECIALISTS INFO@CPXONE.COM NORTHWESTOWNEDBROKERAGE SALES$995M18OVERVOLUMEPASTMONTHSEXPERIENCECOLLECTIVEYEARSOF246 PROPERTYPROFESSIONALMANAGEMENT CALL US TODAY FOR A ��.��.��CONSULTATION KNOWLEDGABLE & HONEST ATTENTIVE & CREATIVE WE JUST DO IT BETTER ��.��.��www.foundationgroupre.com CURRENT | SEPTEMBER 2022 19

PARAGON17.41517DeaCandiceinIndustryMotionLEE&ASSOCIATESChevaillier,DanielLim,Sumantri+ChrisLarsenUnitsFremontAveN&705-711N35thStMPARAGONREALESTATEADVISORSMichaelUrquhart+BrianPlatt4Units2601WalnutSt710,000LEE&ASSOCIATESCandiceChevaillier,DanielLim,DeaSumantri+ChrisLarsenMontlakeTriplex2317ELynnStree1.265MREALESTATEADVISORSChadMartini+DavidPetersen6Units7810StroudAveN2,155,000PARAGONREALESTATEADVISORSJacobOdegard,+NickHemming8Units1001N109thSt1,600,000PARAGONREALESTATEADVISORSMichaelUrquhart+BrianPlatt10Units7215LindenAveN3,050,000LEE&ASSOCIATESCandiceChevaillier,DanielLim,DeaSumantri+ChrisLarsen7Units822N3rdAveN1.905MPARAGONREALESTATEADVISORSMichaelUrquhart,BrianPlatt+CathyJeney2Units166RoyStreet2,225,000  Submit your 'Industry in Motion' news to: dnatour@RHAwa.org 20 Rental Housing Association of WA

CURRENT | SEPTEMBER 2022 21 ACCOUNTING | BOOKKEEPING Brink & Sadler (253) 582-4700 | brinkandsadler.com Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com ADVERTISING | VACANCY LISTINGS Pacific Publishing Co. | Print + Internet (206) 461-1322 pacificpublishingcompany.com Seattle Rental Group | Property Management (206)315-4628 | www.seattlerentalgroup.com AIR CONDITIONING Fischer Heating and Air (206) 783-1190 | fischerheating.com AIR QUALITY Envirotest | Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 seattlemoldandairquality.com APARTMENT SUPPLIES Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com ASSOCIATIONS – REAL ESTATE Brink Property Management Dean Foggitt (425) 458-4848 | brinkpm.com ATTORNEYS Access Evictions Travis Eller (425) 641-8010 | accessevictions.com Christopher T. Benis, Attorney at Law First Avenue Law Group, PLLC Vendor of the Year 2006 (206) 447-1900 | firstavenuelaw.com Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com Dimension Law Group PLLC Synthia Melton (206) 973-3500 | dimensionlaw.com Flynn and Associates, PLLC Sean Flynn (206) 330-0608 | theflynnfirm.com Glasson Legal (206) 627-0528 | glassonlegal.com Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com Holmquist & Gardiner, PLLC (206) 438-9083 | lawhg.net Jeffery Bennett (503) 255-8795 Law Office Of Shaun Watchie Perry (206)729-7442 | swp-law.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 Reed Longyear Malnati & Ahrens, PLLC (206)624-6271 | www.reedlongyearlaw.com Seattle Real Estate Law Group (206)623-4846 | seattlerealestatelawgroup.com Scott Gifford Law (206)579-6061 BANKS Eastside Funding (425) 230-0000 | eastsidefunding.com First Federal Savings and Loan (206) 586-1701 | ourfirstfed.com First Financial Northwest Bank Tom (425)Jarzynka264-2757 | ffnwb.com Homebridge Financial (206) 915-3742 | homebridge.com Luther Burbank Savings Bank Tiana Jackson: (425) lutherburbanksavings.com739-0023 Pacific Crest Savings Bank Scott Gibson (425) 670-9600 | (800) 335-4126 paccrest.com Scott Gibson sgibson@paccrest.com Johnny Smith jsmith@paccrest.com Kevin Hogan khogan@paccrest.com You’ll like what you see from the Crest. 425.670.9600 Umpqua Bank | Multifamily Lending Matt Couch (425) 602-1250 | umpquacrelending.com Washington Federal Vendor of the Year | 2015 Tim Marymee: (206) 777-8213 | (800) 324-9375 washingtonfederal.com BATHTUB + SHOWER RENOVATION Fischer Restoration (888) 345-2532 | fischerrestore.com Tub Cove Inc. New Tubs, Surrounds and Bathroom Plumbing (206) 522-1711 | tubcove.com BED BUG DETECTION NWK9 Bed Bug Detectives (206) 801-3522 | nwk9bedbugdetectives.com BLIND CLEANING + REPAIR Shine a Blind On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net BUILDING INSPECTORS Ideal Inspection Services LLC RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com  Private Qualified Rental Housing Inspector for Seattle (RRIO)  Authorized Tukwila Rental Housing Inspector 206.930.0264 info@idealinspectionservice.com idealinspectionservice.com Straight Street Building / Home Inspection John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws BUILDING MATERIALS Dunn Lumber | Doors, Windows + Lumber (206) 632-2129 | (800) 248-3866 dunnlum.com BUILDING REPAIR | REMODEL +1 Construction (206) 313-6587 | plusoneconstruction.comMultifamily Remodel Experts Add Units Add In-unit Laundry Add UpdateBedroomsInteriors Add Profits! (206) 313-6587 PlusOneConstruction.com Bellan Group, LLC Susan Bellan (206) 383-0102 | bellan.com Construction Expeditors, LLC (206) 595-8852 | (877) constructionexpeditors.com644-1700 Contractors with Integrity. We do it all: A to Z 206-595-8852 ConstructionExpeditors.com Fischer Restoration (888) 345-2532 | fischerrestore.com Haynes Contracting LLC (253) 335-7905 | haynescontractingllc.com Interland Design Jake (425)Cervilla290-9639 | interlanddesign.com Kanso Homes, Inc. (206) 278-3403 | kansohomes.com Masonry Restoration Consulting (425) masonryrestorationconsulting.com344-3893 Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com Pro Realty Options, Inc. (425) 745-2400 | prorealtyoptions.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 CARBON MONOXIDE + SMOKE DETECTION Envirotest | Mold & Air Quality Analysis Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com Greenwood True Value Hardware | Detectors (206) 783-2900 | greenwoodhardware.com Pacific Northwest Locksmith | Detectors (206) 531-0411 | pnwlocksmith.com CARPET CLEANING Extreme Steam Carpet Cleaning – 24/7 Water Extraction (425) 330-9328 | extremesteamcc.com Genesee Carpet Cleaning (206) 569-5573 | genesseecarpetcleaning.com CARPORTS Carports of Washington Inc (360)897-1200 | carportsofwashington.com CATCH BASIN + STORM DRAIN G & L Vactor Servicces LLC (425) 881-0911 CHIMNEY CLEANING | REPAIR (MASONRY) The Chimney Specialists, Inc. Pierce Co.: (253) 475-0399 | (888) 979-3377 Seattle: (206) 782-0151 | (888) 979-3377 So. King Co.: (253) 833-0144 | (888) 979-3377 thechimneyspecialists.com Masonry Restoration Consulting (425) 344-3893 CLEANING CleanSpace Cleaning Services (206) 462-3200 | cleanspace2day.com Genesee Carpet Cleaning (206) 569-5573 | genesseecarpetcleaning.com COLLECTIONS Puget Sound Collections Garrett Michaud (206) 728-5000 | pugetsoundcollections.com COMMERCIAL REAL ESTATE Capstone Commercial Real Estate Advisors John (206)Downing324-9427 | capstonerea.com CBRE - Mountain-Northwest Division Marketing (206)292-6088 www.cbre.us/seattle Colliers International (206) 223-1428 | colliers.com/seattle CPX LLC (866) 405-1435 | cpxone.com DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com First Federal Savings and Loan (206) 586-1701 | ourfirstfed.com HFO Investment Real Estate (971) 717-6337 | hfore.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 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.

VENDOR LISTINGS 22 Rental Housing Association of WA ENERGY CONSERVATION + WEATHERIZATION Capstone Solar (206) 580-3448 | capstonesolar.com Energy Benchmarking Services Michael Jones (206) 245-8737 | EnergyBenchmarkingServices.com SRC Windows (253) 565-2488 | srcwindows.com ESTATE PLANNING Dimension Law Group PLLC Synthia Melton (206) 973-3500 | dimensionlaw.com Flynn and Associates, PLLC Sean Flynn (206) 330-0608 | theflynnfirm.com Olympic Estate Group, LLC G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com EVICTIONS Access Evictions Travis Eller, Attorney at Law (425) 641-8010 | accessevictions.com Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com Glasson Legal (206) 627-0528 | glassonlegal.com LT Services, Inc. (206) 241-1550 | ltservices.net Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com Maxwell Glasson (206) 627-0528 | loefflerlawgroup.com EXCHANGE — 1031 REAL ESTATE 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com Investment Property Exchange Services, Inc. (425)582-3487 | www.ipx1031.com Kay Properties & Investments Dwight Kay (855) 899-4597 | kpi1031.com Real Estate Transition Solutions Exchange - 1031 Real Estate (206) 502-4862 | www.re-transition.com/rhawa FINANCIAL | LIFE INSURANCE SERVICES Diamond Cut Insurance Group, Inc. Larry Janowicz (425) 879-5198 | larry@dcigi.com Olympic Estate Group, LLC G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com COMMERCIAL REAL ESTATE Lee & Associates Multifamily Team Candice Chevaillier & Don Flanigan (206) 284-1000 | lee-nw.com Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com Pilot Ventures, LLC Jason Kono (206) 566-6600 | pilotnw.com Prospector Property Management (206) prospectorpropertymanagement.com508-6366 Foundation Group, LLC (206) 324-7622 | foundationgroupre.com Westlake Associates (206) 505-9400 | westlakeassociates.com Windermere Real Estate Commercial Therasa Alston (206) 650-4777 COMMERCIAL REINVESTMENTS + FINANCIAL SERVICES 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com First Federal Savings and Loan (206) 586-1701 | ourfirstfed.com CONSULTING Alliance Flooring Services (253) 850-1288 | allianceflooring.com Real Estate Transition Solutions Exchange - 1031 Real Estate (206) 502-4862 | www.re-transition.com/rhawa Redside Partners, LLC Craig Swanson (206) 323-1771 | redsidepartners.com CONSTRUCTION + DEMOLITION Haynes Contracting LLC (253) 335-7905 | haynescontractingllc.com CONTRACTORS +1 Construction (206) 313-6587 | plusoneconstruction.com A&A Electric (206) 212-1888 | anaelectric.com ABC Towing, Inc. Seattle: (206) 682-2869 Tukwila: (206) abc4atow.com767-4024 Bellan Group, LLC Susan Bellan (206) 383-0102 | bellan.com Bravo Roofing, Inc. GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com | bravoroofs.com Construction Expeditors, LLC (206) 595-8852 | constructionexpeditors.com Diamond Roofers, LLP | Flat & Low Slope (206) 202-7770 | diamondroofers.com ER Flooring (360) 402-9566 | erflooring.com CONTRACTORS First Choice Remodeling, Inc. (253) 846-9000 | firstchoiceremodelinginc.com Global Paving LLC (253) 286-7943 | globalpavingllc.com Masonry Restoration Consulting (425) 344-3893 Pioneer Masonry Restoration Co. (206) 782-4331 pioneermasonry.com Reinhart Electric & Service (425) 251-5201 reinhartelectric.net T.E. Kelly Company LLC Tim Kelly: (206) 240-1950 CRIMINAL BACKGROUND CHECKS Rental Housing Association of Washington Chartrice Young (206) 283-0816 | RHAwa.org DECKS Dunn Lumber | Doors, Windows & Lumber (206) 632-2129 | dunnlum.com DEVELOPERS Affinity Real Estate Management (206) 812-9155 affinityrem.com Pacific Crest Real Estate (206) 812-9155 pacificcrestre.com DOORS SRC Windows (253) 565-2488 | srcwindows.com DRAIN CLEANING Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Day & Nite Plumbing & Heating Inc. Vendor of the Year | 2020 (425) 775-6464 (800) 972-7000 dayandnite.net Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com The Pipe Guys (253) 537-2830 | pipeguys.com DRYER VENT + DUCT CLEANING The Chimney Specialists, Inc. | Dryer Vent Only Seattle: (206) 782-0151 | (888) 979-3377 So. King Co.: (253) 833-0144 | (888) 979-3377 Pierce Co.: (253) 475-0399 | (888) 979-3377 thechimneyspecialists.com VentMasters (206) 362-5190 | ventmasters.net DRYWALL The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.com EDUCATION – REAL ESTATE Rental Housing Association of Washington Denise Myers (206) 283-0816 | RHAwa.org ELECTRICAL MAINTENANCE + REPAIR A&A Electric (206) 212-1888 | anaelectric.com Capstone Solar (206) 580-3448 | capstonesolar.com Reinhart Electric & Service (425) 251-5201 reinhartelectric.net EMPLOYMENT SCREENING Rental Housing Association of Washington Chartrice Young, Lea Leong (206) 283-0816, option 2 | RHAwa.org FLOOD | SEWER OVERFLOW CLEANUP Fischer Restoration (888) 345-2532 | fischerrestore.com FLOOR COVERINGS AFB Floors (425)255-3893 | afbfloors.com Alliance Flooring Services (253) 850-1288 | allianceflooring.com ER Flooring (360) 402-9566 | erflooring.com FORMS + LEASES Rental Housing Association of Washington (206) 283-0816 | RHAwa.org GOVERNMENTAL AGENCIES Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org Tacoma Housing Authority (253) 281-7674 | tacomahousing.net GUTTER INSTALLATION Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com HANDYMAN SERVICES Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com Ohlsen's Property Renewal (206) 228-2123 | propertyrenewals.com RentalRiff (541) 600-3200 | rentalriff.com HARDWARE Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com King County Hazardous Waste Management Program (206) 296-4692 kingcountyhazwastewa.gov HEATING | AIR CONDITIONING (HVAC) Fischer Heating and Air (206) 783-1190 | fischerheating.com HOME INSPECTIONS Optimized Inspection Services, LLC Bryan Mize (206) 349-0733 | seattlerentalinspector.com Seattle Rental Inspection Services (RRIO) seattlerentalinspectionservices.com(206)854-0390 Straight Street Building / Home Inspection John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws HOARDING Bio Clean, Inc. (425) 754-9369 biocleanwa.com INSURANCE Brent Ward State Farm Insurance (425) 488-9100 | (888) 532-1875 brentwardagency.com Diamond Cut Insurance Group, Inc. Larry Janowicz (425) 879-5198 | larry@dcigi.com State Farm Insurance (206)322-3910 | myseattleinsurance.com INVESTMENT + FINANCIAL SERVICES Colliers International GoldStar Vendor + Vendor of the Year | 2018 Tim McKay: (206) 223-5586

CURRENT | SEPTEMBER 2022 23 INVESTMENT + FINANCIAL SERVICES CPX LLC (866) 405-1435 | cpxone.com Dan Chhan: (206) 223-1265 Joe Levin: (206) 223-5583 Sam Wayne: (206) 515-4498 Brittany Rondello: (206) 515-4495 colliers.com Flynn Family Lending Matt Flynn (425) 221-8660 | flynnfamilylending.com Havium. Inc (888) 642-8486 | havium.com Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com Luther Burbank Savings Bank Tiana Jackson: (425) lutherburbanksavings.com739-0023 McTaggart Real Estate (206) 322-9495 | darcoapts.com Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com Peak Mortgage Partners Dave Eden (206) 660-3014 | peakmp.com Sound Reatly Group Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com Umpqua Bank | Multifamily Lending Matt Couch (425) 602-1250 umpquacrelending.com Wilson Property Management, Inc. Gary Wilson, CPM (425) 453-0089 | wilsonmanagementinc.com IRRIGATION SYSTEMS Seattle Public Utilities | Saving Water Partnership (206) 684-5955 | savingwater.org LAND DEVELOPMENT | ZONING Kanso Homes, Inc. (206) 278-3403 | kansohomes.com LANDLORD LIAISON PROGRAM Tacoma Housing Authority (253) 281-7674 | tacomahousing.net LANDSCAPING Echo Yard Maintenance (206) 909-6873 LAUNDRY SERVICES Coin Meter (503) 750-8442 | coinmeter.com Hainsworth Laundry Jason Hainsworth (509) 534-8942 | hainsworth.biz LEAK DETECTION Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com LENDERS, MORTGAGE CAPITAL CrossCountry Mortgage LLC (206) 650-4041 | keaneloans.com Eastside Funding (425) 230-0000 | eastsidefunding.com First Financial Northwest Bank Tom (425)Jarzynka264-2757 | ffnwb.com Flynn Family Lending Matt Flynn (425) 221-8660 | flynnfamilylending.com Homebridge Financial (206) 915-3742 | homebridge.com LENDERS, MORTGAGE CAPITAL Kidder Matthews Simon and Anderson Team (206) 747-4725 | dylansimon.com Luther Burbank Savings Bank Tiana Jackson: (425) lutherburbanksavings.com739-0023 Call for purchase or refinance transactions. Lending multifamilyonreal estate. ©2022 Luther Burbank Savings Tiana Jackson 425.739.0023 Seth Hallock 425.440.2099 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 First Federal Savings and Loan (206) 586-1701 | ourfirstfed.com Sound Community Bank (206) 448-0884 x202 | soundcb.com Umpqua Bank | Multifamily Lending Matt Couch (425) 602-1250 | umpquacrelending.com Washington Federal Vendor of the Year | 2015 Tim (206)Marymee777-8213 | (800) 324-9375 washingtonfederal.com LIGHTING Tacoma Public Utilities Power: (253) 502-8600 Water: (253) TacomaPowerRebates.com/multifamily502-8723 LOCKSMITH Pacific Northwest Locksmith (206) 531-0411 | pnwlocksmith.com LUMBER Dunn Lumber (206) 632-2129 | (800) 248-3866 dunnlum.com MAINTENANCE First Choice Remodeling, Inc. (253) 846-9000 | firstchoiceremodelinginc.com Multifamily Elites (425) 698-1631 | multifamilyelites.com Pro Realty Options, Inc. (425) 745-2400 | prorealtyoptions.com Real Property Management Today (253) 426-1730 | rpmtoday.com RentalRiff (541) 600-3200 | rentalriff.com MASONRY SERVICES Masonry Restoration Consulting (425) masonryrestorationconsulting.com344-3893 Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com METER + BILLING SERVICES Guardian Water & Power Chris Apostolos (206) 271-6913 | (877) 291-3141 x139 guardianwp.com METER + BILLING SERVICES Submeter Solutions, Inc. Jeff Lowry: (425) 228-6831 (888) 64-METER (63837) | submetersolutions.com MOLD | MOLD INSPECTIONS Envirotest | Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com ON-SITE LAUNDRY SERVICES Hainsworth Laundry Jason Hainsworth (509) 534-8942 | hainsworth.biz PAINTING | PAINT Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com Interland Design Jake (425)Cervilla290-9639 | interlanddesign.com Ohlsen's Property Renewal (206) 228-2123 | propertyrenewals.com PEST INSPECTIONS NWK9 Bed Bug Detectives (206) 801-3522 | nwk9bedbugdetectives.com Straight Street Building / Home Inspection John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws PIPE RESTORATION Best Plumbing Group (206) 633-1700 | (425) 771-1114 Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com The Pipe Guys (253) 537-2830 | pipeguys.com Tub Cove Inc. One-piece one-of-a-kind bath walls (206) 522-1711 | tubcove.com PLUMBING Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Day & Nite Plumbing & Heating Inc. Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com POOL LEAK DETECTION American Leak Detection (425) 747-7118 | americanleakdetection.com PRINTING Pacific Publishing Co. (206) 461-1322 | pacificpublishingcompany.com PROPERTY MANAGEMENT Affinity Real Estate Management (206) 812-9155 | affinityrem.com All County Evergreen Property Management (253) 238-9590 | allcountyevergreen.com Allen Property Management Mike Larson (253) 582-6111 | (800) 995-6111 haroldallen.com Bell-Anderson & Assoc., LLC, AMO (253)852-8195 | bell-anderson.net Brink Property Management Dean Foggitt (425) 458-4848 | brinkpm.com PROPERTY MANAGEMENT Cadence Real Estate (206)258-4871 | www.cadencere.com Capstone Commercial Real Estate Advisors John (206)Downing324-9427 | capstonerea.com Champions Real Estate Services (425) 744-5550 | nwchampions.com Cornell & Associates Inc (206)329-0085 | www.cornellandassociates.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 Heights Property Management Ryan Dosch (206) 457-2475 emeraldheightspm.com First Comercial Properties NW. (206) 985-7275 | fcpnw.com Icon Real Estate Services Inc. Jeremiah Roberson (425) 633-3330 | www.iconre.org Jean Vel Dyke Properties, LLC (206) 725-3103 veldyke.com Jevons Property Management Enrique Jevons (206) 880-7935 | jevonsproperties.com Krishna Realty (425) 209-0055 | krishna-realty.com Lexington Asset Management (310) 650-3343 Longley Property Management Inc. Venita Longley (206) 937-3522 | longleypm.com Madeson Management LLC Melissa Melia (206) 673-4282 | madesonmanagement.com Madrona Real Estate Services, LLC Bradford Augustine (206) 538-2950 | MadronaRealEstate.com Maple Leaf Management LLC Michelle Bannister (206) 850-8095 | mapleleafmgt.com Marathon Properties Jeff (425)O’Hare745-9107 | marathonpropmgmt.com Multifamily Elites (425) 698-1631 | multifamilyelites.com Nathaly Burnett Property Management (253) 732-9535 | beyondseattle.com Next Brick Property Management (425) 372-7582 Niche Realty Associates LLC (206) 851-4694 | nichrealtyassoc.com Northfield Properties Inc. (425) 304-1250 | (425) 304-1250 North Pacific Property Management (206) 781-0186 | (800) 332-1032 northpacificpropertymanagement.com PROPERTY MANAGEMENT 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 (253)Jakeman473-5200 | park52.com People’s Real Estate, Inc. Lisa (425)Brannon442-9941 | peoplespm.com VENDOR LISTINGS

VENDOR LISTINGS 24 Rental Housing Association of WA PROPERTY MANAGEMENT Phillips Real Estate, LLC (206)22-8600 | philipsre.com Pilot Ventures, LLC Jason Kono (206) 566-6600 | pilotnw.com Prospector Property Management (206) prospectorpropertymanagement.com508-6366 Real Estate Gladiators (425)260-3121 | www.realestategladiators.com Real Estate Investment Services (REIS) Lakewood: (253) 207-5871 Seattle: (206) REISinvest.com319-5981 Real Property Management Today (253) 426-1730 | rpmtoday.com Redside Partners, LLC Craig Swanson (206) 323-1771 | redsidepartners.com Rentals Northwest Richard Wilber (253) 581-8616 Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com Seattle's Property Management (206) 856-6000 | seattlespropertymanagement.com Seattle Rental Group Property Management (206)315-4628 | www.seattlerentalgroup.com SJA Property Management (425) 658-1920 | sjapropertymanagement.com SJC Management Group Jason Clifford (253) 863-8117 | sjcmanagement.com Spartan Agency, LLC (253) 863-6122 spartanagency.com SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 suhrco.com Foundation Group, LLC (206) 324-7622 | foundationgroupre.com The Paris Group NW (206) 466-4937 | theparisgroupnw.com T-Square Properties | Real Estate Brokers (425) 485-1800 | www.tsquaremanagement.com Weber & Associates Property Management (425) 745-5838 Westlake Associates (206) 505-9400 | westlakeassociates.com Wilson Property Management, Inc. Gary Wilson CPM (425) wilsonmanagementinc.com453-0089 Windermere Property Management / Lori Gill & Associates (425) wpmnorthwest.com455-5515 Windermere Property Management / JMW Group (206) 621-2037 | windermere-pm.com PROPERTY MANAGEMENT Windermere Property Management / WPM South, LLC Ed (253)Verdi638-9811 | wpmsouth.com WPI Real Estate Services, Inc. (206) 522-8172 | wpirealestate.com PROPERTY MANAGEMENT SOFTWARE Rental Housing Association of Washington (206) 283-0816 | RHAwa.org/RMAP Yardi Kelly (805)Krier699-2040 | yardi.com RECYCLING + GARBAGE Junk Busters-Big Haul (360) 390-2014 | junkbustersllc.com REAL ESTATE BROKERS Capstone Commercial Real Estate Advisors John Downing (206) 324-9427 | capstonerea.com Champions Real Estate Services (425) 744-5550 | nwchampions.com Colliers International (206) 223-1428 | colliers.com/seattle Cornell & Associates Inc (206)329-0085 | www.cornellandassociates.com Dave Poletti & Associates (206) 286-1100 | davepoletti.com DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com Elita Living Real Estate LLC Erica Vincent (206) 323-0771 | elitaliving.com HFO Investment Real Estate (971) 717-6337 | hfore.com Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com Krishna Realty (425) 209-0055 | krishna-realty.com Leading Edge Property Management (425) 405-2358 | edgehomerentals.com Lee & Associates Multifamily Team Candice Chevaillier (206) 284-1000 | lee-nw.com Madrona Real Estate Bradford Augustine (206) 538-2950 MadronaRealEstate.com McTaggart Real Estate (206) 322-9495 | darcoapts.com Next Brick Property Management (425) 372-7582 Niche Realty Associates LLC (206) 851-4694 | nichrealtyassoc.com North Pacific Property Management (206) 781-0186 | (800) 332-1032 northpacificpropertymanagement.com Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com REAL ESTATE BROKERS Park 52 Property Management Paul (253)Jakeman473-5200 | park52.com REAL ESTATE BROKERS The Paris Group NW (206) 466-4937 | theparisgroupnw.com People’s Real Estate, Inc. (425) 442-9941 | peoplespm.com Phillips Real Estate, LLC (206) 622-8600 | phillipsre.com Prime Metropolis Properties, Inc. (425) 688-3003 | pmp1988.com Real Estate Gladiators (425)260-3121 | www.realestategladiators.com Real Estate Investment Services (REIS) Lakewood: (253) 207-5871 Seattle: (206) REISinvest.com319-5981 Seattle Land Broker Inc. (206) 973-3022 | seattlelandbroker.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 Tecton Corporation (206) 448-4100 | tecton.com The Chang Group (425) 678-2288 | changgroup.com Foundation Group, LLC (206) 324-7622 | foundationgroupre.com T-Square Properties | Real Estate Brokers (425) 485-1800 www.tsquaremanagement.com Westlake Associates (206) 505-9400 | westlakeassociates.com Windermere Property Management / Lori Gill & Associates (425) 455-5515 | wpmnorthwest.com Windermere Real Estate Commercial Therasa Alston (206) 650-4777 Windermere Real Estate / East Buck Hoffman (206) 660-3764 | buckhoffman.com WPI Real Estate Services, Inc. (206) 522-8172 x105 | wpirealestate.com BricksFolios Real Estate Solutions Jyotsna (Jo) Dixit (425) 503-1225 | brickfolios.com Havium. Inc (888) 642-8486 | havium.com Kay Properties & Investments Dwight Kay (855) 899-4597 | kpi1031.com RENTAL HOUSING INSPECTORS Ideal Inspection Services LLC RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com  Private Qualified Rental Housing Inspector for Seattle (RRIO)  Authorized Tukwila Rental Housing Inspector 206.930.0264 info@idealinspectionservice.com idealinspectionservice.com Optimized Inspection Services, LLC Bryan Mize (206) 349-0733 | seattlerentalinspector.com RENTAL HOUSING INSPECTORS Seattle Rental Inspection Services (RRIO) seattlerentalinspectionservices.com(206)854-0390 Straight Street Building / Home Inspection John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws RETIREMENT PLANNING Olympic Estate Group, LLC Jeri (206)Schuhmann799-0544 OlympicWealthStrategies.com RISK MANAGEMENT ADT – Multi-family (562) 712-7504 | adt.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 PROFESSIONAL LOW SLOPE TORCH DOWN SPECIALISTS LICENSED (#BRAVORI895C2)  BONDED  FULLY INSURED Roof RecoverReplacement,&Repairs Ventilation and Drainage Revisions MaintenancePreventative Where Your Roof is Our Roof bravoroofs.com Diamond Roofers, LLP | Flat & Low Slope (206) 202-7770 | diamondroofers.com www.diamondroofers.com(206)202-7770 office@diamondroofers.com Specializing in Flat & Low Slope Roofing Fields Roof Service Inc. (253) 852-4974 | (888) 852-4974 fieldsroofservice.com Mono Rooftop Solutions Commercial / Residential Repair & Maintenance (206) 767-2025 | monorooftop.com SECURITY Pacific Northwest Locksmith | Detectors (206) 531-0411 | pnwlocksmith.com Signal 88 Security of South Puget Sound (206)208-0233 | signal88.com SEWER & DRAIN VIDEO INSPECTIONS Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com SIDE SEWER REPAIR Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com The Pipe Guys (253) 475-6225 | pipeguys.comExceptional Brokers. Superior Service. info@ParagonREA.com | www.ParagonREA.com • Real Estate Brokers • Commercial Real Estate • Investment Services • 1031 Exchange - Real Estate • Appraisal/Valuation

VENDOR LISTINGS CURRENT | SEPTEMBER 2022 25 SOFTWARE FOR RENTAL OWNERS Rental Housing Association of Washington (206) 283-0816 | RHAwa.org/RMAP Yardi Kelly (805)Krier699-2040 | yardi.com SUBMETERING Guardian Water & Power Chris Apostolos (206) 271-6913 | (877) 291-3141 x139 guardianwp.com Customer Satisfaction for Over 30 Years! 206-271-6913 Submeter Solutions, Inc. Jeff Lowry: (425) 228-6831 (888) 64-METER (63837) | submetersolutions.com TAX CONSULTING | PREPARATION Brink & Sadler Johann Drewett (253) 582-4700 | brinkandsadler.com Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com TAX-DEFERRED EXCHANGES (1031) Investment Property Exchange Services, Inc. (425)582-3487 | www.ipx1031.com Real Estate Transition Solutions 1031 Exchanges & Delaware Statutory Trusts Vendor of the Year | 2017 (206) 686-2211 | re-transition.com TEMPORARY HOUSING Short Term Suites (206) 652-9356 | shorttermsuites.com TENANT SCREENING Rental Housing Association of Washington Chartrice Young, Lea Leong (206) 283-0816, option 2 | RHAwa.org SafeRent Solutions (419) 367-7615 THIRD PARTY BILLING | UTILITIES Guardian Water & Power Chris Apostolos (206) 271-6913 | (877) 291-3141 x139 guardianwp.com Submeter Solutions, Inc. Jeff Lowry: (425) 228-6831 (888) 64-METER (63837) | submetersolutions.com TOWING + IMPOUND MANAGEMENT ABC Towing, Inc. Seattle: (206) 682-2869 Tukwila: (206) abc4atow.com767-4024 TRAUMA SCENE CLEAN-UP Bio Clean, Inc. (425) 754-9369 | biocleanwa.com UTILITY SERVICES Conservice (435) 419-4960 conservice.com Tacoma Public Utilities Power: (253) 502-8600 Water: (253) TacomaPowerRebates.com/multifamily502-8723 VACANCY LISTING SERVICES Pacific Publishing Co. | Print & Internet (206) 461-1322 | pacificpublishingcompany.com Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com WATER CONSERVATION Seattle Public Utilities | Saving Water Partnership (206) 615-1282 | savingwater.org WATER | FIRE DAMAGE RESTORATION Fischer Restoration (888) 345-2532 | fischerrestore.com WATER HEATER SALES & SERVICE Best Plumbing Group (206) 633-1700 | (425) 771-1114 bestplumbing.com Day & Nite Plumbing & Heating Inc. Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net Fischer Plumbing, Inc. (206) 783-4129 | fischerplumbing.com Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com WINDOW COVERINGS Shine a Blind | Blinds On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net WINDOWS SRC Windows (253) 565-2488 | (800) 870-2488 srcwindows.com #SRC**981KM • Licensed • Bonded • Insured Energy Conservation Specialists • Doors • Windows New Energy-E cient Windows Attract New Tenants Call or E-Mail Today for a FREE, No Obligation Estimate 800-870-2488 or srcwindows@msn.com REBATES Available for 5+ unit buildings Tacoma Public Utilities Power: (253) 502-8600 Water: (253) TacomaPowerRebates.com/multifamily502-8723 YARD MAINTENANCE Echo Yard Maintenance (206) 909-6873 QUESTIONS?TOANSWERSSEEKINGYOUR RHAWA has made it easy for members to find answers to their most pressing property management questions. Stop by RHAwa.org/support-center to access our growing library of articles on fair housing, landlord-tenant laws and best practices for operating rental housing in Washington State. Need additional assistance? Don't worry! You can submit your questions to Support Center staff with just the click of a button. New members can now download our free guidebook to all RHAWA member benefits and services at RHAwa.org/companion.pdf

Young | Screening Director |  cyoung@RHAwa.org |  (206)

Identity: • Birth Certificate • Citizenship Card / Consulat Cards • INS Form I-864 Sponsorship Ver ification • Certificate of Natural-ization INS I-550 • Voter’s registration card • US Passport • Certificate of US Citizenship (N550 or N-561) • Unexpired foreign passport, with 1-555 stamp or INS form 1-94 in dicating unexpired employment authorization • Alien registration receipt card with photograph (I-151 or I-551) • Unexpired temporary resident card (I-688) • Unexpired employment authoriza tion card (I-688A or I-688B) • Unexpired reentry permit (I-327) • Unexpired refugee travel docu ment (I-571) • Driver’s license or ID card • Military card or draft record or military dependent card • School ID card w/photograph • Hospital records • Daycare or nursery school records Documents That Establish Past Rental History: • Records from school district to es tablish stability • Letter from utility company • Letter from former landlord with a phone number • Copy of lease from former resi dence Documents That Establish Credit or Ability to Pay Rent: • Letter from employer • Current contracts for major pur chases to help identify credit • Bank records • Sponsorship letters • INS Form I-864 Sponsorship Ver ification • Social Security card • Individual Taxpayer Identification Number (ITIN) • Current pay stubs • Benefit Award Letter (SSA, DSHS, etc.) • Section 8 Voucher • School Payment contracts • Paid off Installment contracts • Paid Utility Bills from previous landlords. To help verify credit and financial in formation you can ask for a letter from their employer or copy of their bank re cords. If the applicant is a student and is not going You can visit the IRS website to obtain more information on the use and issu ing of ITIN numbers. For screening questions please contact us at screening@RHAwa.org or call (206) 283-0816, option 2. Chartrice Young 26 Rental Housing Association of WA

SCREENING

history. When verifying identification, you can ask to see a copy of their pass port or if they are a student, ask for their student ID card. To verify rental history ask if they have any references from previous landlords. If the appli cant is a student and is not going to be the one responsible for paying the rent, you can require a credit check on the guarantor/co-signer. Establish

Screening

Applicants Without a Social Security Number

Documents That

It is easier for RHAWA screen applicants who have a Social Security Number (SSN) or Social Insurance Number issued from Brit ish Columbia. RHAWA can provide credit, criminal and eviction searches on any applicant over the age of 18 with a US issued SSN. If you have an applicant who has lived in the US for a pe riod of time, but still has not received a SSN from the Social Security Admin istration you can still run a criminal and eviction report as these records are searched using name and date of birth not SSN. You can also request landlord and employment verifications check ing to see what kind of tenant they have been in the past and verifying that they bring in sufficient income. In a circum stance such as this, you may request that they provide a co-signer who has a SSN and will be able to return a good credit report. Did you know you can also access some credit information if your applicant has a Individual Tax Identification Number (ITIN)? Leslea Bowling, Code Com pliance Analyst with Seattle Depart ment of Construction and Inspections, shared vital information about the use of ITIN numbers. An ITIN number is a number issued by the IRS. The number is given to those who do not have a SSN or do not have legal status. There are time where these numbers are issued to individuals where their legal status requires both a SSN and a ITIN. One thing to keep in mind when using ITIN num bers, if an applicant does not have a le gal status they may not have been able to establish credit history. You may want to consider other methods of ver ification for them to meet your credit requirement. Having them provide di rect payment history from companies where they currently have good stand ing credit. They can provide payment history for a cell phone, cable, internet, car, previous rent or utilities. If you have an applicant who is com ing from out of the country running a criminal and eviction search may be useful. When you have out of country applicants, there are other ways to try and verify identity, credit and rental

Chartrice 905-0605

CURRENT | SEPTEMBER 2022 27

December 3 at 6 p.m. - 9 p.m. Join RHAWA for a lavish Great Gatsby celebration. Come dressed in your best 1920’s attire and enjoy a night of live music, entertainment and exquisite dining. More information coming soon! Save Date Sponsor the RHAWA 2022 Gala! Contact cyoung@RHAwa.org for more information. 28 Rental Housing Association of WA

206.781.0186 MORE 5 STAR REVIEWS THAN ANY OF OUR LOCALACCLAIMEDCOMPETITORS|ACCREDITED | ADMIRED SNOHOMISH COUNTY EASTSIDESEATTLE WWW.NPPMINC.COMBROKERAGE MANAGEMENTPROPERTY CALL FOR A FREE QUOTE! SINGLE MULTIFAMILYFAMILY ALL MEMBERS WELCOME WEDNESDAY, OCTOBER 26 12 P.M. - 1 P.M. ONLINE VIA ZOOM REGISTER NOW AT RHAWA.ORG CURRENT | SEPTEMBER 2022 29

Can I Give a Series of Rent Increases in One Notice?

Lease Renewals

What Can I Do if I Miss the Window to Serve Notice of Renewal? Once a tenant is in a month-to-month agreement, or if you miss the window to properly serve lease renewal, you cannot force them to sign a fixed term lease. Do I Have to Waste Paper Serving No tice for Every Lease Renewal? Housing Providers can avoid formally serving the lease renewal notice (which is burdensome, expensive and is alarm ing for the tenant), if they are able to sign a new lease term with the tenant well before the required notice periods of 90 days in Seattle and 60 days in the rest of Washington State. Good Causes to End Tenancy Prior to 2021 (and the COVID Mora torium), Washington housing providers outside of Seattle could end a monthto-month tenancy without having to give a reason with 20-days’ notice. This is the most complicated area of change. There were several questions about this. How Much Notice Do I Have to Give to End a Month-to-Month Tenancy? Various notice periods could be re quired based on location of the prop erty and the reason for the termination, including 20, 30, 60, 90 and 120 days. A detailed chart and guidelines can be found in the Support Center, under “Good Cause to End Tenancy (State wide Guide).

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

Rent Increase Notice

Can I Still End a Fixed Term Lease in Seattle Without Cause? Several cities including Auburn, Bur ien, Federal Way and Seattle do not permit ending an “exempt” term lease without having a good cause.

Can I End a Fixed Term Lease MidTerm with a Good Cause? In most cases you must wait until the end of the term, unless the cause is noncompliance with the agreement, such as nonpayment or breaking rules of tenancy. Nonpayment & Eviction Members had questions about nonpay ment evictions and many just needed to vent. Following are few highlights. How Have Evictions Changed? Even though the COVID Moratorium EVENTS Denise Myers

The most common type of question by far over the years is related to Assis tance Animals and other accommoda tion requests. Not surprisingly based on having to operate under many new and confusing laws, we had four addition al supersized categories of questions: Rent Increase Notices, Lease Renewals, Good Causes to End Ten ancy, and Nonpayment & Eviction. Following are a few highlights from each major discussion topic.

The attorneys agreed it was OK to give one notice for multiple increases hap pening over time in the future, as long as all notice period requirements are met.

Lease renewals have become quite complex under new state law, and new best practices under these laws are still unfolding. Several questions were addressed resulting in the following guidelines: What Lease Terms are Needed to be Exempt from Good Cause to End Ten ancy? It is important to understand that only certain term lease tenancies are exempt from the “good cause to end tenancy” law. See Support Center article, “Term Lease Renewal or Nonrenewal” for de tails.

For many years running, RHAWA’s most popular event is the Legal Forum where a panel of attorneys gather to tackle members’ toughest housing provider dilemmas under Washing ton State, City of Seattle and other landlord-tenant, fair housing, real estate, and other laws. Now in our third year as a virtual event, we had more than twice the attendees over any event we’ve hosted at a live in-per son venue. Our host, Cory Brewer, VP of Residential Operations at Winder mere Property Management NW/Lori Gill & Associates, kept the discussion lively as he moderated 42 pre-submit ted questions (several were combined from the original 67 submitted). Cory moderated another 21 questions that were submitted during the live presen tation, and dozens more were answered behind the scenes by our Support Cen ter staff. Our distinguished panel of attorneys Christopher Cutting, Julie Martiniello, and Eric M. Steven, rose to the challenge and kept everyone en gaged for the full two-and-half hours.

Denise Myers Director of Education

Member Questions Highlight the Complexity of New Laws at 2022 Legal Forum

Rental Housing Association of WA

The attorneys began by reviewing the state law requiring 60-day notice in addition to tenant’s rights disclosures, plus longer notice periods up to 180 days and additional disclosures re quired in several cities. They went on to discuss the following: What are the New Rent Increase Re quirements in Seattle? 180 day notice, tenant rights disclo sure, plus the new Economic Displace ment Relocation Assistance (EDRA) that went into effect July 1. What Kind of Increases Count as Rent? Basically, any increase in recurring monthly expense paid to the landlord. Exception would be an optional service where it is the tenant’s choice to incur the additional expense.

• You cannot apply a pet policy.

CURRENT | SEPTEMBER 2022 31

• You cannot outright deny because another tenant has an allergy (or some other situation where the ac commodation may not be reason able), but you will need to engage in back and forth process to find a reasonable solution.

• You can hold your tenant liable if damage or cleanup is needed and respond appropriately if an animal injures someone.

• You cannot deny because the ani mal is a “dangerous breed.”

• You cannot apply pet deposits or other related charges.

is over, the process for nonpayment evictions completely changed and can take significantly longer with the add ed requirement to complete mediation with County Dispute Resolution Cen ters (DRC) and receive a “DRC Cer tificate” prior to filing an unlawful de tainer action. Is The Non-Payment Eviction Process a Never-Ending Loop of Re-Payment Plans? How Can We Move Forward with an Eviction? Unanimously and simply answered, “You can’t.” ORIENTATIONNEWMONTHLYMEMBER Join Membership Specialists each month for a tour of the RHAWA website and overview of Member Benefits. Designed with new members in mind, participants are encouraged throughout the meeting to ask questions relating to benefits and services offered by RHAWA. Second Tuesday of Each Month 1 - 2pm | FREE | ON LINE only LEARN MORE AT: RHAwa.org/events Where Do We Still Need to Offer a Pay ment Plan for Missed Rent? Throughout Washington until six months after the end of the governor’s “public health emergency” which is still ongoing. Must We Accept Financial Assistance Payments that Require Continued Ten ancy 6 Months After the Funds are Used? No, you are not required to ac cept payments with strings attached. Service Animals & Pets Surprisingly, there are still a lot of questions on this! Yes, in almost all cases you must accept emotional sup port animals if the tenant can produce documentation from their care provid er that they have a disability and relat ed need for the animal.

If you missed registering for the live presentation of the Legal Forum, RHA WA members can subscribe to our ONDEMAND Library to view the re cording. Login at RHAwa.org and go to Education/Class Passes to subscribe.

GOVERNMENT AFFAIRS

Wrapping up Legislative Biennium and Looking to 2023 Legislative Session Alex Robertson | Policy Analyst |  arobertson@RHAwa.org |  (206) 905-0611 Alex Robertson 32 Rental Housing Association of WA

As the day of the general election quickly approach es, lets take a quick look back to the last two years of legislative changes. For those who do not know, Legislative Session func tions in a biennium. The first year being a long, 90 day, session and the sec ond being a short, 60 day, session. Any bills that are proposed during the first year of the bi ennium that die are automatically alive again the following year. That is why bills such as HB 1300 and 1515 were considered again this year. However, as we are now at the end of the biennium, we will start the 2023 Legislative Ses sion with a clean slate. The only bills that will be considered on day one of session are the bills that will be prefiled. So as we anticipate seat chang es and potential majority changes in the Legislature, we must also start think ing about what policies we might see again. Going back first to the 2021 Legislative Session and the expansive changes that came with it, primari ly HB 1236 and SB 5160. HB 1236, codified as RCW 59.18.650, permanently and funda mentally changed the value of a fixed term lease among other things. Re quiring just cause to terminate nearly all tenancies and only providing ex tremely narrow exemptions for specific leases. This bill went through a long, contentious process with a number of amendments before its final passage. It resulted in one of the longest sections in the Residential Landlord Tenant Act (RLTA). We have provided a number of resources to help housing provid ers make sense of and navigate this complicated law, such as our Support Center article: Good Cause to End Ten ancy (Statewide Guide). Following its passage a number of local jurisdictions created and passed their own local just cause ordinances, like Unincorporated King County last June. Between the state requirements and the increasing number of local ordinances that over lapping, its no surprise that we have heard many members are struggling to keep up. One of the other contentious and far-reaching bills was SB 5160. Pro posed under the pretense of addressing the Covid pandemic and provide an off ramp to the ongoing eviction moratori ums. Codified in a number of sections, including RCW 59.18.625, RCW 59.18 630, RCW 59.18.640, and RCW 59.18.660, SB 5160 was an enormous bill that continues to impact the rent al housing market. First, the bill made mandatory the Eviction Resolution Pi lot Program which was a system creat ed by the courts as a pilot program, as the name implies. It made mandatory a yet untested and experimental program for all nonpayment of rent evictions to be allowed to proceed. As a result, we have heard from a monumental number of housing providers that the programs are adding weeks to the process and in many cases not issuing the certificate of completion even if every step is fol Additionally,lowed. the bill prevented late fees for unpaid rent from being as sessed from March 1, 2020 through six months after the end of the eviction moratorium. This has now expired, however housing providers are still not permitted to take adverse action on any tenants nonpayment history during that same period. It continues, as the bill requires a housing provider to offer a payment plan, where each payment is no more than 1/3 of on month’s rent, for the entire public health emergen cy. The public health emergency con tinues to be in effect, as does this re quirement. The bill did require an end to the eviction moratorium on June 30, 2021. While the moratorium did end technically on that day, the Governor’s bridge proclamation had a majority of the same restrictions and was in effect until October 31, 2021. The last thing that SB 5160 did was require the state to provide free legal counsel to all indi gent tenants getting evicted. While those are the two most expan sive bills, there were a number of oth ers that passed in the 2021 Legislative Session. In the MHC space there was HB 1083, addressing relocation as sistance. Initially it would’ve reneged on the agreement made by lawmakers

and housing providers. After immense feedback from housing providers the bill was amended to expand on the re location assistance available to housing providers for the removal of manufac tured homes. Another bill that was ben eficial for housing providers was HB 1332. This bill allowed housing pro viders who showed a loss in 2020 to defer their property taxes due to Covid. While not forgiveness of the property taxes, it gave many of our members an opportunity to address nonpaying ten ants before the taxes became due. Fi nally there was SB 5096 implementing a capital gains tax. This was another bill that had many amendments over the course of the session. In its origi nal draft, the tax would’ve applied to all real estate sales. After some discus sion of exempting certain forms of real estate or capital gains under a certain amount, we were able to get real estate exempted from the capital gains tax all Thosetogether.are some of the bills that passed that impacted housing providers. There are even more bllls that didn’t pass and returned in the 2022 Legislative Session. One such bill was HB 1300, addressing documentation for security deposits. The bill was reintroduced in the 2022 Legislative Session in a form that tried to provide specific definitions to wear and tear and would’ve required housing providers to conduct a move out walkthrough prior to the tenant va cating the unit. Our members testified en masse during both years in the bien nium and we managed to kill HB 1300 both times. As per usual, rent control was also proposed, and as per usual it did not pass. Rent control is the num ber one issue that faces housing pro viders and we have not gone through a session in a long time without it being proposed. Many lawmakers on the hill do understand the danger to the rental housing industry and new housing de velopment that rent control causes. SB 5139, proposed initially in 2021 and again in 2022, would’ve prevented all rent increases for six months following the eviction moratorium, which itself prevented rent increases. Additionally, it would’ve limited rent increases for another six months after to 3%+CPI based on March 1, 2020 rent. Looking back now at when the moratorium end ed, housing providers would only now be able to increase their rents based on their costs. After strong opposition in 2021, SB 5139 was not given a hearing in One2022.bill that had an extremely unique process was HB 1515. A bill that au thorized and set restrictions for a monthly fee in lieu of a deposit. The bill centered around a third party sys tem that offered a type of insurance on a unit for a monthly fee. While not a major concern for housing providers in the 2021 Legislative Session with HB 1236, SB 5160, and others, this was a bill that was simply unnecessary. It had a couple of hearings in commit tee but didn’t get any further. The bill came back, in a way, in 2022. While HB 1515 was not passed, it effective ly replaced the more problematic HB 2064. HB 2064 as drafted would’ve required housing providers who offer this service to purchase it themselves and bill the tenant. There was no sys tem in place for a tenant that refused to pay that fee, and did not count as rent so did not fall under a 14 day pay or va cate. HB 2064, after having the many concerns being address, was amended to be nearly identical to HB 1515. The bill as it passed has documentation re quirements and a cost breakdown for housing providers that offer this op tion. Again while not necessary as it adds extra administrative burden to a program that is already not often used, it does not pose major negative impacts to housing providers. Before we look to what we might see in the 2023 Legislative Session, lets look at the bills that we saw for the first time in 2022. One such bill that was support ed by housing providers and tenants alike was HB 1593. The bill expanded the Landlord Mitigation Fund to allow victims of domestic violence to get rent and deposit assistance. The other bill that had an impact to housing pro viders was SB 5749. This bill requires housing providers to offer the abili ty for a tenant to pay using cashier’s check, personal check, or money order. While there were some concerns with the original bill, amendments were added that specified only a mailing ad dress was required for payment and if a check bounced a housing provider did not have to accept that payment meth od for 9 months following.

Finally, a couple of bills that had out standing advocacy efforts to oppose, HB 2017 and HB 2023. Both bills had unusually short notice prior to their committee hearing. HB 2017 was a criminal record ban in screening and HB 2023 would’ve allowed tenants, or tenant advocates, to sue housing providers under the Consumer Pro tection Act. A pair of devastating bills that were a part of the same committee meeting. In that meeting we had over 1000 people write in and sign up to tes tify. Neither bill had another commit tee Withhearing.therecap of the eventful bienni um we are now closing off, lets think about what we might see in the new biennium with a lot of new lawmak ers. We are too early to know for sure what will and wont be discussed, and much too early to have drafts. However based on historical trends, we have a few policies that we can be confident will rear their head once again. Chief among them is rent control. We have battled rent control in one form or another for many, many years. There is no reason to believe that the 2023 Legislative Session will be any dif ferent. Hopefully with good results in this year’s election, there will be more moderate, data-observing lawmakers that will understand the dangers of rent control. What we are also likely to see is a bill, or bills, addressing security deposits. Many local jurisdictions have added limits and additional require ments to security deposits and as we saw multiple bills the last two sessions, more might be coming. Finally would be screening limitations. Criminal re cord bans as well as income and cred it screening restrictions is a hot topic right now among tenant advocates and some Whilelawmakers.thesethree policies I think we are very likely to see next session, this is by no means the limit. We have seen bills year after year that restrict, regu late, and strip away housing providers rights. We will be reliant once again on our members to read the Calls to Action, write to their lawmakers and provide testimony on our priority bills. Our advocacy efforts are only as strong as our membership. We have seen in credible success in the past, and hope to continue to do so. Thank you to all of our members who participated this biennium. If you aren’t sure how to get involved, please contact me at arobert Rememberson@RHAwa.org.tovote, and we will see you in session.

CURRENT | SEPTEMBER 2022 33

False Sense of Security #2: My Water Heater is in a Pan. So, All is Well, Right? A pan is an excellent way to help prevent damage from a leaking water heater. How ever, there are some things to be aware of. Not all pans are equipped with a drain. Even with a drain, the pan is only designed to prevent a small amount of water from flooding. When a water heater leaks it can often start as a small enough trickle that a pan with a drain will keep up with the flow of water. But if this goes unnoticed, the leak can get to the point where the drain can no longer keep up. It is highly recommended that a water heater with a pan has an alarm device that will let you know when water is leaking into it. The bottom line is that discovering water damage is not an ideal way to be alerted to a problem with your water heater. Be Prepared In an emergency, you don’t want to feel trapped or out of options. So, in the event of a leak, it’s important that every able per son knows how to turn off the water, gas, and/or electricity to your appliance. It also helps to know a good, reputable plumb ing company you can rely on in case of an emergency ahead of time; one that’s avail able 24-hours a day, 365-days a year.

Conclusion

Most water heaters are placed on stands when installed in a garage. The water heater stand is designed to keep the gas burner 18-inches off of the floor (there are some code ex ceptions). Certain local codes may require this for electric water heaters too. To maintain 18-inches of clearance, some home build ers extend the higher sub-floor from an ad joining room above a crawlspace, just far enough into the garage to create a platform for the water heater and furnace. In this sit uation, a leaking water heater could easily damage the wall and floor in the adjacent room. It is an unexpected consequence to see hardwood floors or wall damage inside a home caused by the water heater in the garage, yet I’ve seen it many times. The other method of raising a water heat er is to have it sitting on an independent stand. In this case leaking water is more likely to stay in the garage, but this does not necessarily eliminate the possibility of damage. Some garages have drywall all the way down to the concrete floor and often the wall adjoins the rest of the house. In this scenario a leaking tank can still do quite a bit of damage. With enough time and/or enough water, a leaking water heat

Year VENDOR MEMBER

Your Water Heater Leaks:

Bruce Davis, Sr. er can lead to other unexpected repairs.

The location of a water heater is always a concern. Many are installed inside a living space and tucked away in a closet. Often a water heater (in a pan or not) is out of mind until someone notices water in the hallway, damp drywall, or a buckling floor outside the water heater closet. It does not take much imagination to envision what could happen when one of these water heaters leaks. Installing every option to control leakage is important, but the best preven tative measure is regular maintenance and inspection.

False Sense of Security #1: The Water Heater is in the Garage, Why Worry? The garage is seemingly a safe location for your water heater. It's out of the way, and for that reason many people wait until their water heater leaks before they replace it. But even in a garage, leaks can be a prob lem. Before putting your water heater on “ignore”, take time to survey the room. Since garages are often used as storage, anything of value that could be ruined due to moisture should be properly secured.

You have work, school, guests coming over, and everyone in the family needs hot wa ter now. Unfortunately, life as you know it has just been interrupted by a leaking wa ter heater. The inconvenience is bad enough, but when you factor in the possibility of wa ter damage, it can become cat Oneastrophic.ofthe first things I ask my water heat er customers to do is to imagine the wa ter heater leaking in the space it is in right now. Often, they assume there’s nothing to be concerned about because it’s located in in the garage or in a pan or in its own closet. Sure, water heater placement is im portant, but unless certain precautions are taken, it can create a false sense of security.

Matters

2020

34 Rental Housing Association of WA

Bruce Davis, Sr. | Day & Night Plumbing & Heating, Inc. | Vendor Member of the

When Location

Bruce Davis, Sr. is a Licensed Journeyman Plumber, Licensed Electrician, HVAC/R Electrical Administrator, HVAC/R ,and Certified WA State C.E.U. Instructor. Day and Nite Plumbing and Heating, Inc has been in Lynnwood serving Snohomish and N. King County for over 68-years, and Bruce Sr. has been President and working at this Family-Owned business for 36-years. Bruce can be contacted at: Email: Bruce@dayandnite.net.Day and Nite Plumbing and Heating Inc. 16614 13 Ave. W. , Lynnwood, WA 9803, (800) 9727000.

One Union Square | 600 University St | Suite 2018 | Seattle Washington 98101 Phone: (206) 623-8880 | www.ParagonREA.com | Info@ParagonREA.com PREMIER COMMERCIAL REAL ESTATE BROKERAGE IN THE PUGET SOUND Paragon Real Estate Advisors is the premier Seattle real estate investment firm for multi-family property sales in Washington State. When it comes to apartments and investment real estate in the Puget Sound region, we are the smart choice to partner with. Call us today to speak with one of our experienced commercial brokers to start a free property evaluation. Locally owned, client-focused, and highly experienced CURRENT | SEPTEMBER 2022 35

Speak to a Licensed 1031 Exchange Advisor Selling your rental property? Contact Real Estate Transition Solutions at 206-502-4862 to schedule a complimentary consultation with one of our licensed 1031 Exchange Advisors. The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. There are risks associated with investing in real estate properties including, but not limited to, loss of entire investment principal, declining market values, tenant vacancies, and illiquidity. Because investor situations and objectives vary, this information is not intended to indicate suitability for any particular investor. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice and guidance regarding your individual situation. Real Estate Transition Solutions offers securities through Aurora Securities, Inc. (ASI), member FINRA/SIPC. Advisory services through Secure Asset Management, LLC (SAM), a Registered Investment Advisor. ASI and SAM are affiliated companies. Real Estate Transition Solutions (RETS) is independent of ASI and SAM. Questions About a 1031 Exchange? Real Estate Transition Solutions | 206-502-4862 | info@re-transition.com | re-transition.com/rhawa FREE for RHAWA Members Find 1031 DST Properties for Sale Each 1031 DST property has been carefully vetted by our team of Analysts and Exchange Advisors. RSVP to Our FREE 1031 Webinars Our free educational webinars are a great way to learn about 1031 Exchanges & DST property. Try Our 1031 Exchange Calculator Quickly estimate your tax liability with our FREE 1031 Exchange Calculator. FREE Downloadable Guides Get a comprehensive understanding of 1031 Exchanges & DSTs, including rules and tips. Get the answers by visiting re-transition.com/rhawa 1031INVESTINGEXCHANGEIN DELAWARE STATUTORY TRUSTS Presented by REAL ESTATE TRANSITION SOLUTIONS Calculate Your Tax Liability DSTForPropertySale 36 Rental Housing Association of WA

INVESTMENTYOURPROTECTLearnmoreaboutRHAWA’sPACordonateonlineat

CURRENT | SEPTEMBER 2022 37

RHAWA PAC is a state political action committee registered with the State Election Commission. It is a qualified multi-can didate committee. A trade association PAC may not solicit a corporate member’s restricted class without its prior approval. Corporate contributions are not permitted. Contributions are not deductible for federal tax purposes.

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38 Rental Housing Association of WA

Support Center R H A W A M E M B E R F O R U M ANSWERSGET WHEN YOU NEED THEM. Visit RHAwa.org for more information. Utilize your RHAWA membership by accessing the Support Center + Connect Forum! CURRENT | SEPTEMBER 2022 39

LICENSED  BONDED  FULLY INSURED GOLDSTAR VENDORLicense # BRAVORI895C2 Registered Polyglass Contractor # 5008 Contact John Paust for more information: T (206) 948 - 5280 | john@bravoroofs.com | bravoroofs.com DEDICATION TO ROOFING SOLUTIONS QUALITY WORKMANSHIP HONEST EVALUATIONS 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 Learnhomelessness.moreabout EGH and how you can help at eghseattle.org. Thank you. Special pricing for RHAWA members AND $100 donation toward EGH with paid re-roof contract! Where Your Roof is Our Roof About Us We are very proud to be family owned and operated company. Our focus is to solve customers’ roof problems and concerns with a reliable, high-quality system. Our dedicated crews 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 will provide long-term weathering performance. With a granulated surface, Polyflex G exceeds all minimum ASTM standards for tensile strength, puncture resistance and flexibility. This roofing system won’t melt in the sun or become brittle like some other membranes. Torch down roof membrane is ideal for Northwest roofs; where common branches sometimes fall, residents want a roof-top patio and adding skylights are easy to do. Builders and consultants trust the quality materials that make up torch down roof system and the approved Contractors who install them. We are a registered Polyglass Contractor (#5008). Expertise in  Roof Replacement  Roof Repairs  Ventilation & Drainage Revisions  Preventative SpecializingMaintenancein  Apartment Housing  Condominiums  Commercial Property  Multiplex / Duplex Proud Sponsor of 40 Rental Housing Association of WA

CURRENT - September 2022

Articles inside

Wrapping Up Legislative Biennium and Looking to 2023 Legislative Session When Your Water Heater Leaks:.................................

Local Government

of New Laws at 2022 Legal Forum

Events + Education: September Calendar

Here's a Few Things to Keep in Mind

The Importance of the Private Placement Memorandum (PPM) for Delaware Statutory Trust 1031 Exchange Investors

How to Troubleshoot a Broken Garbage Disposal

How Members Can Make a Difference

How to Get Email Notices About RHAWA Connect Forum Posts