CURRENT - March 2024

Why Puget Sound’s Top Real Estate Developers Trust Construction Expeditors

When you call founder Jeff Pinorini and his team,

Seattle Renter’s Handbooks

Luke Brown | Business Development Specialist |  lbrown@RHAwa.org |  (206) 905-0610

We are delighted to announce the availability of the 2024 edition of the Seattle Renter's Handbook, produced by the City's Renting in Seattle program. This handbook serves as a required guide for both rental housing providers and tenants, summarizing rental regulations and outlining the rights and responsibilities of each party.

As a housing provider, it is crucial to stay informed about the latest updates in rental laws and regulations. The 2024 edition of the Renter's Handbook provides essential information that

CONTACT US

Accounting + Membership Administrator

Geoff Schertz: (206) 905-0606

Board Administrator

Jim Nell: jnell@RHAwa.org

Business Development Manager

Ivan Kallevig: (206) 905-0600

Business Development Specialist

Luke Brown: (206) 905-0610

Creative Director

Sisi Mereness: (206) 905-0605

Deputy Director

Melissa Canfield: (206) 905-0615

Education + Resources Director

Denise Myers: (206) 905-0614

Event Coordinator

Chloe Moser: cmoser@RHAwa.org

External Affairs Manager

Corey Hjalseth: (206) 905-0603

Grassroots Organizer

Daniel Bannon: (206) 905-0609

Member Services Specialist (Resource Desk)

Sue Lewis: RHAwa.org/supportcenter

Member Services Specialist (Screening)

Val Kushi: (206) 283-0816

screening@RHAwa.org

Policy + Communications

Tim Hatley: (206) 905-0601

CONNECT WITH US

 Facebook: Like us at facebook.com/RHAofWA

 Instagram: Follow us at @RHAofWA

 Twitter: Follow us at @RHAofWA

 YouTube: Watch us at youtube.com/@RHAofWA

 LinkedIn: linkedin.com/company/ rental-housing-association-of-washington

EXECUTIVE COMMITTEE

President

Sean Flynn

Vice President

Christopher Cutting

Past President William Shadbolt

Cathy Jeney

Chris Dobler

Chris Gurdjian

Cory Brewer

Devin Easterlin

Secretary Larry Crites Treasurer Neil Wilson At-Large Sharon Cunnington

DIRECTORS

Jason Dolloph Kaitlyn Jackson Mark Mullally Synthia Melton

LEGAL COUNSEL

Christopher Benis

housing providers are required to share with tenants under various circumstances, such as when signing a new rental agreement, renewing an existing one, annually for month-to-month tenants, and whenever the City makes updates to the handbook.

The handbook not only fulfills legal requirements but also enhances the landlord-tenant relationship by promoting transparency and understanding. It covers a range of topics, including rental rights and responsibilities, voter registration information, and

practical tips for fostering a positive living environment.

To ensure compliance with the law, you must provide your tenants with a printed copy of the 2024 Seattle Renter's Handbook when necessary. After the initial move-in process, housing providers have the option to share future copies electronically.

Seattle Department of Construction and Inspections (SDCI) has provided a limited quantity of hard copies to RHAWA. When available, you can go

to our website to order the hardcopy (with a charge to cover the cost of shipping and handling) and/or download a digital copy from our Rental Forms page under “Leases & required addenda.”

By staying up to date with the latest information and sharing it with your tenants, you contribute to a well-informed and cooperative rental community. Be sure to order your copy today in order to be in compliance.

Local Law Disclosures & Other

Mandatory Lease Addenda

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

RHAWA lease forms are very thorough and include most of the information and legal clauses needed to form a legal rental agreement throughout Washington State. However, there are a few mandatory addenda that must be attached at lease signing. Once you choose one of RHAWA's four lease forms, read the document listed just below the lease forms called Leasing Requirements by Local Jurisdiction. While it is not an addendum to be attached, it is a critical document that helps you to fill out the lease terms so they comply with all local laws. Now it’s time to attach the mandatory addenda.

1. The Property Condition Checklist must be filled out with detailed documentation of the pre-move-in condition of the home and signed by housing provider and tenant prior to the housing provider collecting any security deposit, pet deposit, etc. That same checklist must be kept on file and completed with moveout details. The pre/post condition descriptions are used to assess damages that will be deducted from the deposit(s) at move out.

2. The Mold Handout must be provided to all tenants at move-in per Washington law. RHAWA also provides an optional addendum the tenant can sign to document receipt of the Mold Handout.

3. The Lead-based Paint Pamphlet and Disclosure Addendum are required on homes built prior to 1978 under law enforced by the U.S. Environmental Protection Agency.

4. Based on the city where the rental property is located, a “Local Law Disclosure” may be required. In most of the cities listed below, distribution of a tenant’s rights disclosure document is required at all lease signings or each year of tenancy, and when updated by city. In many cases, a hard copy is required at the initial lease signing. You will find links to all of these on the forms page under the leasing forms.

• Renting in Auburn

• Renting in Burien Handbook

• Renting in SeaTac Guide

• Seattle Renter’s Handbook;

• Residential Parking Agreement / Addendum & Instructions (Required for multifamily, 2+ units)

• Resident Billing Utility Notice (Required for multifamily, 3+ units)

• Spokane: Disclosure of contamination or pending sale of property required before lease signing.

• Renting in Tacoma: A Guide for Landlords and Tenants;

• Installment Payment Plan Request (All applicants must be informed of option to pay move-in costs in installments. Must use Tacoma’s installment form.)

• Tacoma Required Lease Clause Addendum (Several specific lease clauses are required by Tacoma. RHAWA has included these in this Tacoma addendum.)

• Renting in Tumwater: A Guide for Landlords and Tenants

5. The notary form is only required for lease terms greater than one year where the housing provider’s signature must be verified.

6. RHAWA recently began providing this final required document, Agency Law Addendum which must be attached whenever either party to the agreement is represented by an agent. This addendum is required by Washington State and explains all the details of Agency Law.

RHAWA provides several other optional lease addenda which you can use to add all kinds of things to your agreement from move-in cost installments to septic tank details. Peruse the list at RHAwa.org/rental-forms-leases-notices to see if it makes sense to add any to your lease. If you have an idea for an additional addendum form, please contact Denise Myers at dmyers@RHAwa.org.

Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.

Denise Myers

MARCH CALENDAR

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

SELECTION AND USE OF LEASING FORMS

When: Wednesday, March 6 | 3-5pm

Cost: $30 Members | $200 Freemium Subscribers

Understand how to select and complete RHAWA leasing forms to form a binding, legal agreement between you and your tenant, outlining the rules, responsibilities, policies, and conflict resolution procedures for the tenancy. In this class, Attorney Chris Benis reviews the variations for rental agreement and term lease forms and explains how to select options to reflect the specifics of your property and operating preferences. He will also review the required and optional lease-signing addenda and those that can be used to update your agreement throughout the tenancy.

LINK MEETINGS

Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues.

• Claim Jumper, Tukwila | Tuesday, March 12, 6:30-8pm

• Ben Dews Clubhouse Grill, Tacoma | Thursday, March 14, 6-7:30pm

• Dave & Buster's, Bellevue | Tuesday, March 19, 6:00-8pm

• Bob’s Burgers, Everett | Tuesday, March 21, 6:30-8pm

*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.

PM SERIES 03: FAIR HOUSING BASICS

When: Thursday, March 14 | 12-1pm

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

This is part of a 12-part series designed for Property Managers and is also suitable for owners and other housing providers.

In this session attorney, Rebecca Craemer will help you learn best practices for providing fair and equal housing opportunities to prospects and tenants. We will explore:

1. Protected classes in various jurisdictions, including source of income and criminal history.

2. How to process accommodation requests, including use of service animals.

3. How to respond to retaliation and harassment claims involving tenants and/or staff members.

STRUCTURING THE SALE OF RENTAL BUILDINGS

When: Wednesday, March 20 | 3-4 pm

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

There is a lot of discussion about operating apartment buildings and following the law when it comes to managing property and communicating with tenants. But rental housing providers also need to understand the steps for selling rental property, what pitfalls to avoid, what typical timelines look like for a sale, and what tenant notice requirements there are. This class, taught by Daniel Lim, a Vice President for Lee & Associates Commercial Real Estate Services Multifamily team, will cover the above topics in a 60-minute primer on the typical process for selling residential rental properties.

2024 SPRING WORKSHOP + TRADESHOW

When: Saturday, March 23 | 8-4pm

Cost: $115 Members | $250 Freemium Subscribers

RHAWA is thrilled to announce our much-anticipated annual Spring Workshop + Tradeshow. We can't wait to see you all there! This workshop is your best opportunity to get important information for your rental business from across the industry in a single day. Hear from housing providers, property managers, attorneys, financial experts, and more to build your knowledge base and run your rental properties with confidence. Whether you want to make sure you're complying with all of the laws in your area, find out more about investment opportunities, or make some valuable connections with RHAWA vendors to bolster your rental network, we've got you covered. For more information, please see page 18.

ECO-FRIENDLY RENTAL PROPERTIES

When: Wednesday, March 27 | 2-3pm

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

As awareness of environmental issues grows, many rental housing owners are looking for ways to make their properties more sustainable. From reducing energy consumption to using eco-friendly materials, Phil Shaller, CEO of RentalRiff will review several ways to make your property more environmentally sustainable, improving both costs and tenant satisfaction. RentalRiff provides ongoing property maintenance and tenant support solutions for small rental properties.

Screening Applicants Without a SOCIAL SECURITY

Screening

Did you know that if you have an applicant who has lived in the United States for a period of time but does not provide a Social Security Number (SSN) from the Social Security Administration you can still run a criminal and eviction report as these records are searched using name and date of birth not SSN. While it is easier for RHAWA to screen applicants who have a SSN, or Social Insurance Number issued from British Columbia. RHAWA can still provide credit, criminal, and eviction searches on any applicant over the age of eighteen with a US issued SSN. SSN is but one way of many to identify the prospective tenant. You can also request employment and rental verifications to check what kind of tenant they have been in the past and verifying that they bring in sufficient income.

You can also access credit information if your applicant has an Individual Tax Identification Number (ITIN)? Leslea Bowling, Code Compliance Analyst with Seattle Department 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 an SSN. There are times where these numbers are issued to individuals where their immigration status requires both an SSN and ITIN. One thing to keep in mind when using ITIN numbers, is that if an applicant does not have a SSN, they may not have been able to establish credit history. You may want to consider other methods of verification for them to meet your credit requirement, have them provide direct payment history from various companies they currently have a good standing credit with. They can provide payment history for a cell phone, cable, internet, car, previous rent, or utilities.

If you have an applicant who is coming 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 history. When verifying identification, you can ask to see a copy of their passport or if they are a student, ask for their student ID card. To verify rental history, ask if they have any references from previous rental housing providers. If the applicant is a student and is not going to be the one responsible for paying the rent, you can require a credit check from the guarantor/ co-signer.

DOCUMENTS THAT ESTABLISH IDENTITY

• Birth Certificate

• Citizenship Card / Consular Card

• INS Form I-864 Sponsorship Verification

• Certificate of Naturalization INS I-550

• Voter’s registration card

• US Passport

• Certificate of US Citizenship (N-550 or N-561)

• Unexpired foreign passport, with I-555 stamp or INS form I-94 indicating unexpired employment authorization

• Alien registration receipt card with photograph (I-151 or I-551)

• Unexpired temporary resident card (I-688)

• Unexpired employment authorization card (I-688A or I-688B)

• Unexpired reentry permit (I-327)

• Unexpired refugee travel document (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 establish stability

• Letter from utility company

• Letter from former rental housing provider with a phone number

• Copy of lease from former residence

DOCUMENTS THAT ESTABLISH CREDIT OR ABILITY TO PAY RENT

• Letter from employer

• Current contracts for major purchases to help identify credit

• Bank records

• Sponsorship letters

• INS Form I-864 Sponsorship Verification

• 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 rental housing providers. To help verify credit and financial information you can ask for a letter from their employer or a copy of their bank records. If the applicant is a student and is not going

Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.

At the time you are reading this, the 2024 legislative session is either close to over or has already ended. It was a quick session this year, which meant that our Rental Housing Association Coalition (RHAC) Government Affairs staff worked around the clock to provide bill information to members, set up Advocacy Center campaigns and run our briefing rooms. It was a sprint this year and our team rose to the occasion by fostering effective member engagement with lawmakers, hosting exciting in-person events, and maintaining consistent communications.

Once again, the RHAC had an incredibly successful legislative session. Let us take a moment to highlight the key factors that contributed to this success.

MEMBER ENGAGEMENT REACHES NEW HEIGHTS IN 2024 SESSION

The 2024 legislative session marked our biggest year ever in terms of member engagement. The session started out fast with a hearing on our key issue, rent control, scheduled in the first week of the session. Our team went straight to work and sent out a call to

rally our membership to Olympia in person and oppose the rent control legislation. With less than a week's notice, the RHAC was able to bring over 100 members over two days to participate in both the House and Senate rent control hearings. The staff is incredibly grateful to all the members who took time off work or simply found time in their schedule to join us in Olympia. Our efforts to drive in-person engagement in Olympia continue to influence policymakers and establish the RHAC as a force to be reckoned with in rental housing policy.

We hosted close to 30 briefing rooms, with some weeks having multiple briefing rooms for different bills in one day. This may have been confusing for some as it is often difficult to keep up with multiple bills at the same time, while also trying to attend all our briefing rooms. Despite the saturation of briefing room opportunities, the RHAC saw more members in these briefing rooms than ever before. Members had the opportunity to ask questions, chat with our staff, and provide feedback on our advocacy efforts. Additionally, the briefing rooms fostered conversation between members about their experiences and perspectives on the bills we dealt with this year. The RHAC staff was incredibly encouraged by our high levels of participation in this session, and we hope to continue this

engagement at the local level now that the session is over.

Additionally, this year marked the first year using the new RHAC Advocacy Center. This system worked slightly differently from previous years, so there was a learning curve for both staff and members to adjust to. Additionally, the new RHAC Advocacy Center specifically connects members with their constituent lawmakers. This meant that some members encountered a “your lawmaker is not a member of this committee” message. This was expected to limit overall engagement in the Advocacy Center; however, the Advocacy Center was just as active as in previous years. At the time of authoring this article the Advocacy Center has just hit an all-time high for engagement in one day, with over 130 messages sent in less than 12 hours.

MEMBERS COMMUNICATING DIRECTLY WITH LAWMAKERS MAKES THE DIFFERENCE

Member communication with lawmakers is key to a successful legislative session. It may be difficult for an individual member get a full picture of the engagement of other members; however, the RHAC staff sees the messages our members sent to lawmakers and there were some remarkable stories shared this year that made a real impact on proposed policy.

Most members personalized our Advocacy Center emails when sending their messages to lawmakers which made their communications even more impactful than they may have been without the personalization. It is always important to emphasize that lawmakers want to hear your voices and your real experiences. Sending the prewritten message from the Advocacy Center is effective on its own, but its impact increases tenfold when you take the time to add an original story mixed in with the prewritten content. This increased effort, combined with our all-time highs in engagement, proved to be a key aspect of our success this year.

In particular. I want to highlight member engagement when the RHAC wanted to show our support for Senator Annette Cleveland in her opposition to rent control. The fight against rent control in the Senate was complicated in the 2024 Legislative Session and everything came down to Senator Cleveland holding strong in her opposition to this flawed policy. In a crucial moment, the RHAC mobilized our membership to communicate our support to Senator Cleveland and she appreciated our continued support of her efforts. Thank you to all the members who engaged quickly on this matter. Your efforts in this session have been crucial in preventing bad policy from moving forward and this was a

Daniel Bannon | Grassroots Organizer |  dbannon@RHAwa.org |  (206) 905-0609

Daniel Bannon

particularly impactful moment for this year's legislative session.

EXCITING NEW WAYS TO ENGAGE

Our new External Affairs Manager, Corey Hjalseth, provides an entirely new way for members to stay informed and gain insight into the legislative session and beyond. Corey hosts The Housing Matters Podcast and has featured several lawmakers during the legislative session as well as RHAC lobbyist Chester Baldwin. The podcast allows our

membership to learn more about lawmakers in a more personal and intimate setting. Being able to sit in on a oneon-one conversation with lawmakers and staff is a unique opportunity and our library of content for the podcast will continue to grow after the legislative session. Visit RHAwa.org/podcast or any platform you use to listen to podcasts to take advantage of this added content from the RHAC.

The podcast has also served as a tool to allow members to learn about each

other. During the RHAC Legislative Day on The Hill, Corey had the opportunity to record some quick comments and stories from the members who attended which can help members learn about the experiences of their fellow housing providers. This will also be effective in the future when we share the experiences of our members at both the local and state levels. If you are interested in being featured on a future podcast episode, feel free to contact Corey and ask about it! He can be reached at chjalseth@RHAwa.org or via phone at (206) 905-0603. Additionally, if you have not tuned in to our podcast yet, today is a better time than ever to check out our backlog of episodes on our website.

OUR ADVOCACY DOES NOT END WITH LEGISLATIVE SESSION

Even though the 2024 legislative session has ended, our team continues its tireless advocacy for our industry. Stay tuned over the next several months, because we will certainly have to engage at the local level in the coming months. Thank you once again to those who made the 2024 Legislative Session one of our most productive sessions ever. I look forward to assisting you in the future and keeping everyone up to date with potential changes to rental housing law.

No Social Security Number is No Cause for Denial

Denise Myers | Education + Resources Director |  dmyers@RHAwa.org

|  (206) 905-0614

In 2020, the Washington State Legislature passed Senate Bill 5165, “An Act Related to Discrimination Based on Citizenship or Immigration Status.” This added a new protected class for housing (and in other areas as well) that went into effect on June 11, 2020. According to guidelines posted by the Washington State Human Rights Commission (WSHRC) on June 22, 2020, “a housing provider cannot deny housing to an otherwise qualified tenant, demand a higher security deposit or rent, demand cash payments, or otherwise treat a person or family differently due to citizenship or immigration status.” Just as with any other protected class such as familial status, national origin and religion, all actions such as retaliation, failure to respond appropriately to tenant-on-tenant harassment, refusal to make repairs, etc. based on citizenship or immigration status are also a violation under Fair Housing Law in the State of Washington.

The guidelines from WSHRCE clearly state that “if a prospective tenant cannot provide a social security number to a housing provider during the screening process, the housing provider should accept alternative ways of screening the tenant.” These guidelines suggest that denial of an applicant based on the lack of Social Security would be a violation of Fair Housing law in the State of Washington.

Since 2020, many local laws have added language to their legal code that further limits how housing providers can use Social Security numbers in the screening process. These local governments go beyond protecting people based on immigration or citizenship status and protect anyone who does not wish to

So, how should you adjust your application criteria notice and screen applicants accordingly?

If you currently require a specific credit score from a credit bureau that requires a social security number to run a report, you may want to include

“IF A PROSPECTIVE TENANT CANNOT PROVIDE A SOCIAL SECURITY NUMBER TO A HOUSING PROVIDER DURING THE SCREENING PROCESS, THE HOUSING PROVIDER SHOULD ACCEPT ALTERNATIVE WAYS OF SCREENING THE TENANT.”

share their Social Security number: Burien, Kenmore, King County, Redmond, SeaTac, Shoreline, Spokane, and Tacoma. Some of these law codes specify that the housing provider must accept portable screening reports that applicants order from credit bureaus in advance and use several times over a 30-day window.

a statement on your application criteria notice that allows for an applicant without a social security number to provide alternative proof of a positive history of paying bills on time, and that their debt-to-income ratio low enough that they can afford rent. This could include bank statements, tax records, utility statements, portable screening

reports… whatever documentation the applicant can provide.

The WSHRCE guidelines suggest asking for alternative documents during the tenant screening process to verify identification. These include, but are not limited to, a foreign passport, citizenship or consulate card, INS form I-864 Sponsorship verification, etc. .... see page 6 for more details. To establish past rental history, an applicant could provide utility records, information from a former landlord, or a copy of a past lease. To show ability to pay, an applicant can provide bank records, pay stubs, paid utility bills, or a letter from an employer.

Remember, even though it has been customary and acceptable practice to require a higher deposit or other “adverse action” for someone who could not meet your specific screening criteria, WSHRCE specifically states that “a housing provider should not require a higher security deposit or charge more in rent if the tenant cannot be screened through the provider’s usual methods” because of their citizenship or immigration status.

For more in-depth information and best practices, you can access a one-hour class on Screening International Applicants on RHAWA’s Education ONDEMAND Platform by subscribing at RHAwa.org/products/classPasses.

Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.

Denise Myers

RECENT CHANGES TO LEASE FORMS

Christopher Cutting | Cutting Law Office PC | Attorney + RHAWA Board Vice President

To start 2024, we made some updates to our lease and some of the standard lease attachments. Effective with the January 30 version, we have updated the attorneys’ fees provision in all four versions of the lease to reflect industry best practices and the latest litigation. In particular, Section 16 of the leases provides that “as provided by law and except as otherwise prohibited,” the prevailing party in any litigation shall receive attorney’s fees as part of the judgment. We have included this restrictive language for many years because Washington law prohibits attorneys’ fees in certain circumstances. Several class action lawsuits are currently pending against groups of landlords who have more ambiguous language in their contracts. At this time, we are not aware of any RHAWA member using our leases who has been made a party to any of these cases.

We have also removed any reference to an award of attorneys’ fees from the various lease addenda. In its place, all four leases now have added language

that makes clear that the Section 16 attorneys’ fees language also applies to any addenda included with the lease or added later. This was always the case, but we strengthened that language to avoid confusion.

When managing your relationship with your residents, remember two things about this clause.

• First, this is a two-way street. If you violate your resident’s rights

ment against you. This is referred to as a bilateral clause; by law, all attorneys’ fee contract provisions are bilateral in Washington.

• Second, this is limited to prevailing in a lawsuit. You should not demand legal fees from your resident as a result of issuing a notice to pay rent or vacate, consulting with an attorney about a maintenance

YOU SHOULD ALWAYS USE THE MOST RECENT VERSION OF ALL RHAWA FORMS BY DOWNLOADING IT FROM OUR WEBSITE WHEN NEEDED.

in such a way that they are compelled to sue you and win, you will most likely be liable for their attorneys’ fees in any judg-

request or deposit-accounting dispute, or anything else. Neither you nor your resident are entitled to attorneys’ fees except if you prevail

in a lawsuit against the other party. When reinstating a tenancy during a non-payment eviction, a landlord may only recover attorneys’ fees as part of reinstatement if they are awarded by the court.

While you cannot demand or collect attorneys’ fees without winning a lawsuit, you may be able to collect a fee for issuing certain notices under section 2 of the lease. The final paragraph of this section provides a place for you to add a fee for preparing and serving a notice of lease violation on your resident. This is enforceable without a lawsuit if that fee is a reasonable estimate of your costs for preparing and serving that notice and this practice is not restricted by local ordinance. (See Section 2 of the Lease Requirements by Local Jurisdiction for local law information).

Remember, you should always use the most recent version of all RHAWA forms by downloading it from our website when needed. We update forms year-round to reflect state and local law changes, best practices, and in response to litigation.

Christopher Cutting

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Local Rental Housing Regulation Watch

RHAWA Advocacy Team | advocacy@RHAwa.org

RHAWA is working hard to keep track of the ever-changing landscape of rental housing regulation in various jurisdictions across Washington State. Feedback from the membership regarding these issues, or any other issue not mentioned below, is welcomed and encouraged. Member participation in local government affairs is vital to letting the government know RHAWA and rental housing providers and managers are an important group at both the State and local level that we provide a vital service to our communities. For happenings at the local level, contact Tim Hatley at (206) 905-0601 or at thatley@RHAwa.org. If you would like to get involved in any of our advocacy efforts, contact Daniel Bannon at (206) 905-0609 or at dbannon@RHAwa.org.

——

BELLINGHAM

New rental restriction laws took effect in Bellingham on January 1, 2024. These new provisions are based on passage of a voter approved measure on November 6, 2023. These new measures require 120-days (about 4 months)’ advance notice of rent increases and that rental housing providers provide relocation assistance if a rent increase is imposed of 8% or more.

The relocation assistance must equal the sum of three times Bellingham’s current fair-market monthly rent as defined by the U.S. housing and Urban Development metrics, or three times that tenant’s existing monthly rent, whichever is larger, according to the proposal. This new voter-approved mandate becomes effective on January 27, 2024.

Housing providers in Bellingham will also see their registration fees double,

as part of a revamp of an 8-year-old rental inspection program.

The current fee schedule gives rental housing providers a free pass for the first failed inspection but charges them $50 for all subsequent re-inspections. That will change to $100 for the first failed inspection, $200 for the second and $500 for the third. The fees for missed appointments will also increase incrementally under the new system.

After the changes take effect, owners of 20 units or less will pay $20 per unit, with larger buildings costing $16 per unit in annual registration fees.

The fee increases become effective January 1, 2024.

FEDERAL WAY

There has been no added information coming our way concerning proponents of new legislation requiring a 180 notice for any rent increase and imposing a $10 late fee cap attended a City Council Committee meeting advocating on behalf of the proposal. A spokesperson for the group claimed they had the support of 10 different community organizations, including the Low-Income Housing Coalition and Solid Ground. While no legislation has yet been introduced, efforts by tenant advocates to push new regulations are ongoing. We have scheduled meetings with councilmembers on these issues.

KENMORE

There has been no new news on The Washington Business Properties Association (WBPA) suit filed in August

in King County Superior Court against the City of Kenmore seeking declaratory relief over municipal ordinances that "conflict with and are preempted by state law and that improperly place unconstitutional burdens infringing upon the rights of rental housing providers to enter into and enforce the terms of residential lease relationships with tenants."

Specifically, the WBPA takes issue with two ordinances enacted by the city in 2022 as a suite of tenant protections. They aim to enshrine into city law "just cause eviction protection," capping fees and deposits, increasing notice for rent hikes, authorizing tenant payment plans and banning "abusive, deceptive, and unfair practices in rental housing."

The WBPA claims these ordinances are poorly written and run afoul of the state law.

KENT

There’s a new effort underway to bring neighborhood-based voting to Kent, the south-of-Seattle suburb that’s King County’s third largest city. A campaign called “Kent for Districts” launched Thursday, announcing plans to collect petition signatures for a November ballot measure that would switch five of seven Kent City Council seats to district elections. Currently, all seven seats in the city of about 136,000 people are elected at large. Proponents claim the move would promote equitable representation for Kent’s different communities. They say politics in the sprawling city has traditionally been dominated by leaders from certain neighborhoods, which can result in less representation for, and less attention paid to, other areas.

OLYMPIA

Effective March 1, 2024, Olympia enacted a new rental registry program based upon passage of legislation by the city on November 14.

Rental properties in Olympia are required to:

• Register annually with the city (beginning March 1, 2024)

• Obtain a business license from the Department of Revenue (beginning March 1, 2024)

• Undergo an inspection by a certified third-party once every 5 years (beginning Jan. 1, 2025)

Property owners will select and contract a third-party inspector from the City’s pre-approved list to complete the inspection of their units. A reinspection may be required if there are deficiencies or repairs that need to be completed. If serious safety concerns arise and a property is deemed uninhabitable, property owners may be required to pay relocation assistance to tenants who are displaced.

SEATTLE

The Seattle City Council appointed property owner Tanya Woo to join its ranks on Tuesday, filling the vacant citywide seat left by Teresa Mosqueda with a member far more moderate than the onetime progressive standard-bearer.

Woo, who is just over two months re-

moved from an election loss to her now-colleague Tammy Morales of District 2, received five votes from the council dais, winning her appointment on the first round of voting and solidifying a stark turn away from the increasingly progressive legislative body of the last decade.

——

SHORELINE

The Shoreline City Council adopted new Residential Tenant Protections measures on December 11, 2023. These new requirements include:

• Additional notice requirements for base rent increases. For base rent increases greater than three percent but less than 10%, landlords are required to provide 120day notice. For base rent increases of 10% or greater, landlords must give at least 180-day notice.

• All move in fees and security deposits cannot exceed a combined one month’s rent. Tenants have the right to pay these fees in installments. The number of installments depends upon the length of the lease.

• Late fees cannot exceed 1.5% of the tenant’s monthly rent.

• A tenant may propose, in writing, that the landlord change the due date for rent in the rental agreement to a different day of the month if the tenant’s primary source of income is a regular, monthly source of government assistance.

• A landlord may request, but cannot require, a prospective tenant to provide a social security number or other type of tax identification

number for screening purposes.

• Fee limitations

• All fees must be listed in the rental agreement.

• A landlord may not charge a fee for a tenant’s access to common areas and/or a prorate share of utilities for such areas or for the performance of any landlord duty required by the RLTA.

• A landlord may not charge a fee associated with the issuance of a notice to a tenant, even if the notice is required by state law, including but not limited to a fee for preparing and delivering a notice regarding past due payment of rent, a notice to pay or vacate, or a notice of noncompliance with a rental agreement.

• Tenants have the right to sue their landlord for violation of the code.

These new regulations will be effective at the beginning of 2024. ——

SPOKANE

On January 22, 2024, the Spokane City Council voted 4-2 on a resolution naming Barbara Liliana Navarrete Lorenzo (Lili Navarrete) as the newest member to join the City Council representing District 2, Position 2. Navarrete fills the seat that was made vacant after Council Member Betsy Wilkerson was elected Council President during the general election this past November.

Navarrete’s appointment to this Council seat is in effect until November of 2025 when the election for this position has been certified by the Spokane

County Elections Office following the November 4, 2025, general municipal election. She becomes the first Hispanic American woman to hold a position on the Spokane City Council. ——

TACOMA

The Tacoma News Tribune along with housing providers are encouraging the city of Tacoma to develop a benchmarking system to assess how the new rental restriction measures passed in November will have on the rental housing stock in the city that took effect December of 2023. These new restrictions include relocation assistance for rent increases of 5% or more; 210-day notice for any rent increases; prohibits school year and cold-weather evictions; caps fees; prohibits evictions of seniors, first responders, military, health care providers and members of their families. But the new Landlord Fairness Code Initiative will not be enforced by the city of Tacoma. Instead, tenants will have to take their rental housing provider to court to contest alleged violations of any of the recent changes that went into effect on December 8, 2023.

TUKWILA

City staff reached out to RHAWA requesting additional information regarding our position on a draft ordinance the city council may consider in the first quarter of 2024. RHAWA submitted comments which outline our concerns with the proposal. As noted previously there is an effort underway for new tenant protection measures including:

• Requiring rental housing providers

to provide written summaries of rights and obligations;

• Capping upfront costs over and above the first month’s rent at a total of one month's rent, with a right to pay in installments over six months (or two months for leases shorter than six months);

• Prohibiting the collection of a security deposit by a rental housing provider unless a rental agreement is in writing and a written checklist or statement describing the condition of the unit is provided to the tenant;

• Capping late fees at 1.5% of monthly rent;

• Allowing renters on fixed incomes to adjust the rent due date to better align with their payments; and

• Removing social security number requirements to screen prospective tenants.

——

VANCOUVER

Tenant advocates have been busy organizing in Vancouver hoping to pressure their state legislators to allow for local rent control and took a large contingent to Olympia in January for a lobby day. The city of Vancouver recently adopted a Short-Term Rental (STR) Ordinance that took effect In January 2024. Prior to the adoption of the ordinance short-term rentals were prohibited. The STR will be a 24-month pilot program to gauge the impacts of the new ordinance.

Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.

THE YEAR OF HOUSING

OLYMPIA

It was an extremely busy first month of session in Olympia with a plethora of bills brought forward on a wide range of issues facing our state. Obviously, for this readership we’ll talk about housing policy issues and some of the noise made by these bills.

I was able to sit down with two lawmakers in the early weeks of the session, Representative Andrew Barkis and Senator Phil Fortunato, and really hear their take on housing policy in Washington State and how they feel we can best move forward in a constructive and bipartisan way.

Representative Barkis owns and runs a property management company, and I asked him what issues he is seeing from his professional and legislative side about the supply of housing.

“You know being in the rental industry we have seen this massive attention to our industry really in a negative way that we are the cause of this problem and that is not the case. The cause of the problem is we have overregulated; you know the zoning issues are all the things that go into producing the supply. So, I have been focused on supply-side legislation since the day I got here,” Barkis said.

Senator Fortunato spoke about the issues with the lengthy evictions cases currently taking place in many parts of the state, “If you make it more difficult to evict people, you tighten up the rental market. So now, the only people who are going to be able to do this are getting to be larger and larger corporations who are buying up all these little apartment buildings.”

Senate Bill 6210 was heard in Olympia during the first few weeks of the session, and this would give more money for counties to appoint more

So now, the only people who are going to be able to do this are getting to be larger and larger corporations.

– Senator Phil Fortunato

commissioners to hear unlawful detainer or eviction cases. Jason Roth, who I have written about in the past from his local media fame, spoke at the hearing.

“I received an automatic continuance because my tenant was assigned a free appointed attorney through The Housing Justice Project, and it shocked me that my tenant and his attorney appointed were intentionally not prepared for the day of the hearing. What was even more shocking is that my continued hearing was for March 12. That’s after the day the lease is

supposed to end. I have been struggling more than you can imagine. I have been unable to sleep through the physical discomfort of my living situation, emotional trauma this has brought on me, and I am riddled with many many thousands of dollars in attorney’s fees with nothing to show for it at this point,” Roth said.

As I said, it has been a very busy legislative session with a multitude of bills looking to bring change to many different aspects of the housing industry. Not just rent control, but also new construction and property tax issues.

Look for my colleague, Tim Hatley’s, articles on specific bills that RHAWA has tackled this session.

For my full interview with Representative Barkis and Senator Fortunato, check out Housing Matters, the Rental Housing Association of Washington Podcast. You can find Housing Matters wherever you get your podcasts, or if you prefer, there is a video version on the RHAWA YouTube Channel.

Senator Phil Fortunato

Industry in Motion

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

NEW VENDOR MEMBER

Join us in extending a warm welcome to our newest vendor member, Danika Plumbing, as they join the RHAWA community!

Interested in Submitting Your Announcement?

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

SPRING WORKSHOP

As spring ushers in its vibrant colors and renewed energy, the Rental Housing Association of Washington (RHAWA) is gearing up for another spectacular event set to elevate the knowledge and expertise of rental housing providers. Mark your calendars for Saturday, March 23, as RHAWA presents its Annual Spring Workshop and Tradeshow (SWTS), promising a day filled with education, networking, and industry insights.

SAME VENUE, FRESH PERSPECTIVE: CEDARBROOK LODGE

This year, RHAWA is proud to announce a return to the picturesque Cedarbrook Lodge near SeaTac. Cedarbrook Lodge offers rustic scenery, delightful cuisine, and a conducive atmosphere for a day of education and fun. Easily accessible by I-5 or Hwy 99, the lodge's IACC certification, floorto-ceiling windows for natural light, free on-site parking, and delicious food set the stage for an exceptional event.

MORNING KICKOFF & KEYNOTE PANEL DISCUSSION

The day begins at 8 am with doors opening to a warm welcome of coffee, tea, and a continental breakfast in the Vendor Hall. The conference program starts at 9 am with a keynote panel discussion in The Summit Hall featuring RHAWA Board President and Executive Director, Sean Flynn, Board Vice President Christopher Cutting, and other industry experts. This session promises a legislative update from the State Legislative Session, focusing on key areas affecting small housing providers.

DIVERSE TRACKS, TAILORED LEARNING

This year, we're injecting some fun into our workshop lineup! Points, candy, prizes, and team pride will motivate you to work for and remember these key facts, necessary for every rental housing provider in Washington. Following the keynote panel discussion, the SWTS will feature breakout sessions organized into four distinct tracks:

• Tenant Laws: Prominent attorneys and landlord-tenant law experts delve into key aspects of Federal, State, and Local laws impacting rental housing providers in Washington State.

• Property Management: Seasoned

professionals share best practices and lessons learned across all stages of the tenancy lifecycle.

• Interactive: A team-based version of the Jeopardy game will have you and your tablemates scrambling to be the first group to answer tough questions about current Washington and local rental laws.

• Business: Experienced rental housing investors and business professionals demystify finance and business issues related to rental property investing.

With three, hour-long sessions held simultaneously for each track, attendees can tailor their learning experience, choosing sessions that align with their interests and business priorities.

COMPREHENSIVE RESOURCES: SLIDES & AUDIO RECORDINGS

Understanding that it's impossible to attend every session, RHAWA goes the extra mile by providing attendees with slides from every presentation and audio recordings. This ensures

that the wealth of knowledge presented during the SWTS remains accessible for future reference, allowing attendees to focus on the sessions they attend without the fear of missing out on valuable content.

CULINARY DELIGHTS & NETWORKING OPPORTUNITIES

The SWTS isn't just about education; it's a holistic experience. A beautifully catered lunch awaits attendees in Tamarack Hall, accommodating various dietary restrictions. Attendees will also be able to mingle among the many vendors set to be at the event who are ready to help solve any problem you may currently be dealing with. The afternoon will also feature a happy hour, providing the perfect setting for networking and casual discussions.

RAFFLE FOR A CAUSE: SUPPORTING THE RHAWA LEGAL DEFENSE FUND

As a highlight of the day, RHAWA will be hosting an exciting raffle with all

Is

company interested in sponsoring or exhibiting at this event? Contact Luke Brown at lbrown@RHAwa.org or via phone at (206) 905-0610 to learn more.

Ivan Kallevig | Business Development Manager | 

TRADESHOW 2024

Saturday, March 23 | 8:00 am - 4:00 pm

at Cedarbrook Lodge in SeaTac

proceeds going towards the Legal Defense Fund (LDF). The RHAWA LDF plays a crucial role in advocating for the interests of rental housing providers, and your support is vital to continuing this fight. For more information on the LDF, please visit RHAwa.org/LDF.

A DAY OF GROWTH AND CONNECTION

In conclusion, the 2024 SWTS promises to be an exceptional day for housing

providers—a day filled with education, connection, and growth. Attendees can look forward to mingling with fellow industry professionals, engaging with vendor members to explore valuable services, and seizing the opportunity to expand both their knowledge and their businesses.

To get a sneak peek of the excitement and valuable learning experiences awaiting you, we invite you to watch

the highlight video of last year's event on YouTube: SWTS 2023 Highlight Video. It's an excellent way to see what makes the SWTS such a unique and enriching experience!

For any inquiries or to secure your spot at this unmissable event, contact any RHAWA staff member or visit RHAwa.org. Don't miss out on this chance to be part of an extraordinary day that goes beyond the conventional

EVENT AGENDA

workshop and tradeshow—it's an investment in your success, your network, and your journey as a rental housing provider. We look forward to seeing you there!

Session Descriptions & Instructors

OPENING: 9:00 am – 10:00 am

LEGISLATIVE UPDATE PANEL

PANELISTS

Sean Flynn

Sean Flynn will kick off the event and lead a panel of attorneys, reviewing and discussing the outcomes of the 2024 legislative session, summarizing new state and local laws and how to apply them to your rental business practices.

RUN IT LIKE A REAL BUSINESS | BUSINESS

Sean is a graduate of the University of Washington, holds an MBA with a concentration in Finance from Clark University and J.D. from Seattle University School of Law. He is the owner of Flynn & Associates, PLLC. His firm focuses on representing clients in real estate and trust and estate litigation, planning, and transactions.

Chester Baldwin

A lobbyist and attorney at Baldwin Legal Group, PLLC, utilizes his extensive experience, diverse academic background, and strong relationships with lawmakers to advocate for his clients' interests, specializing in real estate industries and associations while also engaging in pro bono work, and defending juvenile and veteran cases.

Christopher Cutting

Christopher Cutting has been practicing residential and commercial landlord-tenant law, judgment enforcement, and appeals since 2009. Christopher is the Vice President of RHAWA and Co-Chairman of the Legislative Committee.

Kaitlyn Jackson

Kaitlyn Jackson is an Associate at Williams Kastner, located in the Seattle office, and a member of the Business Real Estate and Transaction Practice Group. Kaitlyn’s real estate law practice focuses on landlord-tenant law, lease review, and real estate purchase and sales. Kaitlyn serves on the board of the Rental Housing Association of Washington.

PERIOD 1: 10:15 am – 11:15 am

SECURE YOUR SECURITY DEPOSITS | TENANT LAW

Laws regulating security deposits have become complex and differ from city to city. Learn to do everything correctly or risk losing it, no matter how much damage is done. Chris Benis practices law with First Avenue Law Group, PLLC in Seattle, WA representing property management firms, individual real estate investors, and others in the real estate industry. Chris serves as Legal Counsel for the Rental Housing Association of Washington (RHA) and is a frequent instructor and past-President of the organization.

GHOSTED BY YOUR TENANT | MANAGEMENT

Have they moved out? Or maybe they are ashamed to be in default. What to do if your tenant stops communicating. Tim Schondelmayer has almost 20 years of experience managing residential properties and currently serves as Regional Manager at Mullally Development Company.

Rental property should not be treated as a passive investment, especially today. Learn how to do it the right way from business licensing to managing the bottom line and protecting your investments.

Julie Martiniello, Estate Planning Attorney and Managing Partner of Dimension Law Group have focused her practice primarily on trusts & estates, real estate, and business transactions for the past 11 years. She is a frequent speaker and active member of RHAWA.

PERIOD 1, 2 & 3

RHAWA JEOPARDY | INTERACTIVE

An engaging and educational interactive Jeopardy game show-style track! This event is a unique opportunity for participants to challenge their knowledge and deepen their understanding of the rental housing industry. Whether you're a seasoned property manager or just starting in the field, this fun and informative game will test your expertise and provide valuable insights to help you excel in the rental housing business. Get ready to buzz in with your answers and embark on a journey of learning and competition in this dynamic and entertaining event.

Sharon Cunnington is a real estate investor, entrepreneur, and inventor. She specializes in helping people purchase and manage positive cash flow investment properties as a licensed real estate broker and consultant. She has served on the RHAWA board for many years and is a frequent speaker.

Additional RHAWA Jeopardy Hosts

Christopher Cutting, Constance Nelson, Chris Benis, Daniel Bannon and Sean Flynn

PERIOD

2: 12:45 pm – 1:45 pm

UNRAVEL RENT INCREASE LAWS | TENANT LAW

With convoluted state lease renewal law, and over a dozen different city laws, rent increases have become quite complicated. Learn how to do it right and reduce the risk of lost income or fines.

Christopher Cutting has been practicing residential and commercial landlord-tenant law, judgment enforcement, and appeals since 2009. Christopher is the Vice President of RHAWA and Co-Chairman of the Legislative Committee.

MAKE UNIT TURNS WORTHWHILE | MANAGEMENT

Turning units is the perfect time to make necessary repairs and savvy upgrades. Learn how to flip them fast and make the most out of every dollar you spend!

Kathryn Shabalov is the Managing Broker at MacPerson's Property Management. She has 18 years of experience managing all types of properties in King and Snohomish counties – from single homes to apartment buildings, to mobile home Parks and multifamily properties. She is a wealth of knowledge and experience and her clients rave about her commitment to each of their properties and concerns.

VENDOR LISTINGS

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

ACCOUNTING | BOOKKEEPING

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

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

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

ADVERTISING | VACANCY LISTINGS

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

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

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

Christopher T. Benis, Attorney at Law First Avenue Law Group, PLLC

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

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

Dimension Law Group PLLC

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

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

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

BANKS

CMG Home Loans

Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com cmghomeloans.com/mysite/eric-aasness

BANKS

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

Homebridge Financial (206) 915-3742 | homebridge.com

Luther Burbank Savings Bank

Tiana Jackson (425) 739-0023 | lutherburbanksavings.com

Pacific Crest Savings Bank

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

Union Bank

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

BATHTUB + SHOWER RENOVATION

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

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

BLIND CLEANING + REPAIR

Shine a Blind

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

BUILDING INSPECTORS

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

Straight Street Building / Home Inspection

John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws

BUILDING MATERIALS

Dunn Lumber | Doors, Windows + Lumber (206) 632-2129 | (800) 248-3866 dunnlum.com

BUILDING REPAIR | REMODEL

+1 Construction (206) 313-6587 | plusoneconstruction.com

Bellan Group, LLC

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

BUILDING REPAIR | REMODEL

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

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

Flippers Warehouse (206) 656-3222 | flipperswarehouse.com Maintco (425) 822-5505 | maintcogc.com

Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com

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

Rife Masonry

Chad Rife (206) 696-6998 | rifemasonry.com

RKC Construction, Inc.

Kyle Caulk (206) 595-3565 | cajames.com

T.E. Kelly Company, LLC

Tim Kelly (206) 240-1950

The Wall Doctor, Inc.

Gary Borracchini (425) 822-8121 | thewalldoctor.com

Top-Rung Construction LLC

Gary Gilmer (253) 893-1101 | fieldsroofservice.com

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

CARPET CLEANING

Extreme Steam Carpet Cleaning 24/7 Water Extraction (425) 330-9328 | extremesteamcc.com

Genesee Carpet Cleaning (206) 569-5573 | genesseecarpetcleaning.com

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 masonryrestorationconsulting.com

CLEANING

Genesee Carpet Cleaning (206) 569-5573 | genesseecarpetcleaning.com

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

COLLECTIONS

Puget Sound Collections

Garrett Michaud (206) 728-5000 | pugetsoundcollections.com

COMMERCIAL REAL ESTATE

Capstone Commercial Real Estate Advisors

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

CBRE - PNW Multifamily | Private Capital Group (206)292-1600 | www.cbre.com

DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com

Icon Real Estate Services Inc.

Jeremiah Roberson (425) 633-3330 | iconre.org

Kidder Mathews

Dylan Simon: (206) 414-8575

Jerrid Anderson: (206) 499-8191

DylanSimon.com

Foundation Group, LLC (206) 324-7622 | foundationgroupre.com

Lee & Associates

Multifamily Team

Candice Chevaillier (206) 284-1000 | lee-nw.com

Marcoe Management LLC

Brittani Marcoe | (253) 650-0475 Office@MarcoeManagement.com

Paragon Real Estate Advisors, Inc.

Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871

Pilot Ventures LLC

Jason Kono (206) 566-6600 | pilotnw.com

Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com

VENDOR LISTINGS

COMMERCIAL

SERVICES

| www.iNspect.ws Straight Street Small Business Commercial R.E. Inspections CCPIA Certifified member ID CCPIA-000146 (206)999-1234 hi@iNspect.ws | www.iNspect.ws Westlake Associates (206) 505-9400 | westlakeassociates.com Windermere Real Estate Commercial Therasa Alston | (206) 650-4777 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com CONSULTING The Kirkland Consulting Group, LLC Cell Site& Rooftop Leasing Deepak Katara (425) 829-0670 | deepak@tkcgllc.com Straight Street Small Business/ Home Consultation Services HUD 203K Consultant ID# S0838 John Leon Gonzalez Renovate your property with a HUD 203k Consultant (206)999-1234 | hi@iNspect.ws | www.iNspect.ws Straight Street Building Home Consultation Services HUD 203K Consultant ID# S0838 John Leon Gonzalez Renovate your property with a HUD 203k Consultant (206)999-1234 hi@iNspect.ws | www.iNspect.ws CONSTRUCTION + DEMOLITION

RKC

john@bravoroofs.com | bravoroofs.com

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

Danika Plumbing LLC

Frank Gaborik

frank.g@danikaplumbing.com (425) 335-3515 | danikaplumbing.com

Diamond Roofers, LLP

Flat & Low Slope (206) 202-7770 | diamondroofers.com

ER Flooring (360) 402-9566 | erflooring.com

Masonry Restoration Consulting (425) 344-3893

masonryrestorationconsulting.com

Maintco (425) 822-5505 | maintcogc.com

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

CONTRACTORS

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

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

Zoom Drain (206) 531-0885 | zoomdrain.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

Dryer Vent Solutions (425) 398-5001 | dryerventcleaning.com

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 (206) 283-0816 | RHAwa.org

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

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

Kay Properties & Investments

Dwight Kay (855) 899-4597 | kpi1031.com

Sound Realty Group

Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com

Velocity 1031 (425) 247-3307 | velocity1031.com

FINANCIAL | LIFE INSURANCE SERVICES

American Family Insurance Cisneros Agency, LLC

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

CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com

Diamond Cut Insurance Group, Inc.

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

Olympic Estate Group, LLC

G.A. “Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com

FLOOD | SEWER OVERFLOW CLEANUP

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

FLOOR COVERINGS

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 billie.fisher@seattle.gov

Tacoma Housing Authority (253) 281-7674 | tacomahousing.net

GUTTER

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

HANDYMAN SERVICES

Abc Turn-Key Services LLC (253) 432-1748 | abcturnkeyservices.com

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

TQ Handyman LLC

Trevor Rose (206) 222-5129 | tqhandyman.com

Valencias Handyman (509) 346-3694 | Javiervv065@icloud.com

HARDWARE

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

HEATING | AIR CONDITIONING (HVAC)

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

HOME INSPECTIONS

Seattle Rental Inspection Services (RRIO) (206) 854-0390

seattlerentalinspectionservices.com

Straight Street Home Inspector, Lic# 707,74657 FREE! WDIR/SPI report with every H.I. report (206)999-1234 hi@iNspect.ws | www.iNspect.ws

Taurus Home Inspections Lisa Lotus | WA State Home Inspector #2261 (206) 676-0023 | taurushomeinspections.com

HOARDING

Bio Clean, Inc. (425) 754-9369 biocleanwa.com

INSURANCE

American Family Insurance Cisneros Agency, LLC

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

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

Leavitt Group Northwest

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

INVESTMENT + FINANCIAL SERVICES

CBRE - PNW Multifamily | Private Capital Group (206)292-1600 | www.cbre.com

Darco Inc (206) 322-9495 | darcoapts.com

GoodRoots Companies, Inc (480) 710-6074 | goodroots.io

Kay Properties & Investments

Dwight Kay (855) 899-4597 | kpi1031.com

Kidder Mathews

Dylan Simon: (206) 414-8575

Jerrid Anderson: (206) 499-8191

DylanSimon.com

Luther Burbank Savings Bank

Tiana Jackson: (425) 739-0023 lutherburbanksavings.com

McTaggart Real Estate (206) 322-9495 | darcoapts.com

VENDOR LISTINGS

INVESTMENT + FINANCIAL SERVICES

Paragon Real Estate Advisors, Inc.

Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com

Peak Mortgage Partners

Dave Eden (206) 660-3014 | peakmp.com

Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net

Sound Realty Group

Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com

Velocity 1031

Exchange - 1031 Real Estate (425) 247-3307 | velocity1031.com

IRRIGATION SYSTEMS

Seattle Public Utilities | Saving Water Partnership (206) 684-5955 | savingwater.org

LAND DEVELOPMENT | ZONING

Allied Property Experts (206) 717-5777 | apex-re.com

LANDLORD LIAISON PROGRAM

Tacoma Housing Authority (253) 281-7674 | tacomahousing.net

LANDSCAPING

Echo Yard Maintenance (206) 909-6873

LAUNDRY SERVICES

Hainsworth Laundry

Jason Hainsworth (509) 534-8942 | hainsworth.biz

LEAK DETECTION

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

LEASING

The Kirkland Consulting Group, LLC

Cell Site& Rooftop Leasing

Deepak Katara (425) 829-0670 | deepak@tkcgllc.com LENDERS,

CMG Home Loans

Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com cmghomeloans.com/mysite/eric-aasness

CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com

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

Homebridge Financial (206) 915-3742 | homebridge.com

Kidder Matthews Simon and Anderson Team (206) 747-4725 dylansimon.com

Luther Burbank Savings Bank

Tiana Jackson (425) 739-0023 lutherburbanksavings.com

Pacific Crest Savings Bank

Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126

pacificcrestbank.com

Peak Mortgage Partners Dave Eden (206) 660-3014 | peakmp.com

LOCKSMITH

Downtown Locksmith (206) 571-1847 | Lockanddroad.com

LOCKSMITH

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

Mobile

206-664-1209

Dunn Lumber (206) 632-2129 | (800) 248-3866 dunnlum.com

MAINTENANCE

Abc Turn-Key Services LLC (253) 432-1748 | abcturnkeyservices.com

Real Property Management Today (253) 426-1730 | rpmtoday.com

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

MASONRY SERVICES

Rife Masonry

Chad Rife: (206) 696-6998 | rifemasonry.com

Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com

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

METER + BILLING SERVICES

Submeter Solutions, Inc.

Cameron Towe | (425) 228-6831 sales@submetersolutions.com 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

PEST INSPECTIONS

Straight Street Building/Home WDIR Reports SPI/WDOs, Mold, Asbestos, Lead testing (206)999-1234 | hi@iNspect.ws | www.iNspect.ws

PIPE RESTORATION

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

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

PLUMBING

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

bestplumbing.com

Danika Plumbing LLC

Frank Gaborik

frank.g@danikaplumbing.com (425) 335-3515 | danikaplumbing.com

PLUMBING

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

PRINTING

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

PROPERTY MANAGEMENT

Allen Property Management

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

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

Brink Property Management

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

Capstone Commercial Real Estate Advisors

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

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

Crown Properties Inc (253) 537-2704 | crown-rentals.com

Dave Poletti & Associates (206) 286-1100 | davepoletti.com

Dobler Management Company Inc. (253) 475-2405 | doblermanagement.com

Elita Living Real Estate LLC

Erica Vincent | (206) 323-0771 | elitaliving.com

Emerald Door Property Management (206) 992-7334 | emeralddoor.com

Foundation Group, LLC (206) 324-7622 | foundationgroupre.com

Icon Real Estate Services Inc.

Jeremiah Roberson (425) 633-3330 | 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

Longley Property Management Inc.

Venita Longley (206) 937-3522 | longleypm.com

Madrona Real Estate Services, LLC

Bradford Augustine (206) 538-2950 | MadronaRealEstate.com

Maple Leaf Management LLC

Michelle Bannister (206) 850-8095 | mapleleafmgt.com

Marathon Properties

Jeff O’Hare (425) 745-9107 | marathonpropmgmt.com

Marcoe Management LLC

Brittani Marcoe | (253) 650-0475 Office@MarcoeManagement.com

Nathaly Burnett Property Management (253) 732-9535 | beyondseattle.com

Next Brick Property Management (425) 372-7582

Northfield Properties Inc. (425) 304-1250 | (425) 304-1250

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 Jakeman | (253) 473-5200 | park52.com

People’s Real Estate, Inc.

Lisa Brannon | (425) 442-9941 | peoplespm.com

Pilot Ventures LLC | Property Management (206) 566-6600 | pilotnw.com

Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com

Prospector Property Management (206) 508-6366

prospectorpropertymanagement.com

Real Estate Gladiators

(425)260-3121 | www.realestategladiators.com

Real Estate Investment Services (REIS)

Lakewood: (253) 207-5871

Seattle: (206) 319-5981 | REISinvest.com

Real Property Management Today (253) 426-1730 | rpmtoday.com

Rentals Northwest Richard Wilber | (253) 581-8616

Renters Marketplace

Larry Cutting

(425) 277-1500 | rentersmarketplace.com

Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net

Seattle's Property Management (206) 856-6000

seattlespropertymanagement.com

Seattle Rental Group (206)315-4628

www.seattlerentalgroup.com

SJA Property Management (425) 658-1920

sjapropertymanagement.com

Spartan Agency, LLC (253) 863-6122 | spartanagency.com

SUHRCO Residential Properties

(425) 455-0900 | (206) 243-5507 | suhrco.com

The Paris Group NW

(206) 466-4937 | theparisgroupnw.com

TQ Handyman LLC

Trevor Rose: (206) 222-5129

trevor@tqhandyman.com

Viaclarity Inc

(206) 853-1568 | divalerie1259@outlook.com

Weber & Associates Property Management (425) 745-5838

Westlake Associates (206) 505-9400 | westlakeassociates.com

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

Windermere Property Management / Lori Gill & Associates (425) 455-5515 | wpmnorthwest.com

PROPERTY MANAGEMENT

Windermere Property Management

/ JMW Group (206) 621-2037 | windermere-pm.com

Rental Housing Association of Washington (206) 283-0816 RHAwa.org/RMAP

Windermere Property Management / WPM South, LLC

Ed Verdi | (253) 638-9811 | wpmsouth.com

WPI Real Estate Services, Inc. (206) 522-8172 | wpirealestate.com

REAL ESTATE BROKERS

Allied Property Experts (206) 717-5777 | apex-re.com

Capstone Commercial Real Estate Advisors

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

Cornell & Associates Inc (206)329-0085

www.cornellandassociates.com

Dave Poletti & Associates (206) 286-1100 | davepoletti.com

DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com

Darco Inc (206) 322-9495 darcoapts.com

Elita Living Real Estate LLC

Erica Vincent (206) 323-0771 | elitaliving.com

Foundation Group, LLC (206) 324-7622 | foundationgroupre.com

GoodRoots Companies, Inc (480) 710-6074 | goodroots.io

Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com

Kay Properties & Investments

Dwight Kay (855) 899-4597 | kpi1031.com

Kidder Mathews

Dylan Simon: (206) 414-8575

Jerrid Anderson: (206) 499-8191

DylanSimon.com

Krishna Realty (425) 209-0055 | krishna-realty.com

Lee & Associates

Multifamily Team

Candice Chevaillier (206) 284-1000 | lee-nw.com

Madrona Real Estate

Bradford Augustine (206) 538-2950 | MadronaRealEstate.com

McTaggart Real Estate (206) 322-9495 darcoapts.com

Next Brick Property Management (425) 372-7582

North Pacific Property Management (206) 781-0186 | (800) 332-1032

northpacificpropertymanagement.com

Paragon Real Estate Advisors, Inc.

Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871

paragonrea.com

Park 52 Property Management

Paul Jakeman | (253) 473-5200 | park52.com

VENDOR LISTINGS

REAL ESTATE BROKERS

People’s Real Estate, Inc. (425) 442-9941 | peoplespm.com

Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com

Real Estate Gladiators

(425)260-3121 | www.realestategladiators.com

Real Estate Investment Services (REIS)

Lakewood: (253) 207-5871

Seattle: (206) 319-5981 | REISinvest.com

SJA Property Management (425) 658-1920 | sjapropertymanagement.com

Sound Reatly Group

Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com

SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 | suhrco.com

The Paris Group NW (206) 466-4937 | thepaccarisgroupnw.com

Westlake Associates (206) 505-9400 | westlakeassociates.com

Windermere Property Management / Lori Gill & Associates (425) 455-5515 | wpmnorthwest.com

Windermere Real Estate Commercial Therasa Alston | (206) 650-4777

WPI Real Estate Services, Inc. (206) 522-8172 x105 | wpirealestate.com

RENTAL HOUSING INSPECTORS

Ideal Inspection Services LLC

RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com

Seattle Rental Inspection Services (RRIO) (206)854-0390

seattlerentalinspectionservices.com

Straight Street Rental Housing Inspections

John Leon Gonzalez, (206)999-1234 hi@iNspect.ws | www.iNspect.ws

RETIREMENT PLANNING

Olympic Estate Group, LLC

Jeri Schuhmann (206) 799-0544 | OlympicWealthStrategies.com

ROOFING SERVICES

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

Bravo Roofing, Inc.

GoldStar Vendor + Vendor of the Year | 2014

John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193

john@bravoroofs.com bravoroofs.com

ROOFING SERVICES

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

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

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

SECURITY

Signal 88 Security of South Puget Sound (206)208-0233 | signal88.com

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

SUBMETERING

Submeter Solutions, Inc. Cameron Towe | (425) 228-6831 sales@submetersolutions.com submetersolutions.com

TAX CONSULTING | PREPARATION

Brink & Sadler

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

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

TEMPORARY HOUSING

99Gem (206) 579-9533 | D.Perkins5637@gmail.com

TENANT SCREENING

Rental Housing Association of Washington Val Kushi (206) 283-0816 | RHAwa.org

THIRD

Guardian Water & Power

Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139

Bio Clean, Inc. (425) 754-9369 | biocleanwa.com UTILITY SERVICES

Conservice (435) 419-4960 | conservice.com

Seattle Public Utilities | Resource Conservation (206) 684-5251 | savingwater.org billie.fisher@seattle.gov

Pacific Publishing Co.

 Continued from page 20

MOVING UP TO MULTIFAMILY | BUSINESS

Session Descriptions & Instructors

It might be time to upgrade to a multifamily property. Learn how to evaluate properties, qualify for funding, and structure a deal that works for you.

Candice Chevaillier has been selling commercial real estate investment property in the Seattle market for nearly 20 years. She joined Lee & Associates as a Principal to spearhead the growth of their Multifamily practice and has built a stellar team of investment brokers on her direct team. Her reputation in the marketplace is sterling for her work ethic, industry leadership, and ability to create wins for clients on both sides of the negotiating table.

Robert Meunier joined Lee & Associates Commercial Real Estate Services earlier this summer as the brokerage firm continued to expand its Northwest Multifamily Team.

The Seattle-based Vice President came over from commercial real estate mortgage banking company, DSC Capital.

PERIOD 3: 2:00 pm

– 3:00 pm

TODAY'S EVICTION PROCESS | TENANT LAW

Washington evictions are not what they used to be. Review current statutes and learn about recent case law updates so you can avoid missteps that could hurt you in court.

Travis Scott Eller practices with Eller Law Firm and owns Access Evictions, Inc. Travis has practiced landlord-tenant law for more than twenty years, representing both commercial and residential landlords. He has successfully represented clients in trials, arbitrations, mediations, administrative agencies, and appeals.

RULE YOUR REPAIR REQUESTS | MANAGEMENT

As an owner, you are required to respond to repair requests and maintain your property. Learn how to create an effective system to manage maintenance, tenant relations, and vendor selection.

Enrique Jevons founded Jevons Property Management Company in 2008 to own and manage the best rental properties available for people living all across Washington State. Today, he owns over a hundred units and his company manages over one thousand rental units spanning from Pierce County to Yakima.

INTEREST RATES & THE 2024 ECONOMY | BUSIENESS

Our economy has been hit hard by inflation, but what can we expect this year? Learn about key economic factors affecting interest rates, which in turn influence economic activity.

Eric Aasness is a mortgage lender with over 35 years of experience lending in the Pacific Northwest and across the country. He is a licensed Continuing Education Instructor with Washington State and is also certified with the Washington State Housing Finance Commission.

Rent Control Stopped in the Senate –STILL ALIVE IN THE HOUSE

Tensions were high when the State Senate Housing Committee met on January 31, 2024 on the last day that Senate Bill SB5961 – Rent Control –could move out of committee. Expecting a close vote, rent control advocates were putting tremendous pressure on key committee members to pass the bill onto the Senate floor. At the same time, RHAWA mounted an aggressive behind-the-scenes effort to hold off the efforts of the renter’s rights groups. SB 5961 did not make it out of committee and the Senate version of rent control is dead.

“Our members really stepped up on this issue”, said Sean Flynn President and Executive Director of RHAWA. “We had dozens and dozens of contacts with key committee members in the days and hours leading up to the vote. But our efforts are not over in any way during the remainder of the session.”

...RHAWA MOUNTED AN AGGRESSIVE BEHIND-THESCENES EFFORT TO HOLD OFF THE EFFORTS OF THE RENTER’S RIGHTS GROUPS.

While the Senate version of rent-controll died in committee, its companion bill in the house – HB 2114 – is very much alive. On February 3, 2024 the House Appropriations Committee advanced an amended version of the bill out of committee onto the Rules Committee and on February 7, 2024 the Rules Committee moved the bill to the floor for full House consideration.

While there were a few changes made to the bill as it advanced out of the Appropriations Committee RHAWA is still strongly opposed to this legislation.

“Rent control kills housing.”, said Flynn, “It’s a mystery to me that while we are seeing all these efforts to fund new social housing projects with new taxes, we are also seeing policy leaders

undertake new legislative efforts like rent control which will extinct existing affordable single-family and small multi-family housing units.”

Whether the House will take final action on House Bill (HB) 2114 is unclear at the time of this writing. But we do know there is “a ton of interest” in the proposal, according to House Speaker Laurie Jinkins, D-Tacoma. However, Speaker Jinkins is also intimately familiar with the Olympia legislative process.

“There’s not much of a point in passing bills that we don’t have any hope over there,” Jinkins said of the Senate. “So I think what we want to do is assess whether or not there’s hope.”, according to media reports.

Speaker Jinkins was referring to the defeat of SB 5961 the previous week in the

Tim Hatley

Senate Housing Committee. If HB 2114 were to be passed by the state House of Representatives before the February 13, 2024 cutoff date for legislation to make it out of its house of origin it would then be sent to the Senate for its consideration. Given the defeat of HB 2114’s companion bill SB 5961, RHAWA is hopeful that with our member's continued advocacy efforts we can keep rent control from advancing through this legislative session.

This legislative session is scheduled to wrap up March 7 and several other bills are still alive related to property tax increases and a new Real Estate Transfer Tax (RETT), so much work to be done.

Tuesday February 6th was RHA’s Annual Legislative Day on the Hill. We were joined by members from all over the area who were eager to bring their voices to Olympia. We had a fantastic day where members were able to not only speak with their district legislators, but also speak with each other and share thoughts and ideas about our industry. When not speaking to their legislators, members had the opportunity to see the House and Senate floors in action. Several of our members were also kind enough to speak to our Government Affairs Team about how recent legislation affects them and how this drew them to Olympia for a chance to make their voices heard. Look for those interviews on the RHA YouTube Channel.

2024 WASHINGTON STATE LEGISLATIVE TRACKER

More than 500 bills were filed for the 2024 legislative session which began on January 9 and concludes its’ 60-day calendar March 7. Going into the session there was an expectation that rental housing and tenant advocacy issues would be some of the highest priority issues. Expectations have been met.

Key Opposed Legislative Bills Still Alive

HB

SB 6136

SB 5770

HB2276/

HB 2323/

SB 6211

While our legislative team was able to kill several of worst bills impacting rental housing providers – including and significantly – a senate-initiated rent control bill, SB 5961 – there is still work to be done. As of this writing there are still nine bills we are feverishly working to kill.

Key Opposed Legislative Bills We Have Killed

SB

HB

HB2161

SB

SWTS SPRING WORKSHOP + TRADESHOW

2024 Event Sponsorship

with RHAWA, where we enhance your expertise, foster connections, and strengthen your rental housing industry ties. Join us for skill-building and networking with Washington State’s top businesses. This event is Seattle, WA 98188

BRONZE SILVER GOLD

Complimentary Event Tickets – Lunch +

Happy Hour with 2 Drink Tickets Included

Hyperlinked Company Acknowledgment on Event Webpage

Recognition in Current Newspaper

Exhibitor Booth

Sponsor Ribbons

Hyperlinked Company Acknowledgment on Weekly Event Promotional Emails

Social Media Recognition

Tabletop Displays at Event

Event Program Advertisement

650 Word Profile in Current Newspaper

30 Second Podcast Promotion

Podium Time to Address Attendees during Keynote

2 Tickets

VENDOR OPPORTUNITIES

LAST CHANCE: Become a Sponsor at the 2024 Spring Workshop + Tradeshow

Luke Brown | Business Development Specialist |  lbrown@RHAwa.org |  (206) 905-0610

Get ready to be part of something big! The Rental Housing Association of Washington (RHAWA) is thrilled to present the 2024 Spring Workshop + Tradeshow, and we invite you to join us as a sponsor for this spectacular event.

This year, our Spring Workshop + Tradeshow promises to be bigger and better than ever before, with an expected attendance of 150 dedicated members from the rental housing industry. It's your chance to shine in front of a diverse and engaged audience of housing providers, property managers, attorneys, financial experts, and others involved in the rental industry.

WHAT'S NEW?

Raffle: Introducing an exciting and engaging raffle opportunity for this year!

We invite our sponsors to participate by contributing a raffle gift valued at approximately $25-$50. To enter the raffle, attendees will purchase tickets at the RHA booth, and will visit your table to enter your raffle. This will not only boost foot traffic but also provide ample opportunities for you to engage with potential clients. As a bonus, during the event's happy hour, you'll have time to address all attendees and announce the lucky winner of your raffle prize.

Don't miss the chance to showcase your products and services to a captive audience seeking solutions for their rental businesses.

This event is the ideal platform to gain exposure, connect with potential clients, and leave a lasting impression on the rental housing industry. Secure your sponsorship today and be a part of something extraordinary!

If you're interested in sponsoring or exhibiting at the 2024 Spring Workshop + Tradeshow, please review the agreement to the right. It covers benefits for each bundle, as well as pricing. Right

 CONTACT If you have any questions, please contact Luke Brown at: (206) 905-0610 or lbrown@RHAwa.org.

now, one gold package, two silver packages, and one bronze package are available. Spots are going very fast, so secure yours today!

For more information about the event, see pages 18-25.

How to Choose the Right Air Filter for Your Home

Breathing is the essence of life. The same holds true for your home’s heating and cooling systems. That’s why it makes sense every now and then to share the reason for our most common HVAC service call, and the simple DIY remedy.

It used to be, that when someone asked me which air filter was the best air filter…I would go into a long monologue about filter choices, media choices, Electronic Air Cleaner pluses and minuses, Electro-Static Air Filters, U.V. lights, etc. It was almost always a very long conversation because it’s an important and extensive field, with lots of variables and things to consider; or so I thought.

Now however, after seeing hundreds of systems every year for over 30 years, I have realized a couple of basic realities/truths that simplify the discussion to just three main points:

1. The single greatest or most common cause of system failure for

HVAC/R systems, is poor maintenance.

2. No air filter can last forever, and to work at all it must be changed regularly.

3. The best air filter for every HVAC/R System, and the one that delivers the best overall air quality and helps extend the life of the equipment the longest; is the air filter that always gets changed on a regular schedule, year after year.

In my time I’ve seen 5-year-old HVAC/R equipment, with sophisticated, expensive Air Filtration Systems, where the air quality delivered was horrible, and the equipment ruined, simply because the system wasn’t properly maintained, and/or the filter wasn’t replaced regularly.

On the flip side, I’ve seen 20-year-old equipment in “like new” condition, working perfectly, and delivering good air quality, because the cheap, thin, buck ninety-five air filter was replaced every other month, and the equipment

was serviced every 6-months by an HVAC/R contractor.

My dad used to have a saying; “Any system will work; if you always use it”. That is the central issue here, and one you should honestly address when it comes to choosing the best air filter for your equipment. Regardless of the specific details that make up the Air Filtration System, the real question to ask yourself is “What will work for me?”

It doesn’t matter how good an air filter can be if it gets serviced so rarely that it either clogs up the equipment and ruins it, or gets tossed aside and the equipment runs with no filter protecting it or your air quality.

When you’re looking at the various types of air filters and cleaners available to you by your HVAC/R Contractor, or your Home Center if you prefer, choose something that you will actually work with regularly, month after month, year after year. Generally, we advise people to avoid the various Electronic Air Filters and Cleaners

available unless there are health issues to address like allergies, etc. These types of Air Filtration Systems are the most expensive in both initial investment and ongoing maintenance. And like most Electronic Air Filters, they must be pulled and cleaned at least monthly to work effectively.

Next, get a Service Agreement signed and started with your HVAC/R contractor, or if you’re maintaining your own equipment, get the regular service schedule on your calendar, and let the scheduling system keep you on track.

We change the oil in our cars regularly because it’s the best way to keep our vehicles running well and safely year after year. Keeping your air filters changed and your equipment serviced on a regular schedule is no different; except that when it comes to your HVAC/R system you’ll not only get longer equipment life; you’ll get a better quality of life, by breathing better, cleaner air… Day and Nite

Bruce Davis, Sr.

Bruce

SEATTLE MULTI-FAMILY MARKET REPORT

OVERVIEW

12

9,694

12

6,241

There has been a disconnect between supply and demand. Developers added about 9,700 units to the Seattle metro's inventory over the past 12 months, while about 6,200 were absorbed. The region's vacancy rate has risen as a result. Over the past year, the vacancy rate increased from about 6.5% to 7.2%. In this case, the increase was less dramatic than the national benchmark. Nationally, vacancies rose from about 6.5% to 7.7% over the same period.

Seattle's urban centers and areas with new light rail stations underway have added households at the fastest rate in the region. These are mostly within about a 10-mile radius of Seattle and Bellevue's downtowns.

Those with the most under construction as a percentage of existing inventory include Shoreline, Downtown Seattle, North Seattle, Redmond, and

Lynnwood. When looking at the total number of units under construction, these neighborhoods, plus Tacoma, Ballard, and Bellevue are among the top for multifamily development on the West Coast.

With a robust pipeline of new units delivering at a time of slowing demand, rent growth has slowed. Annual rent growth sits at 1.1%, after reaching an all-time high of 10% two years ago. Areas with a lot of new supply such as Downtown Seattle and Redmond were the first to see negative rent growth in the most recent cycle. They were also among the first to see rent growth return as that wave of projects leased up.

With new supply largely landing in the 4 & 5 Star tier, this segment has seen the largest increase in the vacancy rate. The vacancy rate for this tier sits at 7.8%. Communities rated 3 Star have seen vacancy hold steady at about 6.0% over the past year. That tier saw rents increase 1.2% over that stretch. That compares to nearly no growth among the luxury tier set.

The baseline forecast suggests that apartment vacancies will decrease slightly over the next year as demand ticks up. Against that background, the recent slowdown in construction starts should also translate to fewer new units in lease-up, competing for renters. This should create upward pressure on rents.

Annual rent growth is forecast to reach Seattle's 10-year average of about 4% by the end of 2024.

VACANCY

VACANCY RATE

7.2%

Absorption of multifamily units in the Seattle metro has slowed. Over the past two years, absorption came in at about 6,000 units per year. That was a significant drop from a highwater mark of more than 16,000 units of absorption in 2021. It is also below the average of the 2010s, when an average of about 7,800 units were absorbed annually.

As of the first quarter of 2024, the market's 12-month absorption figure sits at 6,200 units, while the inventory has grown by 9,700 units over the past year. The vacancy rate has shifted from 6.5% one year ago to 7.2% today as a result. Over the past three years, an imbalance between supply and demand pushed vacancy from a low of 5.1% to where it is today.

Vacancy has risen most rapidly in 4 & 5 Star stock, as this segment has seen the most rapid increase in inventory. That trend will likely continue. About 15,000 luxury units are under construction, the equivalent of a 9.5% growth over the existing stock in that tier. This tier also saw the greatest level of demand, and 12-month absorption for this set sits at 5,700 units. That compares to 1,300 units for 3 Star and -790

units of absorption for 1 & 2 Star.

Most areas saw construction outpace absorption over the past 12 months. The largest disconnect was in Shoreline, where a significant a wave of new units is starting to be delivered ahead of new light rail stations in that area.

Last year, new inventory exceeded absorption by about 500 units in that submarket. That trend may continue there, as the amount of inventory on the way is enough to growth the existing stock by more than 40%.

Meanwhile, some urban centers such as Downtown Seattle and Redmond saw vacancy rates shrink as construction did not keep up with absorption over that stretch. Based on the number of units absorbed, Downtown Seattle outperformed, adding more than 1,200 new households. That could change over the coming year, as these areas have a significant number of new units on the way. In these two submarkets, the amount now under construction exceeds recent annual absorption by about two thirds. This could lead to a disconnect between supply and demand over the next year. Even so, areas near offices for large tech companies such as Bellevue, Downtown Seattle and Redmond are seeing increased interest. According to some property managers in these areas, office return requirements are often cited by potential tenants.

Other areas with a significant amount of new inventory on the way that could

COSTAR GROUP

boost vacancy include Bellevue, and Seattle's close-in suburban neighborhoods of Ballard and North Seattle. All of these submarkets saw an influx of new apartment households over the past year. However, they are currently experiencing a surge of construction activity that could keep vacancy relatively high as new units lease up..

RENT

12 MO. ASKING RENT UNITS 1.1%

Last year ended with 1.2% 12-month rent growth, compared to an all-time high of 10.0% reached at the start of 2022. As of the first quarter of 2024, that figure sits at 1.1%. Even as rent growth was relatively flat over the past 12 months, this represents an improvement from last summer when rents were falling year over year.

Performance does vary by segment, with 4 & 5 Star properties seeing average annual gains of 1.3%, and 3 Star properties seeing the average rent increase 1.3%. Those in the 1 & 2 Star tier, which tends to be older properties that have aged into affordability, have seen gains of 1.6%. The average mar-

 Continued on page 34

SEATTLE Multi-Family Market Report

ket-rate rent in Seattle is $1,980/month, compared to the national average of $1,670/month. Rents vary by tier, with luxury units averaging $2,320/month, mid-tier $1,830/month, and lower-rated properties averaging $1,390/month. Rents also vary dramatically by submarket, with urban areas like Lake Union, Bellevue, and Downtown Seattle at them top of the spectrum. Submarkets to the south of the city of Seattle proper tend to have more affordable rents. Tacoma and McChord have the most affordable rents, on average.

Areas with significant new construction continue to see high levels of concession as those properties lease up. New construction has also placed pressure on rent growth, and submarkets with the largest amount of new deliveries have seen rents fall year over year. Downtown Seattle was the first submarket to see negative rent growth in late 2022. It was also the first market to see a turnaround in 2023 after deliveries slowed in that area, providing some reprieve.

Not all submarkets have seen falling rents. For example, West Seattle saw rent growth roughly in line with its longterm average over the past year. There, the vacancy rate has fallen since the start of 2022. The reopening of the West Seattle bridge connecting the peninsula with the downtown Seattle

has cut travel times into the city roughly in half. This likely has had a major influence on the perceived value of that area.

The baseline forecast calls for rent growth to accelerate this year, reaching about 4% by the end of 2024. That represents a strong turnaround for the market, especially in light of the average 2.5% annual growth seen over the past two decades. Based on an uptick in asking rents in those areas over the past quarter, areas that may outperform in the coming months include Bellevue, Downtown Seattle and Redmond. These are also neighborhoods that could be significantly impacted by efforts by large tech companies to bring workers back to offices. Some property managers in these areas have relayed to CoStar that return-to-office mandates

are often cited by prospective tenants..

CoStar market and submarket reports focus on market rate communities, but affordable housing is an important component of the inventory not included in these market statistics. As incomes are lower in the area, there are incentive programs designed to tackle affordability issues that developers can take advantage of. Much of the new development in the area takes advantage of a multifamily tax exemption that requires a certain number of units to be set aside for lower-income families, restricting the rents that can be charged for those units.

© 2023 CoStar Group – Licensed to Rental Housing Association of Washington – February 9, 2024

If you have any questions about the state of the current market, your personal investment properties, or future market trends, our brokers would be happy to help you. Give us a call today and learn what it’s like to partner with the best.

SPRING WORKSHOP + TRADESHOW 2024

Experience the magic of our Annual Spring Workshop + Tradeshow once again at the enchanting urban oasis of Cedarbrook Lodge , conveniently located near SeaTac. This is your best opportunity to gather the latest industry insights in one day for your rental business, just like last year.

• Explore a wide array of skilled service providers at the tradeshow.

• Choose from a selection of 12 educational breakout sessions led by expert attorneys and industry professionals.

• Enjoy meeting other members, participate in educational games, and win enticing raffle prizes.

Saturday, March 23 8 am – 4 pm

• Basic Education Included: Your RHAWA membership grants access to essential courses on landlord-tenant laws and rental operations.

• Upgrade for Full Library: Expand your learning with full access to the extensive ONDEMAND library, offering advanced topics and resources.

• Real Estate License Clock Hours: Access this as another upgrade option, perfect for those seeking to renew real estate licenses.

• Interactive Learning Tools: Engage with dynamic videos, downloads, and more, for an immersive educational experience.

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