CURRENT - May 2024

Named Top 9 Hotel Builder in the Seattle Area

Hotels, Casinos, TI, Single Family, Multi-Family, and More

As a real estate investor, you know that ROI and protecting your investment are essential to your success. Whether you own hotels, residential, or commercial properties, you can count on Construction Expeditors for straight talk and solid recommendations for upgrades, maintenance, and repairs that help keep your property competitive and profitable for the long term.

Rental Housing Association (RHA) Political Action Committee (PAC) just hosted our first fundraiser of the year! In case you missed it, the South Sound RHA PAC fundraiser took place on May 1 at the Tacoma Golf and Country Club. This fundraiser will help us continue our ongoing efforts in Tacoma as well as bolster our PAC fund for the upcoming election cycle where we can

Board Administrator

Jim Nell: jnell@RHAwa.org

Business Development Specialist

Luke Brown: (206) 905-0610

Creative Director

Sisi Mereness: (206) 905-0605

Deputy Director

Melissa Canfield: (206) 905-0615

Education + Resources Director

Denise Myers: (206) 905-0614

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

Membership Development + Gov. Affairs

Daniel Klemme: (206) 905-0611

Policy + Communications

Tim Hatley: (206) 905-0601

 Facebook: Like us at facebook.com/RHAofWA

 Instagram: Follow

produce some positive changes at the local and state level. Attendees enjoyed food and beverages as they mingled with fellow housing providers in their area and had the opportunity to hear from key players in the rental housing legislation in Tacoma. As you may already know, supporting the campaigns of moderate lawmakers who understand the issues of small housing pro-

viders is the first line of defense in the fight against poor housing policy. The value of RHA PAC fundraisers is often overlooked by the majority of our membership, so let us take some time to refresh our understanding of the benefits of RHA PAC fundraisers.

Firstly, attending RHA PAC fundraisers serve as a means of active participation in the political process. In democratic societies, citizens have the right and responsibility to engage with their representatives and contribute to the political landscape. Fundraisers offer a platform for individuals to express their support for candidates or causes they believe in, both financially and ideologically. By attending these events, individuals signal their commitment to the political process, demonstrating that they are invested in the future direction of their community, region, or country. All the candidates RHA PAC supports will understand the issues of small housing providers, but you never know which candidates you may connect with on a personal level. This connection can lead to new opportunities for our members and is a pathway to become deeply involved in our legislative process.

Furthermore, RHA PAC fundraisers foster networking and relationship-building among stakeholders. In the realm of politics, alliances, and connections are paramount. Fundraisers bring together politicians, donors, activists, and community leaders, creating a conducive environment for dialogue and collaboration. These interactions not only strengthen existing bonds but also forge new partnerships that can influence policy-making and governance. Building a robust network can enhance a candidate's viability, broaden their support base, and facilitate access to resources essential for their campaign. RHAWA is experienced at creating these broad alliances throughout multiple industries and you can be a part of this process as well at a more personal level. Meeting those who share your passion for helping

rental housing provides can help motivate you to continue your involvement as well as provide you with alternative perspectives on how to get involved and what methods of advocacy are most effective.

Additionally, attending RHA PAC fundraisers provides a platform for members to share their experiences and perspectives with lawmakers directly. There is nothing more important than communicating the perspectives of small housing providers to prospective or current lawmakers. While sending messages and providing testimony during legislative session is also incredibly important, the groundwork that we can provide before an individual is elected to office is often even more impactful. Lawmakers will remember that you took the time to attend a fundraiser and made a personal connection with them. In crucial moments when lawmakers must make a decision regarding rental housing policy, they will be able to utilize the experiences you have shared and explain the real-world impact of certain policies to their peers.

Lastly, the financial support that we can provide to key lawmakers can create significant changes in the makeup

 Continued on page 34

Daniel Bannon

Best Practices for Term Lease Renewal

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

First, determine if you want to maintain fixed-term leases in your rental property. It’s not as easy as it used to be!

What are the benefits of fixed-term leases versus month-to-month agreements in Washington State?

Benefits

Establish a minimum period of tenancy, potentially reducing turnover costs.

Control the time of year for turnovers. (Market times are shorter and rents trend higher in Spring and Summer.)

End tenancy without cause by giving 60 days' notice prior to the end of the lease term.*

End tenancy with allowed causes at any time with 20-120 days’ notice, not just at the end of the lease term.

Raise rent at any time with 60 days’ notice (or more depending on applicable local laws).

No regular annual notices are required unless raising rent or changing terms.

Continuous Fixed Term Leases

* Must offer lease renewal in Auburn, Burien, Federal Way, Kenmore, Seattle , and unincorporated areas of King County unless there is a “just cause” to end tenancy.

NOW, IF YOU HAVE DECIDED TO MAINTAIN FIXED TERMS, HERE ARE SOME BEST PRACTICES FOLLOWED BY MANY OF OUR MEMBERS…

Set Expectations

When signing a lease with a new tenant, explain that the lease is a fixed term ending on the day listed in the agreement. A few months prior to that date, you will reach out to discuss any offer for renewal. Avoid making any

upfront predictions on if you will be likely to offer renewal.

Check Your Local Laws for Rent Increase Notice Requirements

State law for rent increase notice is 60 days, but several cities have longer notice periods, often based on the percentage of rent increase. Some cities also require disclosures and special notice service requirements. If your property is in one of these cities, plan to use the RHAWA Rent Increase No-

tice Form following local instructions detailed in the notice packet.

Mark Your Calendar

Whenever a new tenant moves in, mark your calendar with their renewal schedule to include when you will reach out to discuss renewal, when you may be required to give notice of rent increase per any local laws, and when you might need to serve an End of Term Notice.

Determine If You Want to Renew

Between 6 and 4 months prior to the end of the term, schedule a routine inspection and see how the property has been cared for so far. This step is especially important in the initial term, but it is a good idea to do this every year. Take the opportunity to meet with the tenant and ensure all is well. Is there any unreported maintenance needed?

Are there any unreported new occupants (humans or pets)?

Offer Renewal

Between 4 and 3 months prior to the end of the term, discuss your offer of renewal including any rent increase or other changes. Use the one-page Lease Extension form found on the second page of the End of Term Notice with Lease Extension form to extend your formal offer in writing. Both email (or another digital system) and first-class mail is the best practice. Ask the tenant to return the signed lease extension form by 90 days prior to end of term.

Serve Rent Increase Notice as Needed

Follow any applicable local laws for serving Rent Increase Notice.

Serve End of Term Notice as Needed

If you have decided not to offer renewal, serve the End of Term Notice (Non-Renewal) well before 60 days prior to end of term. Follow up with reminders to encourage the tenant to vacate by the end of the term.

If you offered a tenant an extension, but they do not return the signed lease extension by 90 days prior to end of term, serve the End of Term Notice with Lease Extension well before 60 days prior to end of term. Explain to your tenant that they need to return the signed lease extension with 30 days,

Denise Myers

MAY CALENDAR

Denise

All Class Sessions Are Presented ONLINE Only Unless Otherwise Specified. For all ONLINE classes, 30-day access to a recording of the session is included. Subscribe to the Class Pass for 12-months' access to live weekly ONLINE classes for $250 AND/OR subscribe to our complete OnDemand Library for $25/month or $120/year at rhawa.org/products/classPasses.

STRUCTURING YOUR RENTALS WITH LLCS

When: Wednesday, May 1 | 3-5pm

Cost: $30 Members | $60 Freemium Subscribers | $90 Guests Estate Planning attorney and second-generation landlord, Julie Martiniello explains the many potential benefits to running your rentals as a business using LLCs and how it is done properly. Learn about the pros and cons of forming an LLC for your property business, how to create and maintain proper LLC form and how to use family LLCs for control and tax savings.

SOUTH SOUND RHA PAC FUNDRAISER

Location: Tacoma Country and Golf Club

When: Wednesday, May 1 | 4:30-6:30pm

Cost: $100 – Open to All

Last Fall, we made the largest effort to defeat a ballot measure in RHAWA history and now we need your support to continue our fight against harmful policy in the City of Tacoma and Pierce County. Join us at the Tacoma Country and Golf Club to hear about RHAWA's continued efforts in Tacoma and donate to the RHA PAC in order to keep this fight going.

SPOKANE RENTAL REGULATIONS

When: Wednesday, May 8 | 3-4:30pm

Cost: $30 Members | $200 Freemium Subscribers

If you operate rental properties in Spokane, you may not realize there are some newer regulations that impact your business. Between newer state laws and new City of Spokane rental regulations, there is quite a bit to learn. In this 90-minute online class, attorney Eric Steven will review the newer requirements and provide resources so you can operate your rentals with confidence and peace of mind.

LINK MEETINGS

Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. This month, the topic is Fair housing.

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

• Dave & Buster's, Bellevue | Tuesday, May 21, 6-8pm

• Ben Dews Clubhouse, Tacoma | Thursday, May 23, 6-7:30pm

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

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

PM SERIES-05: ADVERTISING AND SALES

When: Thursday, May 16 | 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, you will learn best practices for understanding and managing your company's presence in your market area. We will explore:

• Where to advertise for the best results.

• Tips and best practices when using various platforms.

• Writing appropriate and effective ad copy and effective marketing photography.

• How to build a relationship-based sales process.

Instructor: Erica Vincent

WA HOUSING PROVIDER WORKSHOP (2-PART SERIES, 4-CLOCK HOURS)

Learn everything you need to know about renting out a home in Washington, including new State laws, all relevant Federal laws, how to ensure you are following specific local laws*, and best practices for efficient operations. Kaitlyn Jackson, Attorney and Cory Brewer, Property Management Professional will lead this 2-part workshop includes the following sessions:

PART

1:

When: Wednesday, May 22 | 1-3pm

Cost: $30 Members | $200 Freemium Subscribers

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

Leasing and Move-in: Property condition and the security deposit, selection of rental agreement terms.

PART 2:

When: Wednesday, May 29 | 1-3pm

Cost: $30 Members | $200 Freemium Subscribers

Working with Tenants: Best practices and notices to encourage compliance with terms, notices to increase rent, change rules, or enforce compliance with terms of your agreement.

Managing Move Outs: Good Cause to end tenancy, security deposit accounting, and more.

Screening and Fair Housing

Fair Housing starts with your screening practices. We all understand the concept of fair housing; however, at times our own personal biases can filter through without even meaning to. To avoid accusations or issues that may be construed as discriminatory, Rental Housing Association of Washington (RHAWA) takes full measure in providing the resources that help housing providers to navigate the best practices when it comes to fair housing.

The purpose of fair housing is to ensure that individuals who fall within the protected classes are given opportunities to house their families. There are seven protected classes defined by the Federal Housing and Urban Development (HUD). Each state, county, and city have laws that protect the current and additional classes. Check with the local Office of Human Rights as each city and county may have additional information.

RHAWA provides courses throughout the year to keep housing providers up to date with the Fair Housing Laws. Whenever new changes come about with the Fair Housing Laws, RHAWA updates our forms, so they are current and meet the fair housing requirements. Communicating with your prospective tenants gives a great advantage to deciding who is the most qualified to be a responsible and reliable tenant for your rental property. But it is so much more than just having a conversation with

your applicants, and RHAWA recommends caution when first talking with the applicants prior to giving them an application. Listed here are a few steps to take before you start vetting the applicant.

1. SCREENING CRITERIA

To ensure that you are following the Fair Housing requirements the first foundation is your screening criteria. The screening criteria will be crucial as it will create the setting of how you will screen your applicants. It sets the stage for you and your applicant so you both know what is expected of each other. The screening criteria is a Washington State law (RCW 59.18.257). It must be in writing. Your prospective tenant will be able to determine if they meet your minimum qualifying requirements and what the screening fees are expected of them to cover. The minimum standards you may want to consider putting in your criteria is employment history, income requirement, credit history, rental history, criminal records, sex offender records, policies like no-smoking, pets, etc., and required fee and documentation. (Note: In Seattle, a decision based on criminal records is prohibited due to the Fair Chance Housing Law). You can visit the RHAWA website and print out the ‘Application Criteria Guidelines’, which will go into greater detail regarding the minimum requirements of the Screening Criteria.

2. ADVERTISING

As you get ready to advertise your rental property, avoid using blanket statements or words like ‘good’ or ‘bad’, or ‘no criminal records’ (give the applicant an opportunity to explain the situation), and do not use words or phrases that imply a preference for or against people from a protected class.

3. INQUIRIES

For the first contact, also referred to as the pre-interview, create a script to follow so that you can stay within the same interaction with everyone you talk with. Focus on making sure the prospect has seen and read your screening criteria and the terms you are offering, including key policies such as smoking, pets and parking. If after confirming their understanding of the screening criteria and key terms, the caller is still interested, schedule a showing. Certain topics may come up in the initial inquiry or throughout the screening process. Some of the most common fair housing issues that arise during screening are:

• The request for a disability-related animal even though you have a no pets policy

• Do you accept rent subsidized programs (ex. Section 8)

• Familial status and occupancy limits

• Applicant discloses they have a criminal record or a sex offense

• The applicant may not have a social security number

Be prepared to reply to questions like these following the HUD requirements. It is best to accept all applications and avoid discouraging anyone from applying. Treat each applicant the same and run the same screening report for your prospective tenants. Give the applicant information on all available units. Don’t assume they will be a better fit for one unit, allow the prospective tenants to choose what is best for their needs.

During screening the prospective tenants, be consistent with your questions and responses.

4. SCREENING REPORTS

RHAWA provides tools to help with your screening processes and allows you to keep up with the practice of consistency. The QuickApp Screening Portal gives you the tool to keep track of who has applied and paid for their screening package fee in the order they are received. Which complies with the First in Time Law based in the City of Seattle or for those who practice the first come first serve moto. The tools provide the ability to document your applications and screening reports. Remember to document everything!

Fair and effective screening practices start with having a clear understanding of the Fair Housing Guidelines. To learn more about Fair Housing Guidelines check out RHAWA’s Education ONDEMAND.

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 Heart of Housing: RHAWA’s Impact on Tenants, Housing Providers, and Communities

The Rental Housing Association of Washington (RHAWA) provides a lot more than forms, addendums, leases, and screening services: We are teaching rental housing providers how to follow complex changes to laws that have been on the books for decades. Even when RHAWA is opposed to these laws and the consequences they bring to our industry, we still provide a good faith effort to educate on how to implement these changes into your workflow. I believe our educating, mentoring, networking, political representation, and community engagement provide tremendous value to our members and our community.

The value RHAWA and our members bring to our community grows exponentially as it becomes clear that housing is currently one of the biggest, most important, and most complex issues this nation currently faces.

Contextualizing and communicating the impact our association has had in our community and for our members isn’t an easy task. I often think about

the many small mom and pop rental housing providers that continue being an active part of this industry because we exist. I wonder about how many tenants have lower than average rent while living in good homes because of this association’s ability to keep housing providers in the rental housing industry. We have helped so many. We represent, encourage, and educate the people that provide homes for renters.

ideas that blur political, economic, and social lines.

Stakeholders like rental industry advocates, tenant advocates, and social service providers are trying to communicate to one another about the needs of the people they represent, and these communications are funneled through a media apparatus that thrives of off “clicks”, (the ultimate measure of suc-

I believe that many have mistaken regulation for innovation.

Our entire community is part of the rental housing & real estate ecosystem. Everyone needs a place to call home. Everyone has questions about housing policy and homelessness which has caused a cacophony of questions and

cess for media in the digital age), and then this information is funneled to politicians, who I believe are exhausted with the subject matter, and if we assume have the public’s best interest in mind, are looking for innovation and leadership to solve problems.

I believe that many have mistaken regulation for innovation.

There has been a massive amount of regulation in the real estate and rental housing industry at all levels of government. I believe that anyone reading this article understands this presupposition, so the real question becomes, what can we do to mitigate the loss of revenue from regulatory interventions?

Well, I believe there is an answer: We need to understand that when we prioritize the well-being of those outside our immediate business circle, such as renters, communities, and the broader public, it ultimately helps our industry and our businesses thrive both now and in the future. What does this mean? It means assessing and quantifying how our rental properties influence important social issues like homelessness and housing affordability. Think of it as using data to hedge against regulatory burdens.

Daniel Klemme

Daniel Klemme | Membership Development & Government Affairs

HOUSING MATTERS PODCAST

Improving Housing Availability & Stability in District 28

Corey Hjalseth | External Affairs Manager |  chjalseth@RHAwa.org |  (206) 905-0603

I very much enjoy the podcast aspect of my duties here at RHAWA. I not only enjoy discussing policy with elected officials and industry professionals from all over the state, but I also really enjoy getting to know them on a more personal level. I had the pleasure of sitting down with State Representative Mari Leavitt, a Democrat from the 28th District. The 28th District is made up of University Place, Fircrest, Lakewood, Steilacoom, and Dupont, Elk Plain and a few surrounding islands.

If you closely followed the house rent control bill HB 2114, which was at the top of our opposition list in the 2024 Legislative session, you probably noticed the level of effort that was needed to defeat this bill. This bill would have imposed a 7% cap on raising rents, capping late fees at $10 and stipulations for a tenant being able to break a lease if the rent was raised 5% or more.

Representative Leavitt was one of only four Democrats who voted no on that bill on the house floor along with a unanimous Republican vote of no. The other Democrats to vote no were Representative Leavitt’s fellow 28th District Rep, Dan Bronoske, and Representatives Chapman and Walen. I am a little biased because the 28th District is my local District, so I was particularly pleased with the no vote from both of my Representatives.

Representative Leavitt and I discussed housing policy in our district as well as Washington State, why she chose to vote NO on 2114 and what she hopes all stakeholders can accomplish together for housing in Washington in the future.

“I’ve always had concerns that I haven’t seen the data that suggests when there’s a cap on rents that it turns around into more housing options. So that’s philosophically, principally that’s my overall

We need a million homes by 2040 and half of those have to be affordable...

– State Representative Mari Leavitt

concern and has been for a long time,” Leavitt said and spoke to what may come in next year’s session. “I do think we need to come back next year and do something. Not a cap, but something to address the challenges that our renters are having.”

Representative Leavitt also discussed some of her actions with HB 1892 which would give easy access to loans for private and non-profits to build more affordable housing. Given the shortage of housing in Washington state, anything that would expedite and ease that process is welcome by both parties and her bill was passed unanimously in both chambers.

“It’s going to be delivered by the Housing Finance Commission which is more their book of business. To allow workforce housing in the 50-80% AMI. I would love to move it up to 120%, but that’s not an option right now, but having this Workforce Hous-

ing Accelerator Loan Program it allows private developers to access it like our non-profits.” It is a workforce housing revolving program that requires repayment, but Leavitt says the repayments will give new capital for new builds as the program develops. She hopes to get significant investment in the fund in next year’s Legislative Session.

I closed our conversation by asking her what needs to happen to address our housing shortage and bring down prices in the process.

“We did quite a bit, myself and Representative Klicker, who’s the Ranking member on the House. We worked together on streamlining a permitting bill last year that got out that hopefully we’ll start to see the fruition of that as we move forward. I think you know continuing to remove barriers to get permits and make them faster and less expensive. The fees are exorbitant.” Leavitt says that the Housing

Trust Fund will help with some of this development, but the private sector absolutely needs to take over with the sheer volume of homes needed. “We need a million homes by 2040 and half of those have to be affordable, and to give context for folks who may not know, we have built 65,000 homes with the Housing Trust Fund since 1986 the year I graduated from high school. So that’s not a lot if you think about 1986 to now and we need a million between 2024 and 2040 and half of those have to be affordable.”

We also spoke about the need for Accessory Dwelling Units (ADUs) and Detached Accessory Dwelling Units (DADUs) as well as the recent co-housing bill which passed in the legislature this year. For my full conversation with 28th District Representative Leavitt check out the Housing Matters podcast wherever you get your podcasts. The video version is also available on the RHAWA YouTube channel.

An Insiders’ Guide to Getting a Commercial Loan

Robert Meunier | Bellevue Capital Group | Senior Loan Officer | RHAWA Vendor Member

Whether you plan on buying or refinancing a multifamily property, knowing some tips and tricks from someone inside the mortgage business is necessary to navigate our ever-changing lending environment successfully. I have been working in the commercial real estate lending industry for 15+ years as a mortgage broker and wanted to share some insights on how to strategically navigate your next CRE loan.

These are the things to keep in mind when getting a loan:

SHOP AROUND – The financial markets constantly change programs and rates, so it pays to shop around. One of the most efficient ways to find a new loan is through a mortgage broker like myself. We have relationships with over 200+ lenders between Banks, Credit Unions, Fannie, Freddie, HUD, etc. to ensure you are getting the best terms the market has to offer. If you don’t currently use a mortgage broker, please feel free to reach out for a complimentary consultation.

GET ORGANIZED – When it is time to get a loan, most lenders will want to see the following items at a minimum, so it is best to get organized ahead of time:

• Three years income and expense statements for the property

• Current Rent Roll

• Leases

• Personal Financial Statement

• Schedule of Real Estate

• Three years of personal tax returns

• Organization docs for the entity that owns the property (LLC, Trust, etc.)

• Insurance ACORD

INSURANCE – Insurance costs vary widely between companies. The easiest way to shop for insurance is through an insurance broker. They can shop several different carriers to determine who has the lowest premiums and the best coverage to keep you protected. If you don’t currently use an insurance broker, please feel free to reach out for a recommendation.

VACANCY – Most lenders will underwrite a vacancy rate higher than the actual market vacancy rate, or 5%. As a result, you should strive to end the year with around a 5% vacancy rate. This means your property’s rents are likely near the market, and you have a healthy level of turnover. If your property is always 100% occupied, this likely means your rents are below market. When it comes time to get a loan, the loan amount available could be less than if you were operating at market rents with occupancy of around 95%.

EXPENSE TRACKING – When

making capital improvements on your property (e.g., a new roof, new windows, renovating units, etc.), make sure to categorize these expenses as Capital Expenditures “below the line,” also known as below your Net Operating Income. If you include capital improvements in Repairs & Maintenance without itemizing them out, your expenses will show higher than needed, which will hurt the size of the loan and loan terms you can achieve.

PARTNERS – If you plan to partner with others, remember that anyone with more than 20% ownership of the property or managing authority will have to be underwritten by a lender. This means the lender will want to do a deep dive into them to understand their financial picture and may require them to sign as a guarantor on the loan.

TERMS – Loan terms vary widely between 1-year bridge loans and 30year fully amortizing permanent loans. Understanding your desired goals for the property will help determine which loan term is best suited for your needs. Most permanent loans are typically structured with 5, 7, or 10-year terms, amortized over 30 years. This means after your 5, 7, or 10-year term, you will have a balloon payment and either need to refinance, sell, or pay off the balloon payment at the end of the loan term.

RECOURSE VS. NON-RECOURSE – Understand the difference. Some lenders offer recourse loans, while others offer nonrecourse loans. A non-recourse loan is typically preferred, as this limits the lender's ability to pursue your personal assets in the rare event you have to give back the property. Recourse loans, on the other hand, allow the lender to pursue your personal assets if the property collateral is not sufficient to repay the lender.

PREPAYMENT PENALTY – These can vary widely between lenders, so it is essential to work with an experienced mortgage professional to discuss the differences. Some lenders offer a simple step-down prepayment structure (4%, 3%, 2%, 1%, 0%), whereas others use a more complicated approach, such as yield maintenance or defeasance.

Call to set up a consultation and discuss the next steps for refinancing your current property or finding a new loan for a future purchase.

Robert Meunier, Senior Loan Officer at Bellevue Capital Group. C: (206) 8499999 Email: rmeunier@bellevuecapitalgroup.com

Robert Meunier

SEEKING ANSWERS TO YOUR QUESTIONS?

RHAWA has made it easy for members to find answers to their most pressing property management questions.

Stop by our website to access our growing library of articles on fair housing, landlord-tenant laws and best practices for operating rental housing in Washington State.

Need additional assistance? Don't worry! You can submit your questions to Support Center staff with just the click of a button.

Visit RHAwa.org/support-center TODAY!

Navigating the Shifts in Today's Rental Market: A Guide for Multifamily Property Owners

As the landscape of the rental market continues to evolve, so do the preferences and expectations of tenants. Today, more than ever, tenants are looking for rental units that not only meet their spatial needs but also align with their lifestyles and values. This shift in tenant criteria is influencing the multifamily property market significantly, presenting both challenges and opportunities for property owners.

The demand for flexible living spaces, enhanced amenities, and eco-friendly features is on the rise. Tenants are prioritizing locations with easy access to public transportation, green spaces, and community amenities. The integration of smart home technologies and high-speed internet has also become a critical deciding factor for many.

For multifamily property owners, understanding these market dynamics is crucial. Whether you're managing a small duplex or a larger apartment complex, staying abreast of these changes can help you attract and retain tenants, thereby maximizing your rental income. However, deciphering the best strategies to leverage these trends requires a deep understanding of the current market conditions.

This is where the expertise of a real estate professional becomes invaluable. As multifamily real estate advisors, we are equipped with the latest market insights and can offer tailored strategies to enhance the appeal of your property. Consulting with a professional can help you navigate these shifts, identify improvement opportunities, and ultimately, achieve the highest rent the market has to bear.

If you have a vacant unit or anticipate one soon, now is the perfect time to explore how you can align your property with the evolving tenant preferences. Reach out to us for a comprehensive market analysis and personalized advice. Let's work together to maximize your investment and keep your property competitive in today's changing rental landscape.

If you would like to know more about 1031 exchanges, want to know the market value of your investment property or would like a referral to a tax, legal or 1031 exchange professional, please feel free to reach out to anyone on their team.

Brian Platt at Brian@ParagonREA.com (206) 251-8483, Michael Urquhart at Michael@ParagonREA.com (425) 999-6650, or Ben Douglas at Ben@ParagonREA.com (206) 658-7247.

Ben Douglas

Brian Platt

Michael Urquhart

Brian Platt, Michael Urquhart, and Ben Douglas Paragon Real Estate Advisors | RHAWA Vendor Member

Local Rental Housing Regulation Watch

The Rental Housing Association of Washington (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, rental housing providers and managers are an important group at both the State and local level because we provide a vital service to our communities. Contact Tim Hatley at (206) 905-0601 or at thatley@ RHAwa.org with any questions. 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.

As predicted last month, we are already seeing various local jurisdictions proposing new rental housing restrictions for discussion and introduced for consideration. A major theme we are seeing percolating amongst various jurisdictions relates to rental housing standards and the move to more rental registration programs.

In addition, most every local jurisdiction, pursuant to the Washington State’s Growth Management Act, are required to update their Growth Management Comprehensive Plans to accommodate for sufficient growth and meet other mandates specified by the state. Most all of these plans have discussion of how to better protect rental housing. Some speak to the need to balance housing provider and tenant protections, most lean toward tenant protection measures only. As an illus-

tration, nearly a dozen cities passed resolutions over the past two months endorsing removing the prohibition against local rent control as the state was considering such legislation.

As a result of much anticipated local government activity this summer and fall, major political activity, and in preparation for the 2025/2026 State legislative agenda RHAWA staff will continue to host regular zoom meetings to keep active members updated on the latest intel and help develop and implement our approach with local and state advocacy. Please stay tuned.

BELLINGHAM

Despite the adoption of the doubling of rental registration fees and mandatory rental inspection in February, tenant advocates are now demanding a “complete overhaul’ of the program. This is in addition to a recently passed city ballot measure to provide relocation assistance for tenants, amongst other rental restrictive measures.

“The (rental registration program) has been such a failure for the past eight years,” said Rebecca Quirke of the local advocacy group Tenants Revolt. “(The city) needs to get with the times. This needs to be completely redone.”, as quoted in the March 10, 2024, Bellingham Herald.

FEDERAL WAY

A recent roof collapse at a Federal Way apartment complex has once again

spurred conversation of past efforts by the city to consider a rental registration and inspection program. This is in addition to efforts already underway by local tenant advocates who are lobbying the city council for a 120-day notice provision for rent increases and a $10 cap on fees.

OLYMPIA

At the January 27, 2024, meeting of the Olympia city council, members directed staff to research and draft policy for a relocation assistance program and forward to the city council. The council also gave directions to staff to move forward with recommendations to council on limitation on junks fees, right to air conditioning, and the ability to break a lease if rent increases are proposed at 5% or greater. Staff was directed to research recent laws adopted by Tacoma and Bellingham as guidance.

This ordinance was initially brought for discussion at the March 19 council meeting with many members giving public comments against the ordinance. Further discussion and a vote was taken at the council meeting on April 9th. The ordinance passed unanimously after further input from the public and lengthy deliberation by city council members. The ordinance was passed with a few amendments.

Ordinance:

• Documents about the new ordinance to be given to tenants at lease signing and prohibiting any fees to be collected that are not included in the lease.

• Family member language for lease terms to be updated to include aunt, uncle, and adoption.

• The lease break option when rent is raised more than 5% was changed from 20 days to 30 days.

• The relocation assistance eligibility was initially set for rent being raised 5% or more. That threshold was moved to 7% or more, but the assistance will now be 2.5 months rent instead of 2 months. The 10% threshold and 3 months rent was removed from the language. There will be no AMI requirement for economic relocation assistance. The rental assistance may be paid out over a 12-month period.

• A late fee of $10 and a limit on move in fees being no higher than one month’s rent.

• Tenants will have the right to install cooling devices between April 1 and October 1.

This new ordinance goes into effect on May 9, 2024 barring any delays by city regulators.

RENTON

At the March 4, 2024, meeting of the Renton City Council, a motion was proposed by Renton City Council Member Kim-Khanh Van to request staff to draft a Renters Protection Ordinance and bring it back to the

council within 30-days. The motion failed with two AYES and five NOES.

However, the city is pursuing the consideration of a Rental Registration Program and are working with surrounding jurisdictions to identify “best practices” and will seek to use the program to collect data to inform them on potential future decisions regarding rental protection measures.

SEATTLE

Seattle Mayor Bruce Harrell transmitted his Draft One Seattle Plan, a major update to Seattle’s Comprehensive Plan that will shape how our city will grow over the next 20 years. Part of Mayor Harrell’s bold One Seattle Housing Agenda, the Draft Plan proposes allowing new types of housing across the city, bringing missing middle housing to every neighborhood, and expanding density with a focus on areas near light rail and rapid transit. With a focus on preventing displacement, the proposal encourages needed affordable housing and will enhance neighborhoods with accessible retail and amenities.

SPOKANE

The City Council is discussing an ordinance that would raise the rent increase notice period to 180 days. RHAWA

will keep an eye on the proceedings and keep everyone up to date.

Spokane will have a very active election environment this fall as Senator Andy Billig (D-Spokane) majority leader of the Washington State Senate, Senator Mike Padden (R-Spokane Valley), and US Congress Member Cathy McMorris Rodgers, announced their intentions to not seek re-election this fall setting off a scramble for both their seats. Immediately after Sen. Billig announced intention, state Rep. Marcus Riccelli, (D-Spokane) sent an email to his supporters announcing his plans to run for Billig’s seat. Soon after, prominent Spokane progressives Ben Stuckart and Natasha Hill declared they’d run to replace Riccelli in the state House.

Riccelli, Stuckart and Hill had previously been floated as potential Democrats who might run for the congressional seat vacated by McMorris Rodgers. Each eventually decided against it. Washington's 3rd Legislative District, which mostly covers the city of Spokane, is reliably blue, but the 5th Congressional District, which covers the eastern third of Washington, is reliably red. When Hill ran against McMorris Rodgers as a Democrat in 2022, she lost by nearly 20 points. Billig was also floated as a potential Democrat who could run for the 5th District but told local reporters last month he was not interested.

TUKWILA

At a city council meeting near the end of March, representatives from the Transit Riders Union made public comment requesting last years draft ordinance to be brought forth again with the new city council. However, the union representatives expressed they do not feel the ordinance goes far enough. The representative went on to say if the Tukwila City Council does not act, they may consider a ballot initiative. The ordinance will start back in committee at the end of April, and we’ll be watching to see the progress. The proposal in question would:

• Require 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.

The Tukwila City Council is actively seeking your comments and can be contacted by email citycouncil@tukwila.gov

At the March 5, 2024 meeting, the Snohomish County Council and staff reviewed the work elements for the county’s 2204 Comprehensive Plan update and noted a major work plan program was the development of a rental assistance program. RHAWA will closely monitor developments in this program and offer appropriate support.

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.

EDUCATION

Do Your Own Routine Inspections

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

Any successful property owner or manager will recommend doing routine inspections at least once a year. This enables you to ensure you are providing safe habitable conditions as required by law, catch maintenance issues before they devolve into expensive disasters, and identify any tenant compliance problems early. This practice also helps to establish a good rapport with tenants. If they see you on a regular (but not too annoyingly frequent)

basis, they are more likely to care for your property and trust you to keep it well-maintained.

Create a checklist that reflects each of your properties (see the example below) and make sure to follow up. Also, take the opportunity to educate the tenant on any property care tasks they should be doing themselves.

Animals on premises

Number/Types of animals

Safety issues present

Comments/Damages/Maintenance items

Mark "T" if Tenant responsible for damage/repair or "M" if maintenance needs to be scheduled

Entry

Living Room

Dining Room

Kitchen (leaks, appliances?)

Bathroom #1 (leaks?)

Bathroom #2 (leaks?)

Bedrooms

Hallway

Stairwell

Windows

Crawl area vents screened

Crawl Space access covered

Exterior House Siding/Paint

Exterior Trim Paint

Gutters/Roof issues

Garage/Carport

Yard: Grass cut, debris?

Fencing

Basement/storage areas

Any area not inspected:

Overall cleanliness:

Any other comments/notes:

Maintenance Request

Priority Repairs needed Re-inspection required

BIPARTISANSHIP PRESERVES AFFORDABLE RENTAL HOUSING

Tim Hatley | Policy + Communications |  thatley@RHAwa.org |  (206) 905-0601

Tim Hatley

THIS PAST SHORT 60-DAY LEGISLATIVE SESSION HIGHLIGHTED OUR STATE LAWMAKER’S ABILITY TO WORK IN A BIPARTISAN FASHION TO PROTECT SMALL RENTAL HOUSING PROVIDERS FROM THE CONTINUED ONSLAUGHT OF NEW RENTAL REGULATIONS THAT ARE DRIVING MANY OUT OF THE MARKET.

The epic battle this session over rent control best illustrates how members of both the Republican and Democrat can work together on significant policy issues. It was because of a bipartisanship approach that rent control was defeated, along with a host of other rental regulations.

Democrat lawmakers hold the majority in each chamber, with 58 Democrat lawmakers in the House compared to 40 Republicans. In the Senate, there are 29 Democrats and 20 Republicans. Senate Majority Leader Andy Billig, (D-Spokane) was quoted in a recent Spokesman Review article, “No one has the market cornered on good ideas, so it only makes sense to try

and work with the broadest coalition to pass a bill,”

Lieutenant Governor Denny Heck, a Democrat, added that he credits a large amount of the bipartisan work to the Senate leadership creating a culture of collaboration, pointing out Billig and Minority Leader Sen. John Braun, R-Centralia.

“Small housing providers applaud and are grateful of the ability of members from both sides of the aisle to come together, collaborate, and agree on policy matters that are critical to our members,” said Rental Housing Association of Washington President Sean Flynn.

“Looking forward, I am confident this spirit of cooperation will continue af-

ter the upcoming campaign season and into next year’s legislative session.”

A recent report produced by the state senate details how both parties from the House and the Senate voted on each piece of legislation. Here are some key findings.

• 91.3%, or 348 bills, garnered approval from at least 10% of the Republican body

• 81.8%, or 308 bills, secured support from over half of the Republican lawmakers

• 52.2%, or 199 bills, unanimously passed both chambers

• 4.2%, or 16 bills, passed only had Democratic support

Apparently, Democrats and Republicans can work together -- that should be acknowledged and held with high regard.

With over a dozen state lawmakers either retiring or running for other offices this year the next legislative session will have a different make-up.

“Rental housing is a non-partisan issue. Republicans and Democrats may be either tenant or a housing provider. Our goal is to work with elected officials from both parties on solutions to ensure a vibrant and sustainable affordable rental housing market across Washington State.”, commented Flynn.

2024 STATE CAMPAIGN

Projected Open House & Senate Seats

Expect a very active 2024 campaign season as, for the first time in 12 years, voters get to decide on an open Governor’s race as well as vote for new Attorney General, Lands Commissioner, and State Treasurer. In addition, every seat in the Washington State House of Representatives is up

for election this fall along with half of the state Senate. This is, of course, in addition to the choice for President of the United States, a US Senate seat and all nine congressional districts.

Over a dozen state lawmakers have already declared their intention to

seek another political office or have decided to retire. Among those who have decided to retire include Senate Majority leader Andy Billig (D-Spokane), Sen. Karen Keiser (D-South King County), and Sen. Sam Hunt (D-Olympia).

On the House side, three Republican Representatives have also announced their intention not to seek reelection: Rep. Spencer Hutchins (R-Gig Harbor), Rep. Joel Kretz (R-Wauconda), and former House Minority Leader J.T. Wilcox (R-Pierce County).

Tim Hatley | Policy + Communications |  thatley@RHAwa.org |  (206) 905-0601

Puget Sound

Tim Hatley

CAMPAIGN SEASON BEGINS

In addition, several other state Senators and Representatives are seeking other offices including Sen. Mark Mullett (D-Issaquah) who is running for Governor, Sen. Kevin Van De Wege (D-Lake Southerland) for Lands Commissioner and others running for Attorney Gener-

Spokane

al, State Treasurer, Congress or looking to move up to the State Senate.

While many candidates have already declared their intention to either seek reelection, pursue higher office or retire, the official filing period is the

MEMBERS MOVING ON FROM THE WASHINGTON STATE SENATE

District 3

- Andy Billig - D

District 4

- Mike Padden - R

District 5

- Mark Mullett - D

District 22

- Sam Hunt - D

District 24

- Kevin Van De Wege - D

District 33

- Karen Keiser - D

MEMBERS OF THE HOUSE OF REPRESENTATIVES MOVING ON

District 2

- J.T. Wilcox - R

District 7

- Joel Kretz - R

- Jacquelin Maycumber - R

District 17

- Lynda Wilson - R

District 26

- Spencer Hutchins - R

week of May 13 – May 17, 2024, which will make clear who is running for what.

RHAWA is closely monitoring what is going on in this election cycle as we know issues like rent control will once again be hotly contested. Identifying, meeting, educating, and endorsing candidates who understand rental housing issues will be the number one priority of our government affairs team and Political Action Committee.

VENDOR OPPORTUNITIES

RHAWA is thrilled to announce its inaugural Fall Expo + Annual Business Meeting, ENGAGE 24, set to be the largest event in our organization’s history. Scheduled for October 8, 2024 at the Meydenbauer Center in Bellevue, this landmark event promises an unparalleled platform for businesses and professionals across the rental industry to connect, learn, and grow.

For the first time, RHAWA is extending invitations beyond its membership to include non-member professionals throughout the rental industry. This expansion not only broadens the scope and scale of the event but also offers invaluable face-to-face interactions with a wider, more diverse audience, maximizing your visibility and engagement opportunities.

SPONSORSHIP OPPORTUNITY!

ENGAGE 24 in a journey of knowledge and connections at the RHAWA Fall Expo + Annual Business Meeting. Join us for a day of educational workshops, a bustling tradeshow, and exceptional networking opportunities. It’s the perfect season to gather insights, discover new products, and build valuable connections. Join us and let the Season of Change Inspire Your Growth!

BRONZE SILVER GOLD SPONSORSHIP

ENGAGE is designed to foster innovation, collaboration, and education among attendees. Our dynamic lineup will feature leading experts and influential speakers, addressing the most pressing issues and trends in the rental market. From regulatory changes and property management best practices to advancements in technology and sustainability, Engage 24 covers the spectrum of topics relevant to today’s rental professionals.

Sponsoring ENGAGE places your brand at the forefront of the industry’s premier event. As a sponsor, you will gain significant exposure, benefiting from direct interaction with decision-makers and influencer's in the field. Other benefits include exhibitor booths, podium time, a vendor profile in our Current Newspaper (monthly print distribution of 7,000), and more! Your involvement will not only spotlight your commitment to the rental housing industry but also position your company as a leader among peers.

Join us in making history at ENGAGE. Explore sponsorship opportunities today and be a part of shaping the future of the rental housing industry.

 CONTACT

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

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

ACCESS CONTROL

Gatewise | Simple Multifamily Smart Access

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

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

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

ShowMojo | Leasing Automation

Kristine Young | kristine.young@showmojo.com (312)584-8733 | www.hello.showmojo.com/sales

AIR CONDITIONING

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

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

CMG Home Loans

BANKS

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

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

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

+1

(206) 313-6587 | plusoneconstruction.com

A&A Electric (206) 212-1888 | anaelectric.com

Bellan Group, LLC

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

Bravo Roofing, Inc.

GoldStar Vendor +

595-8852 | constructionexpeditors.com

Danika Plumbing LLC

Frank Gaborik

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

CONTRACTORS

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

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

Val Kushi (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

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

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 CLEAN + INSTALLATION

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

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

INVESTMENT + FINANCIAL SERVICES

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 (425) 739-0023

lutherburbanksavings.com

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

Paragon Real Estate Advisors, Inc.

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

paragonrea.com

Peak Mortgage Partners

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

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, MORTGAGE CAPITAL

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

LENDERS, MORTGAGE CAPITAL

Peak Mortgage Partners

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

LOCKSMITH

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

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

LUMBER

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

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

PROPERTY MANAGEMENT

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

Windermere Property Management / WPM South, LLC

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

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

PROPERTY MANAGEMENT SOFTWARE

Gatewise | Simple Multifamily Smart Access

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

REAL ESTATE BROKERS

Park 52 Property Management

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

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

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

Real Estate Gladiators (425)260-3121 | 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 | info@westlakeassociates.com

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

SOFTWARE FOR RENTAL OWNERS

ShowMojo | Leasing Automation

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

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 PARTY BILLING | UTILITIES

Guardian Water & Power

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

TRAUMA SCENE CLEAN-UP

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

VACANCY

Masonry Restoration Consulting (425) 344-3893

WINDOW COVERINGS Shine a Blind | Blinds On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net WINDOWS SRC Windows (253) 565-2488 | (800) 870-2488 srcwindows.com

Stops and Risers: "If it Ain't Broke"… Inspect it Anyway!

“If it ain’t broke don’t fix it.” Those words haunted me as I viewed the photos of water cascading down the stairs and raining through the sheet rock into the lower floor of my friend's home.

A year prior, my friend bought a home and asked me what I thought about the plumbing and heating systems in his new abode. One common problem I told him to be aware of was the failure of cheaper supply valves and supply tubes (also called Stops and Risers) often found in many homes…and evident under all his sinks and toilets.

Well, they weren’t leaking at the time, so he quoted that old saying to me, “If it ain’t broke don’t fix it”, as he made the decision to do nothing. Sadly enough, a year later a Facebook post told a story of their family returning one evening to find a completely flooded home.

It turned out that while they were gone, one of those cheaper stops and risers blew off the water supply line, leaving a completely open pipe, at full pressure and unrestrained, to do its damage.

I wish I could say this story is an anomaly and not an occurrence we see very often. But inferior products that supply faucets and toilets with water are more common than you might think.

I’ve personally seen them in everything from multi-million-dollar residences and commercial property to the smallest home in a neighborhood. Many homeowners I’ve informed about this particular issue usually respond in one of two ways: “My house is new(er) and these are newer parts, so they're built better and should last longer” or (like my friend) “It lasted this long and it isn’t leaking now so why do anything?”

What to Look For

Plumbing has changed a lot in recent history, sometimes for the better and sometimes otherwise. There is still inferior product being installed in homes today, that was mass-produced in an effort to save a penny. A homeowner may not know the difference between one supply valve and another, but a licensed plumber does.

Typically, the under-sink valves will be made of plastic or made so that the supply tube and the valve is one piece or are old brass or plastic and will leak

around the stem of the handle or at the packing nut when the valve is operated. It’s just a matter of time before these valves will leak.

Faucet supply lines found under a sink or supplying a toilet are also a concern. Their lifespan often depends on water quality, age, and the quality of materials used. Of the flexible supply tubes, those made of braided stainless steel with brass barbed fittings are superior to vinyl supply tubes. However, braided stainless steel supply tubes, that still have tubing in the center made of plastic, aren’t beyond failure. They should be free from kinks, deformation, twists, and any nicks or tears in the stainless-steel braid.

The trend in faucet manufacturing is to have pre-installed flexible risers. Depending on water conditions, chromed copper supply risers often will outlast flexible risers. They are a single piece of copper from the valve to the fixture connection, with mechanical connections. Because of the material, a leak will usually drip slowly, rather than burst through the wall of the tubing.

When in doubt ...have someone check it out

When a qualified plumber sees inferior

product during the course of a repair it's hoped he'll identify it to the owner so they have the option to make an informed decision. But having a plumber out to do a repair does not mean he has inspected or has knowledge of the entire system.

I often suggest a complete in-home plumbing inspection to evaluate the current condition of the system. A full maintenance should not only include inspection of all supply valves and supply tubes, but also a crawlspace plumbing inspection, and a complete water heater maintenance (which should be done annually). I also strongly recommend that water heater shut-offs and whole house shut-offs be clearly marked, and that everyone who lives in the home is told where to shut the water off.

If you're uncertain of the quality of your supply valves or supply tubes, or they show any of the warning signs mentioned above, it's highly recommended that you have a licensed plumber examine your valves.

In other words, even cat least have it inspected. Your piece of mind alone will be well worth the investment.

Bruce Davis, Sr. is a Licensed Journeyman Plumber, Licensed Electrician, HVAC/R Electrical Administrator, HVAC/R ,and Certified WA State C.E.U. Instructor. Day and Nite Plumbing and Heating, Inc has been in Lynnwood serving Snohomish and N. King County for over 68-years, and Bruce Sr. has been President and working at this family-owned business for 36-years. Bruce can be contacted at: Email: Bruce@dayandnite.net.Day and Nite Plumbing and Heating Inc. 16614 13 Ave. W., Lynnwood, WA 9803, (800) 972-7000.

Bruce Davis, Sr.

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New Program Helps Landlords and Tenants Settle Disputes

Marcia McReynolds, Julia Devin & Nicholas Wong | The Bellevue Conflict Resolution Center, Housing Accord Program

As court filings for evictions double in King County, the wait time for a court date has increased accordingly. Dispute resolution centers (DRCs) throughout Washington have historically offered alternative means of settling disputes through the process of mediation. The Bellevue Conflict Resolution Center is now launching a new voluntary program called the Housing Accord Program (HAP) to help housing providers and tenants in Bellevue and Kirkland resolve issues outside of court.

HAP is a successor to the court-mandated Eviction Resolution Pilot Program (ERPP) through which the BCRC tracked an 82% resolution rate that kept thousands of tenants housed and many housing providers paid. While ERPP may have felt restrictive to some housing providers, the HAP is different. As a now fully voluntary program, there are no state guidelines on what can be included in an agreement, and housing providers do not require a DRC certification to initiate an eviction should a mediation fall through.

The Housing Accord Program potentially allows parties to avoid evictions, expensive court fees and long waits to get on court dockets by helping individual housing providers, managers, and tenants to negotiate repayment

plans and other ways to remedy rent arrears. Unpaid rent isn’t the only issue that can be resolved; BCRC conciliators also address issues concerning maintenance, utilities, leases, and tenant-to-tenant disputes.

Either a tenant or a housing provider can initiate a case. Once the BCRC receives a request, the case is assigned to a conciliator who contacts the initial party to learn about the issue, then hears the perspective of the other party

If one party declines to be involved, the conciliator can still work with the other party, offering feedback, coaching, and access to a variety of local resources, including groups that provide social services and potential rental assistance. The BCRC also offers classes in de-escalation, communication, and conflict resolution, and facilitates community building in multifamily housing.

HAP’s services are free, voluntary, impartial, and confidential. Our trained

“WE FIND THAT RESIDENTS ARE MORE WILLING TO LISTEN TO THE OPTIONS THEY HAVE WHEN [THE CONFLICT RESOLUTION CENTER] IS INVOLVED,” NOTED THE PROPERTY MANAGER AT ONE LOCAL APARTMENT COMPLEX.

involved. If both parties agree to proceed, the conciliator goes back and forth through phone and email using a kind of “shuttle diplomacy” to arrive at a resolution that works for everyone.

conciliators do not advocate for either party; instead, they help both parties come to their own solutions. Given the magnitude of the statewide housing crisis, helping to ensure safe and stable

housing in Bellevue and Kirkland is in the community interest.

BCRC is a dispute resolution center formed under Chapter 7.75 of the Revised Code of Washington. It is a member of Resolution WA, a state-wide consortium of 21 dispute resolution centers (DRC's) with a legislative mandate to provide an equal and alternative access to justice. If you own property outside of Bellevue or Kirkland, you can lean more and find a center near you at: Resolution Washington.

If you wish to find out more about the Housing Accord Program, please contact Julia Devin, (425) 452-7241, jdevin@bellevuewa.gov. If you wish to initiate a case, email bcrc@bellevuewa.gov or call (425) 452-4091.

Wednesday, July 24, 2024

Julia will be teaching a conflict resolution session as part of RHAWA's weekly online class schedule on:

Register at RHAwa.org/events

SPRING WORKSHOP

The Rental Housing Association of Washington (RHAWA) is proud to announce that the 2024 Spring Workshop and Tradeshow was a tremendous success! On May 23, approximately 150 members gathered at Cedarbrook Lodge to garner industry insights and take advantage of an invaluable opportunity to become more confident and fortified business owners.

Four classrooms ran concurrently for three sessions, and the day buzzed with an exciting exchange of information.

A big shoutout to all attendees and to our sponsors, whose support was vital in making the event possible. We absolutely could not have done it without you!

This year’s event featured a raffle in which our generous sponsors offered varying services, discounts, and good-

ies. Raffle proceeds benefited RHAWA’s Legal Defense Fund, for which we raised over $700!

The morning commenced with a bounty of pastries, fruit, and other breakfast delights in a stunning buffet. Members enjoyed their refreshments while mingling with an array of sponsors before sessions began. American Family Insurance was back again with miniature

Pac Man while the lawyers at Dimension Law celebrated with mimosas!

Sessions started strong with a legislative update presentation by Sean Flynn, Executive Director, and Board President of RHAWA. This was followed by a panel discussion where Sean was joined by other expert housing industry attorneys Chris Benis, Christopher Cutting, and Kaitlyn Jackson, delving into the current state of rental affairs. From there, attendees made their way to their first classes: “Secure Your Security Deposits” presented by Chris Benis, “Rule Your Repair Requests” by Enrique Jevons, “Run It Like a Real Business” by Julie Martiniello and our newest addition, RHAWA Jeopardy, hosted by Sharon Cunnington, Constance Nelson, and Daniel Bannon.

Following the first session, members reconvened in the exhibition hall to

further engage with sponsors, purchase raffle tickets, and make their way to a beautifully catered lunch in Cedarbrook Lodge’s Tamarak Hall.

Lunch proved to be its own productive session, as our members seized the opportunity to network and exchange ideas. After lunch, attendees made their way to the second round of classes, which included “Unravel Rent Increase Laws” by Christopher Cutting,

Kathryn Shabalov at the McPherson’s Booth where a beautiful basket of wine and gourmet snacks was offered for the fundraiser raffle.

Billy Harrell from Central Paving starting his son early in the family paving business.

Chelsea Westmark | Executive Assistant & In-Person Events Coordinator |  cwestmark@RHAwa.org

Chelsea Westmark

Attendees gathering for the morning keynote panel discussion.

+ TRADESHOW 2024

“Make Unit Turns Worthwhile” by Kathryn Shabalov, “Moving Up to Multifamily” by Candice Chevallier and Robert Meunier, and another riveting round of RHAWA Jeopardy.

The final classes of the day were “Today’s Eviction Process” by Travis Scott Eller, “Ghosted by Your Tenant” by Timothy Schondelmayer, “Interest Rates & the 2024 Economy” by Eric Aasness and a final round of RHAWA

Jeopardy. Participants left equipped with valuable knowledge for navigating their rental businesses in Washington state. Overall, the day was as fun as it was productive, and we cannot wait to bolster next year’s Spring Workshop

and Tradeshow with all the useful takeaways from this year’s event. To get a sneak peek of the excitement and valuable learning experiences watch the highlight video of the event on the RHAWA's YouTube Channel.

We extend our sincerest gratitude to all members, donors, and supporters of the RHAWA. We hope to see you again this fall, on October 8 at ENGAGE, a special event designed to encourage new investment, promote rental housing advocacy and expand independently owned and operated rental housing in Washington cities where housing is most needed.

GRATEFUL TO OUR EVENT SPONSORS

Steven Cox, Steve Barton, and Bill Jackson review the event program. (Named left to right)

Sharon Cunnington, Daniel Bannon, and Constance Nelson host the interactive educational game. (Named left to right)

Unit Turns - Making Them Worthwhile

Holly Furen | Residential Property Manager & Real Estate Broker | LynnMac Commercial, LLC

Kathryn Shabalov

The weight of the ever-ticking clock, money lost when the unit is off the market and the cost of getting the unit ready—all the while hoping to get a good return on your investment can create stress. Unit turns are one of the top stressors for housing providers. I’ve been there many times myself, and even after 20 years, it still can be stressful when budgets don't match the amount of work to be done while not meeting anticipated deadline. Having goals, standard materials and a mustdo list will reduce unnecessary stress during unit turns.

What are your goals for your property in the next 2, 5, or 10 years? Taking time to set goals (before your tenant gives you notice of intent to leave) will be a great guide for your next steps. When retaining your property as a rental (whether it is a single-fam-

ily home, duplex, or larger), you will want to start making plans for future improvements, aiming for the higher end of the market. This will give you a higher rate of return. I recommend using stronger and better built materials that can hold up to the rigor of tenants’ use while setting a system for less expensive future turns.

Did you know that apartments have the fastest turn times in the industry due to the standardization of materials used from one unit to the next? (same paint, flooring, cabinets, countertops, doorknobs, etc). In single-family homes and small apartment complexes, this type of standardization is not the norm. Standardization will be your key to keeping unit turns quicker and more budget-friendly overall. By picking standard paint colors, flooring materials and the like will speed up this and

all turns moving forward. Pick materials that are easily available at a local store, materials that can be used in all your units. Be aware of specialty items due to their expense and the longer time needed to source them. Prepare a list of materials or companies you commonly use so that if the need arises, you already know where and what to get. With these goals in mind, it will help you make improvements to the property while renting it out at a proper market rate.

Must-do checklist:

1. To ensure the units are professionally cleaned along with any repairs that need to be done.

2. Touch-up paint.

3. Flooring - if the flooring needs to be changed (past its life or damaged, etc) I will go with either LVP (Luxury Vinyl Plank) or a carpet.

LVP is my “go-to” product – little maintenance required and no need for professional cleaning. 4. Lighting - having matching bulbs that are bright.

5. Exterior landscaping, decks, and patios (exterior can really shine with a quick pressure wash and fresh bark).

Generally, whether flooring or paintkeep away from trendy colors. It may look great today but in 10 to 15 years, it's going show its age and date that unit while turning away prospective tenants in the process.

You have taken time getting your unit ready, therefore present it the best you can! Goals, standardization, must-do list, and a clean final product will help streamline your unit turn process.

TACOMA MULTI-FAMILY MARKET REPORT

OVERVIEW

12 MO. DELIVERED UNITS

12 MO. ABSORPTION UNITS

861

1,250 VACANCY RATE

The vacancy rate in Tacoma, Seattle metro's largest multifamily submarket, is 8.3%. That compares to 7.6% one year ago and a five-year average of 5.9%. Over the past 12 months, more than 1,200 new units have been delivered, and this has been a primary driver of higher vacancy as these communities complete their lease-up periods.

Even though the gap between Seattle and Tacoma has tightened, rents are still significantly lower in Tacoma. Apartment rents average about $1,520/month, compared to a metro-wide average of $2,010/month. Rent growth over the past 12 months was 1.3%, compared to a recent alltime high of 9.4%.

The main factor influencing rent

growth is a wave of new development that is adding competition for renter households. In addition to the 1,200 units delivered over the past year, about 2,100 units are still under construction. Those under construction represent an 5.3% increase over existing stock. Much of the new development is in and around downtown Tacoma, where residents can enjoy urban amenities in a walkable neighborhood. Over the past year, downtown and the Stadium District have seen a wider swing in vacancy due to new construction than Tacoma overall.

VACANCY

8.3%

The vacancy rate is now 8.3%, compared to 7.6% one year ago. Over the past year, the vacancy has been elevated above its historic norm for the submarket due to a significant amount of new inventory that is leasing up. Excluding those properties, vacancy about 6%, still slightly elevated compared to the 10-year average of 5.9%.

Annual absorption over the past year was 860 units. For 4 & 5 Star communities, it was 490 units. Those rated 3

Star experienced absorption of 420 units. Lower-tier communities, those rated 1 & 2 Star, saw absorption of-54 units over the past 12 months.

About 1,200 units were delivered over the past 12 months, and 2,100 more are still under construction. The number under construction is the equivalent of a 5.3% increase over existing stock.

Proximity to major educational institutions such as the University of Washington Tacoma, the University of Puget Sound, and Pacific Lutheran University is a draw for residents. As is proximity to Joint Base Lewis-McCord, with approximately 60,000 troops and their families stationed there. In addition, Tacoma offers an urban lifestyle at a relatively affordable price compared to Seattle and Bellevue.

Tacoma has one of the largest populations in the region, but the average household income falls below the metro average by about 25%. Consequently, lower-rent properties tend to have lower vacancy rates than luxury properties. Meanwhile, while not included in CoStar market reports, about one in 10 apartment units are in low-income apartment complexes. For those buildings, vacancy is nearly nonexistent.

RENT

Tacoma has long been considered an affordable alternative to more expen-

sive areas nearby, such as Seattle and Bellevue to the north. At an average of $1,520/month, Tacoma has some of the lowest asking rents in the Seattle region; the metro norm is $2,010/month. Rents are even higher in Seattle and cities east of Lake Washington, such as Bellevue.

12 MO. ASKING RENT GROWTH

1.3%

As of the second quarter of 2024, Tacoma's 12-month rent growth sits at 1.3%, compared to a high of 9.4% within just the past few years. The five-year average for the submarket is 4.3%. Unlike some submarkets, Tacoma did not see falling rents over the past year.

That said, rent growth is being hampered by a slowdown in demand and a wave of new inventory. Absorption over the past year was 860 units, compared to a recent high absorption figure of 1,000 units over any 12 month stretch. Meanwhile, about 1,200 units delivered over the past year, and 2,100 units are still under construction. Over the past decade, the submarket added an annual average of 570 units. This combination of slowing demand and elevated deliveries is having an impact on rent growth.

COSTAR GROUP

Rent growth has varied by tier. The lowest tier, 1 & 2 Star properties, have seen 1.3% growth over the past 12 months, compared to 1.4% for 4 & 5 Star and 1.3% for 3 Star properties. Renters looking for high-end units in Tacoma will see a notable difference in rates for 4 & 5 Star units ($1,870/ month) compared with their 3 Star counterparts ($1,600/month). However, these are still much more affordable and typically larger than 4 & 5 Star units in Seattle and Bellevue.

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, affordability is a major issue. Much of the new development in the area take 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.

© 2024 CoStar Group – Licensed to Rental Housing Association of Washington – April 11, 2024

Continued from page 3

Don’t Miss Out on RHA PAC Fundraisers!

of any given legislative body. Just last year we saw the makeup of the Seattle City Council shift closer to the middle than it has been in the last decade. This shift is already proving to be an improvement in Seattle where the new council is working to maintain a more productive decorum and improve the relationship between the public and the council. Seattle still has a long way to go, but many housing providers in the city are feeling relief for the first time in a long time. We have the opportunity this year to make similar changes at the state level. Our opposition is powerful and well organized, we must match their efforts if we want to continue our success in the 2025 Legislative Session.

Stay in tune with RHA PAC messages in your email to know about the next fundraiser we will host. Fundraisers are easily one of the most important events to our advocacy efforts and we look forward to seeing you at the next one!

Best Practices for Term Lease Renewal

or they will need to vacate by the end of the term.

Serve End of Tenancy Notice as Needed

If the tenant does not return the signed lease extension by the deadline you provided (more than 30 days prior to end of term), serve the End of Tenancy Notice. If the tenant stays past the end of term date without signing the lease extension and continues to pay rent, they will become a month-to-month tenant under the law and will be protected by the “just cause eviction” laws.

MOST IMPORTANT BEST PRACTICE? WORK HARD TO MAINTAIN A POSITIVE WORKING RELATIONSHIP WITH YOUR TENANTS.

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.  Continued from page 4

Continued from page 9

The Heart of Housing: RHAWA’s Impact on Tenants, Housing Providers, and Communities

People like Larry Fink, Chief Executive Officer (CEO) of Black Rock, have spearheaded the measurement and scoring of “Environmental-Social-Governance '' or “ESG”, as a way of making investment decisions in industries that are at extreme risk of government regulations. I’m not saying I agree 100% on the systems of measuring ESG, or if it really presents value to investors. Notably, people like Elon Musk are against the ESG and impact investing philosophy. There are always two or more sides to every debate, and these are two titans, so obviously there is a lot of back and forth on the merits. However, I think this industry can agree, that if we do not talk about the social impacts our housing has upon the community, while other advocacy groups ARE measuring the impact the lack of housing and homelessness is having upon the community, we will lose in the court of public opinion, in the court of law, and be at risk of the pen being significantly mightier than the sword.

RHAWA members house many people from vulnerable populations and place them in permanent housing. We work with programs that house people who have experienced homelessness. We work with federally funded pro-

grams like Section-8 and HUD-VASH. Our members provide the housing our workforce lives in. Our Association provides training on Fair Housing, working with rental housing subsidies, and gives innovative insight into best practices and new technologies to streamline operations and administration for your rental businesses. (E.G., Going paperless means reducing your business’s carbon footprint!). We do so much to help and it’s time to talk about the impact this has on the community.

RHAWA leadership and staff are already working hard to design strategies and implement solutions for the 2025 legislative session and the many local ordinances that will come up over this next year. We have bold ideas, commonsense policy, and we are developing relationships and providing education with many legislators on both sides of the aisle. Some of our legislative priorities include short term rental assistance payments for tenants behind on their rent and making rental units safer for tenants and rental housing providers. These commonsense policies will have a massively positive impact for everyone in our community. More information to come on these efforts in the coming months.

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YOU COULD ALTER TO GROW THE FUTURE OF Support PRO-PROVIDER CANDIDATES

HOUSING

YOUR DONATION EMPOWERS US TO SAFEGUARD AND ENHANCE OUR INDUSTRY’S INTERESTS, ENSURING IT REMAINS STRONG & PROSPEROUS.

FIRST-TIME DONORS

REGULAR DONORS

Start small – even a little helps. Small contributions collectively make a big impact on local legislation. Your first donation defends your rights as a small housing provider.

Thank you for supporting RHA and fellow housing providers statewide. Help us reshape local politics in Washington: consider increasing your donation to strengthen RHA’s PAC and drive vital local changes.

Support our entire membership by donating and make a difference TODAY!

Political Action Committee

For more information on how to make a contribution, visit RHAwa.org/pacdonate

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About Us

We are very proud to be a family owned and operated company. John, Barry and Jill have been serving RHA Members for over 22 years. Our focus is to solve customers’ roof problems and concerns with a reliable, high-quality roof system. Our dedicated crews take pride in their craftsmanship and treat our customers roofs as if it were our own.

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• 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.

RHAwa.org/education-ondemand