CURRENT - 2026

VOL. MMXXVI No. 04

April 2026

R H AWA

CURRENT R E N T A L

H O U S I N G

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I N D U S T R Y

N E W S

FAIR HOUSING MONTH IN WASHINGTON Daniel Klemme & Denise Myers | 16

CHANGE SERVICE REQUESTED

Rental Housing Association of WA P.O. Box 31103 Seattle, WA 98103

PRSRT STD US POSTAGE PAID PERMIT #13465 SEATTLE,WA

 MUST READ

 A CLOSER LOOK

Legislative Session 2026 Recap

RHAWA Launches New CORE Series

DANIEL BANNON | 12

DENISE MYERS | 24

NAVIGATING THE FAIR HOUSING

REASONABLE ACCOMMODATIONS

MORAL HAZARDS. RENT CAPS.

LANDSCAPE

FOR DISABILITIES

SOFT MARKETS. RECORD EVICTIONS

SCREENING | 3

SUPPORT CENTER | 14

GOVERNMENT AFFAIRS | 26

UPCOMING

LINK MEETINGS APRIL 14, 16, 20, 21, 28, 30

CONNECT

/RHAofWA

@RHA_ofWA

@RHAofWA

RHAwa.org

2

Rental Housing Association of WA

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CURRENT | April 2026 IN THIS ISSUE

SCREENING

SCREENING: Navigating the Fair Housing Landscape: A Proactive Approach for Washington Housing Providers...........................3

Navigating the FAIR HOUSING Landscape:

EDUCATION + EVENTS: April Calendar.................5 MEMBER ENGAGEMENT: 2026 Volunteer Opportunities........................................................6 VENDOR OPPORTUNITIES: ENGAGE26: Where Sponsorship Meets Influence..................8

A Proactive Approach for Washington Housing Providers

EDUCATION: Partnering with Community Resources............................................................10 GOVERNMENT AFFAIRS: Legislative Session 2026 Recap........................................... 12 SUPPORT CENTER: Reasonable Accommodations for Disabilities...................... 14

In the rapidly evolving world of Washington real estate, staying ahead of legislative shifts is more than just a best practice; it is a cornerstone of a successful rental business. For members of the Rental Housing Association of Washington, from independent owners to large-scale property managers, Fair Housing compliance is often the most critical area of risk management. While the core intent of these laws is simple (ensuring equal access to housing), the practical application across federal, state, and local jurisdictions can be a complex matrix to navigate.

Understanding the Layers of Protection Compliance begins with knowing which rules apply to your specific property. While the federal Fair Housing Act protects against discrimination based on race, color, national origin, religion, sex, familial status, and disability, Washington State law goes significantly further. In our state, protections extend to creed, marital status, sexual orientation, gender identity, veteran or military status, immigration/ citizenship status, source of income, and the use of a trained dog guide or service animal.

Furthermore, local municipalities often layer on their own requirements. For instance, in Seattle, the "Fair Chance Housing" ordinance and "First-inTime" requirements add even more specific procedural hurdles. To remain compliant, it is essential to regularly consult resources like the RHAWA Support Center or local human rights commissions to confirm the specific protected classes in your city.

Consistency: The Best Defense Fair Housing compliance is not a onetime check; it touches every stage of the leasing lifecycle. It starts with your marketing. When writing rental descriptions, focus strictly on the physical attributes of the property and the terms of the lease. Avoid "code words" or phrases that could imply a preference for a

certain type of renter (e.g., "perfect for a quiet couple" or "active lifestyle").

was accepted or denied based on your pre-established criteria.

The most effective way to mitigate risk during the screening process is to establish (and strictly follow!) written, objective screening criteria. Washington law (RCW 59.18.257) requires that you provide these criteria to applicants before they apply. By documenting your requirements for income, credit, and rental history upfront, you create a "neutral" baseline. When every applicant is measured against the same yardstick, you significantly reduce the likelihood of a disparate impact claim.

Whether you are utilizing RHAWA’s exclusive screening tool, Intellirent, employing a different third-party screening platform, or working with a professional property manager, the ultimate responsibility for a compliant process rests with the housing provider. As a proud partner of RHAWA, Intellirent is designed to help streamline these workflows by providing standardized, online applications and comprehensive reporting tools that support consistent decision-making. By leveraging the right tools and staying informed through RHAWA’s educational resources, you can focus on what you do best: providing quality housing for our Washington communities.

The High Cost of Non-Compliance The risks of overlooking these details are substantial. A Fair Housing complaint can trigger an investigation by the Department of Housing and Urban Development (HUD) or the Washington State Human Rights Commission.

Beyond the potential for hefty administrative fines and legal fees, the reputational damage to a rental business can be long-lasting. In cases of "presumed retaliation” (where an adverse action is taken within 90 days of a tenant exercising a legal right), the burden of proof often shifts to the housing provider to prove their innocence. Taking a proactive, educational approach is far more cost-effective than defending a single misstep in court.

Practical Steps for Success To support a fair and professional industry statewide, housing providers should consider the following best practices: • Standardize Communications: Use a script or template for all initial inquiries to ensure every prospect receives the same information.

• Reasonable Accommodations: Understand the "interactive process" for disability-related requests, such as service animals or structural modifications.

• Document Everything: Keep detailed records of why an application

VENDOR OPPORTUNITIES: Why Sponsors Are Choosing Our Spring/Summer CORE Series.......................................................15 GOVERNMENT AFFAIRS: Fair Housing Month in Washington: Why It Still Matters...................16 Vendor Listings........................................................19 MEMBER ENGAGEMENT: Link Meetings in 2026: New Venues, New Opportunities!..........23 EDUCATION + EVENTS: RHAWA Launches New CORE Series...............................................24 GOVERNMENT AFFAIRS: Moral Hazards.

Rent Caps. Soft Markets. Record Evictions.....26 Common Toilet Problems & Basic DIY Fixes.........29 Expense Pressures Quietly Squeezing Multifamily Returns in the Puget Sound............30 Industry in Motion....................................................30

CONTACT US Administrative Director Chloe Moser: ...........................cmoser@RHAwa.org Board Administrator Jim Nell: ..........................................jnell@RHAwa.org Creative Director Sisi Mereness: ................................. (206) 905-0605 Deputy Director Melissa Canfield: ..............................(206) 905-0615 Engagement Coordinator Daniel Bannon: ................................. (206) 905-0609 Engagement & Government Affairs Daniel Klemme: .................................(206) 905-0611

CONNECT WITH US

Marketing & Sales Associate Luke Brown: .......................................(206) 905-0610

 Facebook: Like us at facebook.com/RHAofWA

Program Director Denise Myers: ...................................(206) 905-0614

 Instagram: Follow us at @RHAofWA  LinkedIn: Follow us at linkedin.com/company/ rental-housing-association-of-washington  Twitter: Follow us at @RHAofWA  YouTube: Watch us at youtube.com/@RHAofWA

Support Services Administrator Val Kushi: ...........................................(206) 283-0816 Support Services Specialist (Resource Desk) Sue Lewis: ...................... RHAwa.org/supportcenter Support Services Specialist (Eastern WA Desk) Steve Wareham: ................................ (509) 535-1018

CONTRIBUTE Submit Educational articles featured in Current must be between 500 and 1500 words, include an author bio, professional headshot and contact information. High-resolution (300 dpi) graphics and photos should be sent separately. Deadlines are generally 30 days before the issue date, which is the first of each month. The editors reserve the right to edit, revise, or reject any submitted material. Submit to publications@RHAwa.org.

Advertise For advertising information (rates, production specifications, and deadlines), contact Luke Brown: lbrown@RHAwa.org.

RHAWA Current is published every month by the Rental Housing Association of Washington. Copyright ©2026 RHAWA Current with all rights reserved.

Reproduction or use without permission of editorial or graphic content in any manner is prohibited.

All copyrights, trademarks, and servicemarks are property of their respective owners. P.O. Box 31103 Seattle, Washington, 98103.

BOARD OF DIRECTORS President Sean Flynn

Secretary Larry Crites

Vice President Christopher Cutting

Treasurer Neil Wilson

Past President William Shadbolt

COUNCIL OF REGENTS Audrey Riddle Barbara Carson Cathy Jeney Chris Dobler Chris Gurdjian Constance Nelson Cory Brewer Devin Easterlin

Elaine Armstrong Jason Dolloph Kaitlyn Jackson Kristi Tripple Mark Mullally Sharon Cunnington Steve Corker Synthia Melton

LEGAL COUNSEL Christopher Benis

OFFICE Seattle Office ...................................(206) 283-0816 Eastern WA Office .......................... (509) 535-1018

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Rental Housing Association of WA

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CURRENT | April 2026 EDUCATION + EVENTS

APRIL CALENDAR Denise Myers | RHAWA Member Programs Director |  dmyers@RHAwa.org |  (206) 905-0614

All class sessions are presented ONLINE only unless otherwise specified.

For all ONLINE classes, 30-day access to a recording of the session is included. Upgrade your membership to include a premium dues package. The Weekly ONLINE Session Package includes 12-months' access to live weekly ONLINE educational sessions for $250/person/year. The ONDEMAND Library Package provides full access to over one hundred recorded educational sessions for $120/person/year.

PM SERIES-06: LEASING AND MOVE-IN When: Cost:

Thursday, April 2 | 12-1pm $35 Members | $70 Guests

In this session, you will learn best practices for initiating tenancy. We will explore: • Setting lease terms to comply with all local laws.

• Reviewing expectations and properly executing the lease.

• Welcoming new tenants and move-in logistics.

Instructor: Chris Benis, Attorney RHAWA MEMBERSHIP PREVIEW & ORIENTATION When: Cost:

Wednesday, April 8 | 12-1pm FREE

Please join our team for an overview of member benefits and services offered by RHAWA. Participants will receive a tour of the RHAWA website and tools, and are encouraged to ask questions relating to member benefits throughout the meeting. This meeting is designed for new members and those considering membership with RHAWA. Specific property management and legal questions can not be addressed during this meeting. Seats are limited to 25 participants and registration is required.

PM SERIES-07: TENANT & CLIENT RELATIONS When: Cost:

Thursday, April 9 | 12-1pm $35 Members | $70 Guests

Managing good working relationships with your residents and clients. We will explore: • Building relationships and creating a sense of community.

• Responding, following up to issues and maintenance requests, working with tenants and owners to satisfy the needs of both.

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

Instructor: Cory Brewer, PM Professional PM SERIES-08: MANAGING RENTS AND FEES When: Cost:

Thursday, April 16 | 12-1pm $35 Members | $70 Guests

In this session, you will learn best practices for managing rental operations income. We will explore: • Securing and processing lease renewals.

• Giving notice to increase rent in compliance with local laws.

• Charging and collecting fees appropriately.

Instructor: Christopher Cutting, Landlord-tenant Attorney CORE SPRING SERIES: EASTERN WA | CRITICAL COMPLIANCE When: Saturday, April 18 | 8:30am-12pm Location: CenterPlace Regional Event Center, Spokane Valley Cost: $50 Members | $200 Guests

Don’t miss this live in-person class on a Saturday morning in Spokane Valley. Participants will learn the key Washington State and City of Spokane

laws that regulate rental operations, including registration, leasing requirements, rent increases, deposits, notices, and terminations. The course emphasizes practical best practices that reduce friction with residents, prevent costly mistakes, and support smooth, professional operations.

Speaker: Maxwell Glasson, Attorney PM SERIES-09: PARTNERING WITH COMMUNITY RESOURCES When: Cost:

Thursday, April 23 | 12-1pm $35 Members | $70 Guests

Learn best practices for establishing effective working relationships with organizations that support tenants: • Your responsibilities when working with prospective tenants on rental assistance.

• Connecting tenants in crisis situations to appropriate support organizations.

• Partnering with organizations that place individuals in housing.

Instructor: Kathryn Shabalov, PM Professional Guest speaker: Rebekah Strobel, Housing Connector PM SERIES-10: ASSESSING DAMAGE RESPONSIBILITY When: Cost:

Thursday, April 30 | 12-1pm $35 Members | $70 Guests

Evaluating any damage at move-out and determining responsibility for repairs. We will explore: • Understanding and applying the legal principle of the term "ordinary use".

• Procedures that must be followed for sending an accounting of deposit usage and any refund.

• Special circumstances for protected groups, multifamily vs single-family properties, and unrelated roommates.

Instructor: Kaitlyn Jackson, Attorney LINK MEETINGS Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. April topic is What is Affordable Housing? + Pet Addendum Overview.

• Birch Conference Room, Vancouver | Tuesday, April 14, 6-7:30pm • The Onion Bar & Grill, Spokane | Tuesday, April 14, 6-8pm • South King County | Tuesday, April 14, 6:30-8pm (check RHAwa.org/ events for location) • Ben Dews Clubhouse Grill, Tacoma | Thursday, April 16, 6-7:30pm • Bob’s Burgers, Everett | Thursday, April 16, 6:30-8pm • Darcy’s Restaurant, Spokane Valley | Monday, April 20, 12-1:30pm • Dave & Buster’s, Bellevue | Tuesday, April 21, 6-8pm • LINK Meeting | ONLINE | Tuesday, April 28, 6-7:30pm • St. Andrews Pub, Seattle | Thursday, April 30, 6-8pm *Meeting time and subject may change. Please check the calendar at RHAwa.org/events.

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Rental Housing Association of WA MEMBER ENGAGEMENT

2026 Volunteer Opportunities Dedicated Volunteers are Essential to the Ongoing Success of RHAWA

Melissa Canfield | RHAWA Deputy Director |  mcanfield@RHAwa.org |  (206) 905-0615

Volunteers are the fuel that power RHAWA. Melissa Canfield Dedicated volunteers are essential to the ongoing success of RHAWA’s programs and publications. RHAWA offers a variety of ways for our members to get involved, from shortterm volunteer projects to committee service. With every new volunteer, RHAWA grows more energized and better equipped to reach our common goals.

JOIN A COMMITTEE Take an active role in determining how the association allocates its resources. RHAWA is at its best when the Board of Directors, staff, and members all have input and can collaborate to further the interests of independent housing providers throughout Washington.

Budget + Finance Chair: Neil Wilson | Staff: Chloe Moser – cmoser@ RHAwa.org | Frequency: Bi-Monthly Purpose: Oversees preliminary financial planning and provides guidance to the Board of Directors in support of approval of the annual budget, safeguarding organizational assets, recommends organizational financial policies, anticipates financial matters for the Board’s consideration, provides the Board of Directors regular, timely, and accurate financial statements, and assists in financial record retention.

Member Programs Chair: Chris Benis | Staff: Denise Myers – dmyers@ RHAwa.org | Frequency: Call of the Chair Purpose: To discuss and recommend improvements to educational resources and programs.

Legal Defense Fund Chair: Chris Benis | Staff: Daniel Klemme – dklemme@RHAwa.org | Frequency: Call of the Chair Purpose: To review and recommend to the Board of Directors legal positions in which RHAWA may choose to become involved.

Legislative Issues Co-Chairs: Larry Crites, Christopher Cutting | Staff: Daniel Bannon – dbannon@RHAwa.org | Frequency: Monthly Purpose: To ensure RHAWA actively promotes the interests of the rental housing industry to state, county, and local legislative bodies. Makes recommendations to the Board of Directors regarding legislative policy.

Political Action Committee Co-Chairs: Larry Crites, William Shadbolt | Staff: Daniel Bannon – dbannon@RHAwa.org | Frequency: Bi-Monthly Purpose: To raise funds for activities of the Political Action Committee (PAC). To determine which candidates for state, county, and local offices support the rental housing industry, and should be financially supported by RHAWA through recommendations made by the PAC.

the needs of small housing providers. If you’re nervous about testifying in front of lawmakers, our staff is available to walk you through sharing your experiences as a small housing provider.

This will help you feel prepared and motivated to share your stories with our elected officials.

• Share your opinions on legislation: In addition to participating in public testimony, messaging lawmakers using the RHAWA Advocacy Center, and submitting written testimony on key bills is crucial to our advocacy efforts. RHAWA will make it as easy as possible to participate in legislative sessions, even if you are not able to provide virtual or in-person testimony.

• Sharing your perspectives on legislation is key to influencing the tide of rental housing policies in Washington state. During your participation in our advocacy efforts, you may even have the opportunity to be interviewed in our Housing Matters Podcast! If you would like to share your story with staff, contact dbannon@RHAwa.org today!

R H AWA

CURRENT R E N T A L

BECOME A GRASSROOTS ADVOCATE As a grassroots membership-based organization, RHAWA is made stronger by the involvement of its members. Your stories and experiences create the foundation RHAWA uses to turn the tide of rental housing legislation in Washington state. RHAWA makes involvement in legislative sessions as easy as clicking a link on our advocacy emails.

It is imperative that members: • Respond to calls to action: show your support by attending mobilizations and emailing elected officials. Sharing your personal experience with lawmakers is the best way to communicate

H O U S I N G

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I N D U S T R Y

N E W S

BECOME A CONTRIBUTING AUTHOR It’s been said you can’t claim to be an author until you’re published. If that’s the case, we’ve got a couple of ways for you to become an official author right here! RHAWA’s CURRENT Newspaper and blog are the leading rental housing industry news sources in Washington State. These publications review industry-related legislative activity, vacancy trends, property management and maintenance information, as well as business and personal finance.  Continued on page 13

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CURRENT | April 2026

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Rental Housing Association of WA VENDOR OPPORTUNITIES

ENGAGE26: Where Sponsorship Meets Influence A Two-Day Stage for the Businesses Shaping Washington’s Rental Housing Future Luke Brown | RHAWA Marketing & Sales Associate |  lbrown@RHAwa.org |  (206) 905-0610

There are conferences, and then there are events that move an industry forward. ENGAGE26—the Rental Housing Association of Washington’s flagship Fall Expo and Annual Business Meeting—is the latter.

Scheduled for October 14–15, 2026, at the Meydenbauer Center in Bellevue, this two-day gathering brings together policymakers, institutional investors, top developers, attorneys, and hundreds of housing providers and property managers under one roof.

For sponsors, there is no higher-quality audience in Washington’s rental housing sector.

providers, legal firms, lending institutions, maintenance and restoration companies, property management technology platforms, and real estate investment services, and any other relevant business. With over 25 breakout sessions, dynamic keynotes, and dedicated networking events spanning two full days, the exposure window is far wider than a typical halfday seminar.

Sponsorship tiers range from Bronze at $1,000 to Platinum at $15,000, each with escalating visibility: booth space, logo placement across RHAWA’s digital platforms, program advertising, homepage carousel features on RHAwa.org, and opt-in attendee lists for post-event outreach. Platinum sponsors receive exclusive stage-skirt co-branding, keynote speaking slots on both days, and even naming rights to a signature cocktail at the Mix & Mingle reception. Creative branding-only packages—from hydration stations to photo booths to charging hubs—offer additional ways to embed your brand into the attendee experience without a traditional booth.

The industries that thrive at ENGAGE26 are those that serve the rental housing ecosystem directly. Insurance

Slots are limited—only one Platinum and two Gold sponsorships remain—and the deadline for logo inclusion in printed materials is September 1, 2026.

For businesses ready to lead the conversation rather than watch from the sidelines, ENGAGE26 is the stage. Visit engageWA.org for details. If interested, contact Luke Brown at (206) 905-0610 or lbrown@ RHAwa.org.

ENGAGE26 TIERED SPONSORSHIP Limited Slots PLATINUM

GOLD

$15,000

$7,500

Own the Spotlight (1 left)

Exclusive Thought Leadership (2 left)

• Exclusive: Stage skirt co-branding*, welcome kit branding • Digital: Logo on promotions, 6-month home page carousel (RHAwa.org), linked 30-second promo (engageWA.com)

• Visibility: 3-month home page carousel (RHAwa.org), logo on promotions, linked 30-second promo + logo (engageWA.com)

• Stage Time: 2-minute keynote slot (Day 1: Opening Session & Day 2: Closing Session ) + 10-minute Spark Session (prime net-

• Stage Time: 2-minute general session slot + 10-minute Spark Session (prime networking

working slot)

What makes ENGAGE26 especially compelling this year is the debut of Spark Sessions—a first-of-itskind opportunity for select sponsors to take the stage and deliver brief, TED Talk–style presentations to the full conference audience. These aren’t sales pitches.

They’re educational, thought-provoking moments designed to position your company as a genuine industry authority. Available to Silver-tier sponsors and above, Spark Sessions give businesses ten minutes of direct, meaningful engagement with the decision-makers who shape Washington’s rental market. For companies that have expertise to share—not just products to sell—this is uncharted territory at ENGAGE26, and the opportunity is limited.

Luke Brown

slot)

• Perks: 10 registrations, 4 VIP passes, full-page program ad, attendee list (opt-ins) • Signature Touch: “Mix & Mingle” branded cocktail (napkins

• Perks: 8ft powered booth, 4 registrations, 2 VIP passes, half-page program ad, attendee list (opt-ins)

+ naming rights)

SILVER

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$3,500

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High-Impact Engagement (10 left)

Essential Footprint (6 left)

• Visibility: 1-month home page carousel (RHAwa.org), emcee shout-outs, linked logo (engageWA.com)

• Visibility: Linked logo (engageWA.com), emcee shout-out

• Stage Time: 10-minute Spark Session (networking slot)

• Perks: 6ft booth, 1 registration

• Perks: 6ft booth, 2 registrations, attendee list (opt-ins)

BRANDING ONLY OPPORTUNITIES PACKAGE

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Box Lunch Supporter

$ 1,500

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Charging Stations

$ 1,275

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6 charging hubs with "Powered by [Logo]” signage*

Emergency Kits

$ 1,275

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Branded kits in 4 restrooms with "[Logo] Survival Kits" signage*

Hydration Stations

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6 stations + branded bottles with "Hydrated by [Logo]" signage*

Photo Booth

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Refreshment Stands

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Industry Supporter

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Logo under "Community Partners" on engageWA.com + highboy table*

* Time sensitive printing deadline

BENEFITS

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CURRENT | April 2026

FALL EXPO + ANNUAL BUSINESS MEETING At ENGAGE26, you won’t just hear about the future of housing, you’ll help shape it.

20+ Unfiltered Sessions:

Keynotes That Cut Through Noise:

Networking That Moves Needles:

From policy deep dives to operational hacks, get the tools to navigate the landscape.

Real talk on legislation, tenant movements, and the myths shaping public opinion.

Connect with the people who draft laws, enforce them, and challenge them.

October 14-15 Meydenbauer Center

engageWA.com Event Information, Contact Chloe Moser: cmoser@RHAwa.org | Exhibitor & Sponsorship Information, Contact Luke Brown: lbrown@RHAwa.org

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Rental Housing Association of WA EDUCATION

Partnering with Community Resources Denise Myers | RHAWA Member Programs Director |  dmyers@RHAwa.org |  (206) 905-0614

benefits, disability income, unemployment benefits, or any other lawful, verifiable source of income.

Denise Myers

If you’ve been in the rental housing business for any length of time, you know that success isn’t just about screening well and collecting rent on time. Increasingly, it’s about understanding how to work within a larger ecosystem — one that includes your membership with RHAWA, working with housing authorities & nonprofit service providers, and understanding the legal protections that shape how we operate in Washington State.

For many housing providers, “working with programs” can feel complicated or even risky. But when done correctly, these partnerships can stabilize income, reduce vacancy loss, and help residents succeed long term. Let’s walk through what that really looks like in practice.

Applicants must provide documentation verifying the source and amount of income, but once verified, it must be considered just like employment income.

One area where housing providers commonly make mistakes is income qualification. The law requires that when evaluating income-to-rent ratios for subsidized tenants, you subtract the voucher amount from the rent before applying your ratio — rather than adding the subsidy to the tenant’s income.

For example, if rent is $1,500 and the subsidy covers $1000, the tenant’s obligation is $500. If you require income equal to three times the rent, you apply that standard to the $500 tenant portion — not the full $1,5000. That shift in logic often makes the difference between denial and approval.

In Seattle, there is an additional requirement: landlords must accept a written pledge of payment from a subsidy provider within five days in response to a pay-or-vacate notice.

Understanding these rules protects you from liability and positions you to use these programs effectively.

Working with the Housing Authority (Section 8) The most commonly encountered subsidy program is the federal Housing Choice Voucher Program, often referred to as Section 8, administered locally by regional housing authorities.

At its core, the program provides a rental subsidy based on the tenant’s income. The housing authority pays its portion directly to you each month. If the tenant’s income drops, the housing authority may increase its portion so that you continue receiving the full contract rent.

From a landlord’s perspective, that stability is significant.

You still use your own lease and screening process. Federal programs have already conducted criminal background checks on adult household members, but you screen the voucher holder just as you would any other applicant. Once approved, you complete a Request for Tenancy Approval, the unit passes inspection, and both the lease and Housing Assistance Payment (HAP) contract are executed.

Yes, there is paperwork and an inspection process. Also, any term changes or other notices you serve on the tenant must also be copied to your housing authority representative. But in exchange, you receive contracted monthly payments and a housing specialist assigned to the case. In many situations, professional support can help resolve problems before they escalate.

Risk Mitigation: Washington’s Safety Net for Housing Providers A major concern among rental owners is risk: What happens if there’s damage? What if the tenant defaults?

First: Source of Income Is Protected Before discussing specific programs, it’s critical to understand the legal foundation.

Washington addresses this through the state’s Landlord Damage Relief Program, administered by the Department of Commerce. This program provides financial mitigation to landlords who rent to tenants using housing subsidies.

Under RCW 59.18.255, “source of income” is a protected class in Washington. That means you cannot deny an applicant simply because they use rental assistance, Social Security, VA

The program can reimburse move-in upgrades required to pass inspection (up to $1,000), cover up to 14 days of rent loss, and provide up to $5,000 for certain qualifying damages beyond

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CURRENT | April 2026 normal wear and tear, unpaid rent, late charges, legal expenses, and some utility charges.

operational support — particularly when renting to higher-need households.

resources, you’re better equipped to guide residents toward solutions rather than immediately toward vacancy.

Applying requires documentation — a signed lease, inspection reports, move-in condition reports, proof of subsidy payments, before-and-after photos, and repair invoices. But for many housing providers, knowing this safety net exists changes the risk calculation significantly.

When Tenants Face a Crisis Not every situation involves a formal subsidy program. Sometimes, a stable tenant simply experiences a temporary crisis — job loss, medical emergency, unexpected expense.

Why This Matters for Your Business At first glance, partnering with community resources may feel like extra work. There are forms to complete, inspections to schedule, and relationships to manage.

A Different Model: Housing Connector Another organization that many Washington landlords encounter is Housing Connector.

Housing Connector acts as a bridge between private property owners and individuals facing barriers to housing.

Instead of working with multiple agencies, you work through a single point of contact.

Their model includes free referrals for vacant units, risk mitigation funds up to $5,000, a three-month rent guarantee, one month of vacancy loss coverage, and up to two years of housing stability support for residents. In exchange, housing providers agree to adjust or reduce certain screening barriers to expand access.

For some owners, this partnership provides both financial protection and

In those moments, communication is your most powerful tool.

Start with a conversation. Understand what’s happening. Explore payment plans or temporary adjustments. Encourage the tenant to contact utility providers for low-income discounts if applicable.

Washington has a strong network of community-based support organizations. Housing authorities, Veterans Affairs Supportive Housing (VASH), Catholic Housing Services, Salvation Army, St. Vincent de Paul, Helping Hand House, and many others may be able to assist.

There is also 211, a statewide referral network that connects individuals to food banks, clothing resources, mental health services, and other supports that can stabilize a household before housing is lost.

When you maintain awareness of these

But step back and look at the broader picture.

Guaranteed or partially guaranteed rent reduces income volatility. Mitigation funds reduce damage risk. Case management services can support tenants in ways that landlords are neither trained nor positioned to provide. Vacancy loss protections shorten downtime.

Beyond the numbers, there’s reputational value. Housing providers who are known for professionalism and fair treatment build stronger relationships with agencies, advocacy groups, and residents alike.

And in Washington’s regulatory environment, understanding and cooperating with assistance programs isn’t optional — it’s part of operating compliantly and competitively.

The Bigger Perspective Rental housing today operates within a

larger community framework. Tenants are often connected to support systems, public benefits, and nonprofit organizations designed to promote stability.

Housing providers who understand that framework — and learn how to work within it — often experience fewer surprises, faster resolutions during crises, and more consistent long-term occupancy.

Partnering with community resources isn’t about charity. It’s about smart risk management, legal compliance, and sustainable operations.

For Washington housing providers, that combination can make all the difference between reactive property management and strategic rental business ownership.

Register for Class to Learn More Our 12-part Property Management class series is now about halfway through. If you have not been attending so far, you can still sign up for individual classes. Partnering with Community Resources is scheduled on Thursday, April 23, from 12-1pm featuring instructor Kathryn Shabalov along with special guest Rebekah Strobel from Housing Connector. Check out our Calendar at RHAwa.org/events/ to register for this session, or any other class or event.

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.

12

Rental Housing Association of WA

GOVERNMENT AFFAIRS

LEGISLATIVE SESSION

2026 RECAP Daniel Bannon | RHAWA Engagement Coordinator |  dbannon@RHAwa.org |  (206) 905-0609

Daniel Bannon

Now that April has arrived, the 2026 Legislative Session has officially been over for around two weeks. This years legislative session had much less drama than years past, at least in the rental housing sector, but this did give us the opportunity to get some great work done while lawmakers were all worked up about the income tax policy.

Legislative Day on the Hill I’ll go ahead and start this legislative update with an event recap. Our Legislative Day on the Hill in 2026 was just as well attended as it always is which was encouraging given the fact that this years bills are not quite as exciting as previous years. Co-hosted with the Building Owners and Managers Association, we hosted more than 100 attendees this year!

Attendees got in person experience speaking to lawmakers, exploring Olympia and interacting with our Government Affairs team throughout the day. A catered hot lunch along with informative handouts made for a smooth and engaging experience for all who joined us in early February.

Legislative day on the hill took place at a crucial moment during Legislative Session. With just about two weeks until the “House of Origin Cutoff” where many bills are officially dead for the rest of session, our direct engagement with lawmakers made the difference in

getting our priority bills across the finish line as well as providing feedback on bills which were yet to pass out of their house of origin.

I am deeply appreciative of each and every one of you who took a whole day to show up in person to Olympia and speak on behalf of housing providers in Washington state and I look forward to having you back next year!

Notice Service Bills As you will know if you have read any of my other articles this year or have joined any of our briefings in this year’s session, fixing certified mail notices has remained at the top of our agenda for this years session. I am pleased to announce that both of the notice service bills HB 2664 and HB 2452 have passed in this year’s session.

These bills are crucial fixes to our notice service process and completely remove the certified mail provisions that were established just last year. Without our involvement this year, these fixed would not have made it across the finish line and we are thankful to all of our members who took time out of their day to share their strong support of these policies.

Given that there is not a defined effective date on these policies, they will become law 90 days after they are signed by the governor. This means they will likely go into effect sometime in June and while this exact date is already available on our website, it is not confirmed as I am writing this

article. Check out our website to learn more about when all the new laws will become officially active.

Medium Priority Bills That Passed As with any year, there are several housing related bills that passed other than just the notice service bills that we strongly supported. As with the notice service bills, RHAWA will inform you well in advance of when these policies will officially go into effect and how to properly comply.

These are all medium priority bills that we don’t love, but are not vehemently opposed to either: SB 6237 adds requirements to provide disclosures related to the possibility of a property being in a flood zone.

In practice, this will likely be one additional form to our lease in a similar format as a lead based paint disclosure.

SB 5937 was originally a bill that we strongly opposed as it would have added significant administrative burden for any property using electronic entry systems. However, thanks for RHAWA’s feedback and the personal testimony of our members, this bill has been heavily modified and no longer will have a significant impact on small housing providers. Additionally the requirements this bill imposes on larger apartment complexes are much more tenable than in the original version of the bill.

SB 6200 adds requirements to allow residents to have their own personal cooling units which could be of slight concern, however there are significant exceptions in situations where a property cannot support personal cooling units or if residents are not properly installing or maintaining their own cooling units.

In the interest of time and word count, these summaries are clearly not as detailed as a full summary I would provide in my advocacy related pages on the website, I encourage you to check RHAWA Support Center or Blog for exact details on these new laws and how to make sure you are staying up to date with all regulations.

Dead Bills Now we move on to bills that died in this year’s legislative session. Some of these bills would have had a direct negative impact on small housing providers in our state while others were a direct violation of fundamental property rights. The first two of these bills were a high priority for us to defeat and the last bill we had concerns about, but would have supported if the provisions were modified.

I am happy to announce that SB 5496, which would directly limit property rights in Washington state, died in the second to last week of legislative session. The provisions of this bill state that an entity may not own more than 100 single family homes with some exceptions for new builds, substantial

13

CURRENT | April 2026  Continued from page 6

LINK Meetings in 2026: New Venues, New Opportunities!

rehabilitation or non-profits. While this bill would not have a direct impact on most small housing providers, it would be a direct limit on fundamental property rights established in the constitution.

RHAWA is philosophically opposed to these kinds of restrictions because it would set an incredibly dangerous precedent for the state to violate some of the most basic rights outlines in our founding values. This bill has served as a controversial policy for much of this year’s legislative session and RHAWA was instrumental in the defeat of this policy.

HB 2265 was one of our highest priority bills we opposed this year as it would have mandated housing providers to provide air conditioning in order for a property to be “habitable” and would have also established an “extreme heat” eviction ban. Given that there are already several cold weather eviction bans and school year eviction bans in local jurisdictions, this would have created a system in which there was a very limited amount of time where an eviction would be allowed. This bill was one of the most concerning pieces of legislation presented this year and I am happy to announce that thanks to our involvement and the voices of our members, this bill is dead in this years session and is unlikely to return in the future.

SB 6139 is the last bill I will share an update on and it is also the only oth-

er bill directly related to rental housing that is dead in 2026. This bill was both good and bad, it would have allowed housing providers to accept partial rental payments during an eviction without delaying the eviction process but it would have also required that all previous methods of payment that were available when a lease was originally signed must remain available for the duration of a tenancy. The latter part of these provisions would have clearly caused issues in a situation where a housing provider switched banks, property management systems or a rental property was sold with a tenant still residing there. Clearly, this bill was all over the place and may be reworked in a future session.

Stay on the Lookout!

Despite the fact that the state lawmakers are done this year that does not mean now is the time to rest! Local city councils often wait until legislative session is over to develop local policy so it is more important than ever to keep an eye on your inbox for changes in your local jurisdiction.

We had quite the successful legislative session this year and I am thankful to all members who showed up digitally and in person. All of our highest priority PRO bills passed and all of our highest priority CON bills failed. This establishes a great foundation for success in next year’s session. Stay informed and stay involved, you will hear from the RHAWA government affairs team very soon.

If you would like to submit an article or blog post, the articles must be: • Educational in nature and cannot compete with products and services offered by RHAWA • Around 700 words in a Word document • Optional graphics or photos • Author byline + head shot • Final paragraph about the author or company, including contact info.

and produce all materials, citing and recognizing all contributors. Contact Denise Myers at dmyers@RHAwa.org to learn more.

RHAWA reserves the right to edit or refuse articles. RHAWA may give permission for articles to be reprinted with the stipulation that credit be given to the original author and the publication. Submit your article or blog post to Sisi Mereness at smereness@ RHAwa.org.

Facilitate a LINK Meeting You take a leadership role at a monthly member networking meeting at a restaurant in your area. We mail you discussion guides on various rental operations topics and invite members to the meetings. Based on the topic, you lead the discussion yourself or invite an appropriate professional from your area to help. LINK meetings currently take place in East King County, North King County, South King County, Pierce County, Snohomish County, Clark County, Downtown Spokane, Spokane Valley and ONLINE.

If you are interested in advertising opportunities, please refer to Current’s ad agreement for ad specs, rates, and deadlines found at: RHAwa.org/vendor-benefits.

BECOME AN EDUCATION OR EVENT VOLUNTEER RHAWA is looking for volunteer educators for our ongoing seminars and other educational resources - to become part of a fast-moving, vibrant community that is experiencing dramatic growth.

Instruct a Class We provide you with adult learning training, all the class material, and work with your schedule. You provide an enthusiastic and engaging personality, experience with group facilitation, great communication skills, and act as a representative of the Rental Housing Association of Washington. Review our Instructor Handbook for policies and benefit information.

Contribute to Curriculum Relying upon your knowledge and experience in the industry, you help us build and maintain curriculum and other educational resources. We publish

RHAWA is looking to expand its LINK Meetings to other locations as well. However, we need the help of a few RHAWA volunteers to make this happen. This is a great opportunity to work directly with RHAWA staff to pick a location, organize topics for future meetings, and take an active role in the association. Volunteering to lead a LINK meeting is a service to your fellow members and is greatly appreciated by the association and our members.

Contact Daniel Bannon at dbannon@ RHAwa.org to learn more.

Volunteer at an Event Event volunteers help well-planned events go off without a hitch, providing necessary support and facilitating a fun and informative event. For more information about upcoming opportunities, please reach out to Denise Myers at dmyers@RHAwa.org.

To volunteer, please contact me directly to talk about your interests and talents, and we can connect you with meaningful ways to get involved.

14

Rental Housing Association of WA SUPPORT CENTER

Reasonable Accommodations for

DISABILITIES

Denise Myers | RHAWA Member Programs Director |  dmyers@RHAwa.org |  (206) 905-0614

Under the Fair Housing Act and Washington State law, residential tenants with disabilities have the right to reasonable accommodations or modifications. Common disability accommodation requests include Service and Emotional Support Animals, additional occupants for care-giving, reserved parking, or transfers. Modification requests include permission to install wheelchair ramps, handrails, and other physical changes to the rental property. These types of modifications are generally done at the tenant's expense.

Failure to process requests appropriately is the cause for over 50% of all fair housing complaints, and most of these are regarding assistance animals. A fair housing complaint can result in thousands of dollars in fines, attorney fees, and other costs.

If the disability or need for the accommodation is not obvious, the housing provider can request a letter from their licensed care provider (doctor, therapist, clergy, etc.) stating that the tenant is disabled and needs the specific animal or other accommodation due to their disability. The housing provider can request specific documentation for each animal or other accommodation requested, but only if the need is not obvious.

If a request results in an unreasonable financial or administrative burden or would change the nature of the housing provider’s business, they must work with the tenant to find a reasonable alternative solution. If at any time a tenant requests an accommodation and it becomes challenging to find a mutually acceptable solution, consider consulting an attorney before denying the request.

PROCESSING ACCOMMODATION REQUESTS When processing an accommodation or modification request from a tenant with a disability, the housing provider can take steps to confirm that A) there is a disability-related need; and B) the request is reasonable. Remember, requests for assistance animals should be handled in this same manner.

Test A: Is there a disability-related need that would be met by the requested accommodation?

1. Is the disability and need for accommodation apparent/obvious or already known?

to find an article that answers your question, leave a message for us there, and we will get back to you within one business day.

If NO, continue to the next step. If YES, skip to Test 2. Can they provide a letter from a care provider?

The letter from a qualified third party must state that they have a disability and that they have a disability-related need for the specific accommodation requested. (Do not ask about the nature of the disability.)

If NO, you may deny the request. If YES, continue to Test 2.

Test B: The request must be “reasonable.”

1. Do any of the following grounds for denial exist?

• It would impose a significant, undue financial and administrative burden.

• It would fundamentally alter the nature of the housing provider’s services.

• It would pose a direct threat to the health or safety of others.

• It would cause substantial physical damage to the property.

If NO, you must grant the request. If YES, continue to the next step.

2. Is there an alternative reasonable accommodation that would meet the requesters disability-related needs? Following an interactive (documented) process, work with the requester to determine if there is an alternative accommodation that would effectively address their disability-related needs.

If you are unable to agree on a reasonable solution, consult with your attorney.

This article and many more are found in the RHAWA Support Center. Go to rhawa.org, and from Member Access, select Support Center. If you are unable

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.

15

CURRENT | April 2026 VENDOR OPPORTUNITIES

Why Sponsors Are Choosing Our Spring/Summer CORE Series

CORE SERIES

Connecting with Washington’s Rental Housing Community Where It Matters Most

Luke Brown Compliance & Operational Rental Excellence Series

Luke Brown | RHAWA Marketing & Sales Associate |  lbrown@RHAwa.org |  (206) 905-0610

Washington’s rental housing landscape is shifting fast. New compliance requirements, evolving local regulations, and rising operational complexity mean that landlords, property managers, and rental housing professionals are actively seeking guidance—and paying close attention to the businesses that help them get it. That’s exactly what makes the Rental Housing Association of Washington’s Compliance & Operational Rental Excellence (CORE) Series one of the most compelling sponsorship opportunities in the state’s housing industry.

CORE SERIES

businesses that want statewide reach The opportunity is especially powerful management software providers, tenant without a statewide price tag. It’s targetfor industries that serve rental housing screening companies, and real estate ed, it’s high-impact, and the audience is providers. Insurance companies like professionals. These are the businesses Compliance & Operational Rental Excellence Series Put your brand in front of landlords, rental property owners and housing already leaning in. For businesses ready event sponsor Calrose Insurance are a that housing providers turn to when they to build lasting relationships with Washnatural fit, standing in front of property leave an event, motivated to take action. professionals across Washington through six high-impact CORE SERIES. ington’s rental housing community, the owners who are actively thinking about onand Saturday thesediscounts sessions from amSeries to noon CORE is the place to start. If inrisk, Hosted compliance, protecting mornings, their With bundle of uprun to 15% for 8:30 contact Luke Brown at (206) investments.

Theyour same is true legal sponsors who commit to all the remaining and give sponsors a powerful wayrental to increase visibility and terested, connect directly Put brand in for front of landlords, property owners and housing 905-0610 or lbrown@RHAwa.org. services, maintenance vendors, property five locations, the CORE Series rewards professionals six high-impact SERIES. with an engagedacross rentalWashington housing through community.

BundleCORE discounts: Hosted on Saturday mornings, these sessions run from 8:30 am to noon and give sponsors a powerful way to increase visibility and connect directly with an engaged rental housing community. Bundle discounts:

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Hosted on Saturday mornings from 8:30 a.m. to noon, the CORE Series delivers 2.5 hours of concentrated education followed by an hour of Q&A and networking—across three regions: Puget Sound (Bellevue), Eastern Washington (Spokane Valley), and Southwest Washington (Vancouver).

With Spring sessions running March through May and Summer sessions from late June through mid-July, sponsors enjoy sustained, repeated exposure to an engaged audience throughout the first half of the year.

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7

16

Rental Housing Association of WA

FAIR HOUSING MONTH IN W Daniel Klemme | RHAWA Membership Development & Government Affairs | Denise Myers | RHAWA Member Programs Director

Every April, Fair Housing Month marks the anniversary of the federal Fair Housing Act, signed on April 11, 1968. For Washington housing providers, it’s more than a historical date.

It’s a reminder that the way we rent, screen, advertise, and manage property today sits on top of a long and complicated history.

segregation. Developers placed racially restrictive covenants into deeds across the Seattle area, preventing non-white buyers from purchasing homes. Those restrictions were legally enforceable for decades.

Understanding that history isn’t about guilt. It’s about clarity. And in Washington State, clarity matters.

The Fair Housing Act Changed the Rules The modern framework began with the Fair Housing Act, passed shortly after the assassination of Dr. Martin Luther King Jr. It followed other landmark decisions and laws like Brown v. Board of Education and the Civil Rights Act.

A History That Still Shapes Our Neighborhoods Housing segregation in Washington didn’t happen by accident.

In the early and mid-1900s, discrimination was built directly into public policy. Banks refused to insure loans in racially integrated neighborhoods.

Federal programs excluded Black Americans. Entire neighborhoods were zoned or marketed to keep people out.

Then there were the practices that weren’t always written into law but were just as powerful. Banks redlined communities. Real estate professionals adopted policies that allowed

The legal language is gone. The patterns those policies created are not.

The Fair Housing Act made it illegal to refuse to rent, set different terms, misrepresent availability, or advertise preferences based on protected characteristics. It also made retaliation illegal.

That part is important. A tenant who raises a fair housing concern is protected, even if the complaint turns out to be unfounded.

Later amendments added sex, disability, and familial status. They also introduced the concepts of reasonable

accommodation and reasonable modification for people with disabilities.

Those requirements remain some of the most commonly misunderstood areas of compliance.

Washington Goes Further Washington has never limited itself to federal minimums. The Washington Law Against Discrimination has expanded repeatedly since 1949.

Today, Washington protections go well beyond the federal list. In addition to race, religion, national origin, sex, disability, and familial status, state law includes marital status, sexual orientation, veteran or military status, service animal use, source of income, and citizenship or immigration status.

For rental housing providers, this means policies that may be permissible in other states may not be lawful here.

Criminal History and “Disparate Impact” Criminal history is not listed as a protected class under federal law. However, enforcement agencies look closely at blanket bans.

Why? Because racial disparities exist throughout the criminal justice system in Washington. Arrest rates, charging practices, sentencing outcomes, and legal financial obligations have all shown disproportionate impacts on communities of color.

If a screening policy excludes anyone with “any criminal history,” regulators may evaluate whether that policy has a disparate impact on protected groups.

In 2017, Washington’s Attorney General brought enforcement actions against housing providers for precisely that issue.

In the City of Seattle, Fair Chance Housing rules go even further, largely prohibiting the use of criminal history in rental decisions, with narrow exceptions.

The lesson for housing providers is not to ignore safety concerns. It’s to avoid overly broad, automatic exclusions.

Source of Income Protections In 2018, Washington adopted statewide source of income protections.

That means landlords cannot reject applicants simply because they use a

17

CURRENT | April 2026

WASHINGTON: Why It Still Matters Housing Choice Voucher or other lawful rental assistance.

You can still screen for standard business criteria. What you cannot do is treat rental assistance differently from other lawful income sources.

Seattle adopted similar protections earlier and pairs them with additional procedural requirements.

For many small housing providers, this change required operational adjustments. But it is now firmly embedded in Washington’s Residential Landlord-Tenant framework.

Direct vs. Indirect Discrimination Fair housing law addresses both obvious and subtle problems.

Fair housing law evolved in response to real harm and real exclusion. Understanding that history makes today’s rules easier to navigate.

Direct discrimination is easy to identify. Refusing to rent to someone because of their race or religion is clearly illegal.

Fair Housing Month is an opportunity to review policies, refresh training, and recommit to operating both legally and fairly. In Washington, that’s not just good ethics. It’s good business.

Indirect discrimination can be more complicated. A neutral policy that appears fair on its face may still be unlawful if it disproportionately harms a protected group and is not necessary to achieve a legitimate business purpose.

In Washington, regulators and courts pay attention to both.

Immigration and Citizenship Status In 2020, Washington expanded protections again. Landlords may not treat applicants differently based on citizenship or immigration status.

Threatening to contact immigration authorities is prohibited. Higher deposits or different screening standards based solely on immigration status are also unlawful.

Why Fair Housing Month Still Matters For rental owners and housing professionals, Fair Housing Month isn’t just symbolic. It’s a reminder that policies must be carefully written, screening must be consistent, advertising must be neutral, exceptions must be legally justified, and documentation matters.

The practical takeaway is simple: apply the same standards consistently and accept reasonable alternative documentation when needed.

Washington operates in one of the most highly regulated fair housing environments in the country. But compliance is not just about avoiding penalties.

It’s about professionalism and predictability.

Meanwhile, at the Federal Level While Washington’s fair housing framework has been expanding for decades, something very different has been happening in Washington, D.C. Since the fall of 2025, the Trump Administration has moved to streamline HUD’s fair housing regulatory footprint. The direction is consistent with the Administration’s broader de-regulatory agenda, and several of the changes address long-standing industry concerns about regulatory overreach.

For RHAWA members, these shifts are worth understanding. But because Washington State law governs how we screen, advertise, and manage rental housing, they don’t change what we need to do.

What HUD Has Done In April 2025, President Trump signed

Executive Order 14281, titled Restoring Equality of Opportunity and Meritocracy, directing federal agencies to eliminate the use of disparate impact liability “to the maximum degree possible.”

HUD moved quickly. In September 2025, the agency announced it would prioritize cases involving intentional discrimination and de-prioritize investigations built on disparate impact theories. The next day, HUD rescinded several guidance documents, including those addressing criminal background screening, appraisal bias, and environmental justice.

In January 2026, HUD published a proposed rule that would remove its regulatory framework for disparate impact entirely, eliminating the burden-shifting test the agency had maintained since 2013 and leaving interpretation to the courts.

The Department of Justice followed a similar path, finalizing a rule in December 2025 that rescinds disparate impact provisions under Title VI of the Civil Rights Act. Together, these represent the most significant restructuring of federal fair housing enforcement in decades.

18

Rental Housing Association of WA

Criminal Screening Has Changed Direction This area deserves special attention because of how directly it touches day-today screening decisions.

HUD’s 2016 guidance had warned housing providers that blanket criminal history bans could violate the Fair Housing Act under a disparate impact theory. That guidance has now been rescinded.

In its place, HUD Secretary Scott Turner issued a November 2025 letter encouraging Public Housing Authorities and assisted housing owners to actively screen for criminal history and monitor households for safety concerns. The letter also eliminates HUD’s prior requirement for individualized assessments and shortens the timeframe for applicants to dispute inaccurate information.

The federal posture on criminal screening has shifted substantially from the prior administration.

What This Means in Washington These are federal regulatory changes.

They affect what HUD investigates and how the agency allocates enforcement resources. They do not change Washington State law.

Washington’s WLAD is enforced by the Washington State Human Rights Commission, which operates under state authority, not federal direction. The federal Fair Housing Act covers seven protected classes. Washington covers all of those, plus sexual orientation, gender identity, marital status, veteran or military status, citizenship or immigration status, and source of income. Several local jurisdictions add further protections still. When HUD shifts priorities, nothing moves in Olympia.

On criminal screening, the rescission of HUD’s guidance does not change the analysis here. The Attorney General’s 2017 enforcement actions were brought under state law, not federal guidance. In Seattle, the Fair Chance

Housing Ordinance still restricts the use of criminal history in rental decisions regardless of HUD’s position.

Here’s a practical example. Say you own a duplex in Tacoma and you’re reviewing your screening criteria this spring. You read that HUD has dropped its guidance against blanket criminal history bans. You might think: maybe I can simplify my policy and just deny anyone with a conviction. You can’t.

Not in Washington. A disparate impact claim under the WLAD looks the same today as it did a year ago. Your screening policy still needs to be tailored, consistently applied, and defensible under state law.

The federal standard has shifted. Washington’s has not.

The Practical Takeaway The Supreme Court’s 2015 decision in Inclusive Communities confirmed that disparate impact claims can be brought under the Fair Housing Act.

That precedent stands regardless of HUD’s regulatory framework. Private plaintiffs can still bring these cases.

The legal theory is intact even as the federal regulatory infrastructure is being streamlined.

HUD has also lost an estimated 4,000 staff positions. Investigations will take longer, which means a longer gap between an incident and the moment you may be asked to produce documentation. Consistent record keeping matters more now, not less.

None of this should change how you operate in Washington. The RLTA, the WLAD, source of income protections, and local ordinances are all state and local law, unaffected by federal deregulation. If you are following Washington law, you are already exceeding the federal standard by a wide margin.

Keep your screening criteria consistent, your documentation thorough and your policies calibrated to Washington law.

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.

WASHINGTON STATE

LEGAL FORUM With Our Expert Panel of Attorneys

Attorney Eric Steven

Attorney Julie Martiniello

Attorney Maxwell Glasson

Moderator Audrey Riddle

19

CURRENT | April 2026 VENDOR LISTINGS

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

ATTORNEYS

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

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

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

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

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

Jack W. Hanemann, P.S. (360) 357-3501 | Cody@hbjlaw.com | hbjlaw.com

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

APARTMENT SUPPLIES Greenwood Hardware (206)783-2900 | ghw@greenwoodhardware.com greenwoodhardware.com

APPLIANCE PROTECTION Home Warranty Inc (877) 977-4949 | homewarrantyinc.com eyoung@homewarrantyinc.com

Jeffery Bennett (503) 255-8795 | bennett@ warrenallen.com Ledger Square Law (253) 327-1701 | ledgersquarelaw.com Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com LT Services (206) 241-1550 | ltservices.net Micheal D Mclaughlin, Attorney at Law (253) 686-9786 Paper Pushers Process Service (206) 779-0721 | paperpushers@gmail.com paperpushersprocess.com Peterson Law, PLLC (206) 586-2009 | brynpetersonlaw.com bryn.peterson@brynpetersonlaw.com Steven Schneider Law Firm (509) 838-4458 | stevenschneiderlaw.com

ATTORNEYS Armitage & Thompson PLLC Jessica Thompson (509) 252-5048 | jat@law-wa.com

Steven

1312 N Monroe Street, Suite 253 Spokane, Washington 99201 o: (509) 838-4458 e: SS@StevenSchneiderLaw.com w: StevenSchneiderLaw.com

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

BOATING + WATERCRAFT Northwest Inboards (206) 618-0785 | darrenjlamont@gmail.com nwinboards.com

BUILDING INSPECTORS Cimarron III, LLC (425) 232-4209 | rchuffy3@gmail.com Straight Street Building / Home Inspection John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws

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

CARPET CLEANING + INSTALLATION Brothers Flooring & Design (509) 489-3494 | brothersflooringnw.com Extreme Steam Carpet Cleaning 24/7 Water Extraction (425) 330-9328 | extremesteamcc.com Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com Visible Difference Carpet cleaning; Floor coverings James Giles (509) 534-1390 | jgiles97@hotmail.com

Visible Difference Carpet Cleaning & Floor Coverings James Giles jgiles97@hotmail.com | (509) 534-1390

ABC Cleaning (253) 432-1748 | abcservices0723@gmail.com AK Kreutzer Construction LLC (206) 444-5236 | akkllc@comcast.net nwvinyldecks.com

CHIMNEY CLEANING | REPAIR (MASONRY)

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

The Chimney Specialists, Inc. Pierce Co.: (253) 475-0399 | (888) 979-3377 Seattle: (206) 782-0151 | (888) 979-3377 South King Co.: (253) 833-0144 | (888) 979-3377 thechimneyspecialists.com

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

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

CLEANING

Jessica Thompson | Attorney at Law (509) 252-5048 | jat@law-wa.com Astuno & Associates APC (888) 231-3004 | jj@astuno.com

Williams Kastner - Hohnstein (206) 628-2767 | williamskastner.com jhohnstein@williamskastner.com

Bradley Kraus (503) 255-8795 | Kraus@ warrenallen.com Cam Mcgillivray Attorney At Law (509) 262-4617 | ccMcgillivray@ yahoo.com

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

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

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

Christopher T. Benis, Attorney at Law First Avenue Law Group, PLLC Vendor of the Year | 2006 (206) 447-1900 | firstavenuelaw.com

Pacific Crest Savings Bank Scott Gibson (425) 670-9600 | (800) 335-4126 | paccrest.com

Clifton Law PLLC (360) 298-3123 | cliftonlawpllc.com

Dimension Law Group PLLC Synthia Melton (206) 973-3500 | dimensionlaw.com Eller Law Firm PLLC (206) 801-1188 | accessevictions.com

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

Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com

Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com FINNMARK Property Services (206) 418-8056 | alvinr@ finnmarkps.com finnmarkps.com/about/ Maintco (425) 822-5505 | maintcogc.com Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com

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

Flynn and Associates, PLLC Sean Flynn (206) 330-0608 | theflynnfirm.com

Big Haul (425) 949-9791 | bighaul.com | jeff@bighaul.com

BANKS CMG Home Loans Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com

Eric Steven Law (509) 688-4416 | ericstevenlaw.com

ABC Cleaning (253) 432-1748 | abcservices0723@gmail.com

Ready Removal (425) 446-1992 | readyremoval.net Readyremovalco@gmail.com Vacancy Services (253) 778-6373 | service@ vacancyservices.com vacancyservices.com Valta Homes (360) 207-4685 | valtahomes.com contact@valtahomes.com

COMMERCIAL REAL ESTATE

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

Capstone Commercial Real Estate Advisors John Downing (206) 324-9427 | capstonerea.com

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

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

T.E. Kelly Company, LLC Tim Kelly | (206) 240-1950 Union Bank Brandon Bemis | (206) 715-0877 | unionbank.com WAFD Bank (206) 777-8213 | wafd.com tim.marymee@wafd.com

BATHTUB & SHOWER RENOVATION Brothers Flooring & Design (509) 489-3494 | brothersflooringnw.com Miracle Method (425) 251-3745 | miraclemethod.com/seattle dbiddle@miraclemethod.com

The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.com UpKeep Solutions (206)486-5576 | info@upkeepsolutions.com upkeepsolutions.com

CARBON MONOXIDE + SMOKE DETECTION Envirotest | Mold & Air Quality Analysis Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com

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

20

Rental Housing Association of WA VENDOR LISTINGS COMMERCIAL REAL ESTATE

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

CONSULTING RDH Building Science (206) 462-5726 | marndt@rdh.com | rdh.com Straight Street Small Business/Home Consultation Services HUD 203K Consultant ID# S0838 Renovate your property with a HUD 203k Consultant John Leon Gonzalez | (206) 999-1234 | iNspect.ws

CONTRACTORS +1 Construction (206) 313-6587 | plusoneconstruction.com Icon Real Estate Services Inc. Jeremiah Roberson (425) 633-3330 | iconre.org Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com | kidder.com Lee & Associates Multifamily Team Candice Chevaillier | (206) 284-1000 | lee-nw.com

A&A Electric (206) 212-1888 | anaelectric.com Bellan Group, LLC Susan Bellan (206) 383-0102 | bellan.com Bravo Roofing, Inc. GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 bravoroofs.com Construction Expeditors, LLC (206) 595-8852 | constructionexpeditors.com Danika Plumbing LLC Frank Gaborik (425) 335-3515 | danikaplumbing.com Diamond Roofers, LLP Flat & Low Slope (253) 220-8316 | shannonh@diamondroofers.com diamondroofers.com

Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com

ER Flooring (360) 402-9566 | erflooring.com Leading Charge Samantha@northwestpartnersllc.com northwestpartnersllc.com/leading-charge-loadmanagement-system Maintco (425) 822-5505 | maintcogc.com Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com

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

COMMERCIAL REINVESTMENTS + FINANCIAL SERVICES 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com Westlake Associates richk@ westlakeassociates.com (206) 505-9400 | westlakeassociates.com

Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net T.E. Kelly Company LLC Tim Kelly | (206) 240-1950

DEVELOPERS Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com

DIGITAL FORMS + LEASES RHAWA ATLAS Digital Leasing (206) 283-0816 | RHAwa.org/atlas-digital-leasing

DRAIN CLEANING Day & Nite Plumbing & Heating Inc. Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net The Drain Specialists Sewer & Septic Lines, Sinks, Bathtubs & Toilets (509) 467-5555 | ktwinston@me.com

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

Country Financial Financial, Insurance & Life Insurance Services john.kapelac@countryfinancial.com (509) 228-9125

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 Fast Water Heater Company (866) 554-2448 | fastwaterheater.com Lifetime Heating (425) 200-4999 | lifetimeheating.com clintw@lifetimeheating.com Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net

ENERGY CONSERVATION + WEATHERIZATION Energy Benchmarking Services Michael Jones | (206) 245-8737 EnergyBenchmarkingServices.com

ENGINEERING RDH Building Science (206) 462-5726 | marndt@rdh.com | rdh.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 | jerischuhmann1@gmail.com

EVICTIONS Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com Cozen O'Connor (206) 224-1255 | cozen.com kneumann@cozen.com Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com Eller Law Firm PLLC (206) 801-1188 | accessevictions.com LT Services, Inc. (206) 241-1550 | ltservices.net Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com Paper Pushers Process Service (206) 779-0721 | paperpushers@gmail.com paperpushersprocess.com

Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com Real Estate Transition Solutions (206) 502-4862 | info@re-transition.com re-transition.com/rhawa Zoom Drain (206) 531-0885 | zoomdrain.com

FINANCIAL | LIFE INSURANCE SERVICES

DRYWALL

1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com

Brooklynn Masonry Bryan Funk | (253) 722-7904 Bryan@brooklynnmasonry.net

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

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

EXCHANGE — 1031 REAL ESTATE

CONSTRUCTION + DEMOLITION

M2 Design & Construction (509) 994-0395 | m2designandconstruction.com mark@m2designandconstruction.com

DRYER VENT + DUCT CLEANING

Sound Realty Group Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com Velocity 1031 (425) 247-3307 | velocity1031.com

CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com Olympic Estate Group, LLC G.A. “Jeri” Schuhmann (206) 799-0544 | jerischuhmann1@gmail.com

FLOOD/SEWER CLEANUP Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com

FLOOR COVERINGS ER Flooring (360) 402-9566 | erflooring.com Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com Visible Difference James Giles (509) 534-1390 | jgiles97@hotmail.com

FORMS + LEASES Rental Housing Association of Washington (206) 283-0816 | RHAwa.org

GARBAGE + RECYCLE E-Cycle Washington (360) 407-7020 | ecyclewa.org

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

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

HANDYMAN SERVICES Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com Spokane Handyman Services Jack Jessop: (509) 413-6806 jack@spokanehandymanservices.com TQ Handyman LLC Trevor Rose (206) 222-5129 | tqhandyman.com UpKeep Solutions (206)486-5576 | info@upkeepsolutions.com upkeepsolutions.com Valencias Handyman (509) 346-3694 | Javiervv065@icloud.com

HARDWARE STORE Greenwood Hardware (206)783-2900 | ghw@greenwoodhardware.com greenwoodhardware.com

21

CURRENT | April 2026 VENDOR LISTINGS HAZARDOUS WASTE

INVESTMENT + FINANCIAL SERVICES

LENDERS, MORTGAGE CAPITAL

PAINTING | PAINT

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

Flynn Family Lending (833) 359-6648 | nghi@ flynnfamilylending.com flynnfamilylending.com

Flynn Family Lending (833) 359-6648 | nghi@ flynnfamilylending.com flynnfamilylending.com

Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com

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

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

Disaster Response (208) 661-9890 | bwichman@teamdr.com teamdr.com

Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com

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

365 Plumbing (253)478-9298 | 365plumbingseattle.com

Pacific Crest Savings Bank Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com

Danika Plumbing LLC Frank Gaborik frank.g@danikaplumbing.com (425) 335-3515 | danikaplumbing.com

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

Day & Nite Plumbing & Heating Inc. Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net

Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com

HEATING/AIR CONDITIONING (HVAC)

Luther Burbank Savings Bank (425) 739-0023 lutherburbanksavings.com Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com

Fast Water Heater Company (866) 554-2448 | fastwaterheater.com

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

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

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

Greensavers NW (425) 591-7833 | greensaversnw@gmail.com

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

Lifetime Heating (425) 200-4999 | lifetimeheating.com clintw@lifetimeheating.com

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

HOME INSPECTIONS Seattle Rental Inspection Services (RRIO) (206) 854-0390 seattlerentalinspectionservices.com Taurus Home Inspections Lisa Lotus | WA State Home Inspector #2261 (206) 676-0023 | taurushomeinspections.com

HOUSING PROVIDER LIAISON PROGRAM Tacoma Housing Authority (253) 281-7674 | tacomahousing.net

INSURANCE Associated Agents Group INC. (509) 309-3067 | AAGI.us benjamin_reuland@your-policy.com Brent Ward State Farm Insurance (425) 488-9100 | (888) 532-1875 brentwardagency.com CalRose Insurance calroseinsurance@calroseins.com (425) 252-5188 | calroseins.com Country Financial Financial, Insurance & Life Insurance Services john.kapelac@countryfinancial.com (509) 228-9125 Home Warranty Inc (877) 977-4949 | homewarrantyinc.com eyoung@homewarrantyinc.com

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

JUNK REMOVAL Big Haul (425) 949-9791 | bighaul.com | jeff@bighaul.com

INVESTMENT + FINANCIAL SERVICES CBRE - PNW Multifamily | Private Capital Group (206) 292-1600 | cbre.com

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

MAINTENANCE Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com Real Property Management Today (253) 426-1730 | rpmtoday.com White Clover Properties (425) 230-6000 | whiteclover.org

MASONRY SERVICES

Ready Removal (425) 446-1992 | readyremoval.net Readyremovalco@gmail.com

Brooklynn Masonry Bryan Funk | (253)722-7904 Bryan@brooklynnmasonry.net

Vacancy Services (253) 778-6373 | service@ vacancyservices.com vacancyservices.com

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

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

LANDSCAPING Echo Yard Maintenance (206) 909-6873 MTS Tree & Landscape (425) 369-8733 | mattstreeservice-llc.com becca@nwmts.com

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

Masonry Restoration Consulting (425) 344-3893 | masonryrestorationconsulting.com Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com

MOLD INSPECTIONS Disaster Response

(208) 661-9890 | bwichman@teamdr.com teamdr.com Envirotest Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com Maintenance Man Unlimited Seattle LLC (206) 517-8000 | mmuwa.com | info@mmuwa.com

PAINTING | PAINT Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com

Leavitt Group Northwest Michael Hufschmid (253) 929-4643 | leavitt.com Madison Avenue Insurance Group Inc (206) 805-6244 | stacey@madisonaveins.com madisonaveins.com

WAFD Bank (206) 777-8213 | wafd.com tim.marymee@wafd.com

Lender, Mortgage & Screening

Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com

Cole Hockett | (509) 324-1350 cole.hockett@acranet.com

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

CrossCountry Mortgage LLC (206) 650-4041 | keane@keaneloans.com

Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com Lifetime Heating (425) 200-4999 | lifetimeheating.com clintw@lifetimeheating.com The Drain Specialists Sewer & Septic Lines, Sinks, Bathtubs & Toilets (509) 467-5555 | ktwinston@me.com

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

PROCESS SERVERS Paper Pushers Process Service (206) 779-0721 | paperpushers@gmail.com paperpushersprocess.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 Dave Poletti & Associates (206) 286-1100 | davepoletti.com Ddb Management (360)207-4083 | ddbmgmt@gmail.com ddb.management Dobler Management Company Inc. (253) 475-2405 | doblermanagement.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 | iconre.org Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com

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

Jevons Property Management Enrique Jevons (206) 880-7935 | jevonsproperties.com

CV Lending (415) 923-8069 | cvlending.com Eastside Funding (425) 873-8873 | eastsidefunding.com

PLUMBING

RODDA PAINT Tim Puckett | tpuckett@roddapaint.com (509) 868-3552 | roddapaint.com

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

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

UpKeep Solutions (206)486-5576 | info@upkeepsolutions.com upkeepsolutions.com

Sherwin Williams (425) 495-4124 | alison.m.antoku@sherwin.com sherwin.com

Krishna Realty (425) 209-0055 | krishna-realty.com Longley Property Management Inc. Venita Longley | (206) 937-3522 | longleypm.com

22

Rental Housing Association of WA VENDOR LISTINGS PROPERTY MANAGEMENT

REAL ESTATE BROKERS

Madrona Real Estate Services, LLC Bradford Augustine (206) 538-2950 | MadronaRealEstate.com

Capstone Commercial Real Estate Advisors John Downing (206) 324-9427 | capstonerea.com

Maple Leaf Management LLC Michelle Bannister (206) 850-8095 | mapleleafmgt.com

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

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

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

Next Brick Property Management (425) 372-7582 North Pacific Property Management Joshua Fant | (206) 781-0186 | (800) 332-1032 northpacificpropertymanagement.com Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com

DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com Darco Inc (206) 322-9495 | darcoapts.com Foundation Group, LLC (206) 324-7622 | foundationgroupre.com

Park 52 Property Management Paul Jakeman | (253) 473-5200 | park52.com

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

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

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

Pilot Ventures LLC | Property Management (206) 566-6600 | pilotnw.com Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com

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

Real Estate Investment Services (REIS) Lakewood: (253) 207-5871 Seattle: (206) 319-5981 | REISinvest.com

Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 | paragonrea.com (206) 623-8880 | (800) 643-9871

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

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

Williams Kastner - Hohnstein (206) 628-2767 | williamskastner.com jhohnstein@williamskastner.com

UTILITY SERVICES Conservice (866) 947-7379 | conservice.com Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139

VACANCY LISTING SERVICES Pacific Publishing Co. | Print & Internet (206) 461-1322 | pacificpublishingcompany.com Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com

WATER HEATER SALES & SERVICE 365 Plumbing (253) 478-9298 | 365plumbingseattle.com Day & Nite Plumbing & Heating Inc. Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 | dayandnite.net Greensavers NW (425) 591-7833 | greensaversnw@gmail.com

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

WINDOWS DE-EL Inc (360) 926-6330 | jwade@deelinc.com | deelinc.com Shine a Blind | Blinds On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net

Diamond Roofers, LLP Flat & Low Slope (253) 220-8316 | shannonh@diamondroofers.com diamondroofers.com

Aptly (141) 556-8033 | getaptly.com 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 Investment Services (REIS) Lakewood: (253) 207-5871 Seattle: (206) 319-5981 | REISinvest.com

Aptly (141) 556-8033 | getaptly.com RHAWA ATLAS Digital Leasing (206) 283-0816 | RHAwa.org/atlas-digital-leasing

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

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

Olympic Estate Group, LLC G.A. “Jeri” Schuhmann (206) 799-0544 | jerischuhmann1@gmail.com

SCREENING + SOFTWARE

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

REAL ESTATE BROKERS

RETIREMENT PLANNING

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

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

Intellirent Screening Services | myintellirent.com (844) 755-4059 | info@myintellirent.com

AK Kreutzer Construction LLC (206) 444-5236 | akkllc@comcast.net nwvinyldecks.com

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

Weber & Associates Property Management (425) 745-5838

PROPERTY MANAGEMENT SOFTWARE

REMODEL/RENOVATION

Lorna Arnold (206) 276-0588 | shorttermsuites.com

Next Brick Property Management (425) 372-7582

Urban Settlements (509) 944-0979 | urbansettlements.com bgwynn@urbansettlements.com

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

E-Cycle Washington (360) 407-7020 | ecyclewa.org

TEMPORARY HOUSING

McCue & Associates, Inc (425) 748-9902 | scott@mccueproperty.com

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

Windermere Property Management / WPM South, LLC Ed Verdi | (253) 638-9811 | wpmsouth.com

RECYCLING

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

TQ Handyman LLC Trevor Rose: (206) 222-5129 trevor@tqhandyman.com

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

Northwest Inboards (206) 618-0785 | darrenjlamont@gmail.com nwinboards.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

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

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

RECREATION

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

Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com

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

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

ROOFING SERVICES

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

Seattle's Property Management (206) 856-6000 seattlespropertymanagement.com

REAL ESTATE BROKERS

Westlake Associates richk@ westlakeassociates.com (206) 505-9400 | westlakeassociates.com Windermere - Nadine Woodward (509) 251-9900 | nadinew@windermere.com windermere.com/directory/agents/nadinewoodward Windermere Real Estate Commercial Therasa Alston | (206) 650-4777

Intellirent Screening Services | myintellirent.com (844) 755-4059 | info@myintellirent.com

SUBMETERING Conservice (866) 947-7379 | conservice.com Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139

TAX CONSULTING | PREPARATION

Simplify Your Leasing with RHAWA’s

Trusted

Partner Access to Smarter Tenant Screening, Credit Reports & Rental Marketing.

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

RHAwa.org/screening FREE With Your RHAWA Membership

23

CURRENT | April 2026 MEMBER ENGAGEMENT

LINK MEETINGS IN 2026: New Venues, New Opportunities!

Daniel Bannon | RHAWA Engagement Coordinator |  dbannon@RHAwa.org |  (206) 905-0609

2025 was an exciting year for LINK Meetings, and I am thrilled to share some of the major developments that have taken place across our expanding lineup. LINK Meetings have always served as one of RHAWA’s most valuable recurring opportunities for members to connect with one another, share experiences, and stay informed on the issues impacting their rental business.

Last year, we expanded our LINK Meeting offerings to ensure that even more members across the state have the opportunity to take advantage of everything a LINK Meeting has to offer. As the new year takes shape, I wanted to take a moment to remind everyone of the progress we made last year, as well as give a preview of what’s to come in 2026.

Clark County One of the most exciting additions to our lineup this last year was the launch of the Clark County LINK Meeting.

Members in the Southwest Washington area now have a dedicated local meeting where they can sit down with fellow housing providers in their jurisdiction, tackle area-specific challenges, and make connections with peers who are navigating the same local policies and market conditions. The Clark County LINK Meeting takes place on the second Tuesday of each month from 6:00 PM to 7:30 PM, giving our members in that region a consistent and accessible opportunity to get involved. With the merger of CCRA and RHAWA, it was a priority to bring this resource to Southwest Washington, and we are incredibly grateful to the members and volunteers who helped make it a reality.

Downtown Spokane On the eastern side of the state, we have continued to build on the momentum generated by the Spokane Valley LINK Meeting by adding a new evening LINK Meeting in downtown Spokane. This new session provides an additional opportunity for our Spokane-area members to get involved, share insights, and connect with industry professionals in their community. The downtown Spokane

LINK Meeting meets on the second Tuesday of each month from 6:00 PM to 8:00 PM, while the Spokane Valley meeting continues as a lunch meeting on the third Monday of the month from 12:00 PM to 1:30 PM. Having two options available in the Spokane area means that members can choose the format and timing that works best for their schedule, and those who want to attend both are more than welcome to do so. RHAWA’s continued investment in eastern Washington reflects our commitment to serving members across the entire state, not just around the Puget Sound.

ONLINE In addition to these new in-person locations, our Online LINK Meeting continues to be a valuable resource for members who may not have easy access to one of our in-person locations or who simply prefer to engage from the comfort of their home or office. The Online LINK Meeting takes place on the fourth Tuesday of each month from 6:00 PM to 7:30 PM and is open to members from anywhere in the state. While the conversation at our in-person meetings tends to focus on area-specific challenges and local vendor recommendations, the Online LINK Meeting covers general best practices and statewide policy topics that are relevant to housing providers, no matter where they are located. Member-to-member conversation is strongly encouraged, and just like our in-person meetings, these sessions are not intended to be a simple presentation from RHAWA staff. We want to hear from you, and the online format makes it easier than ever for members in more rural or distant areas of the state to have their voices heard.

Value, Statewide With these additions, our current LINK Meeting lineup now spans the full state of Washington, offering members more options than ever before. Across all locations, LINK Meetings provide one of RHAWA’s most consistent opportunities for meaningful networking. The members you meet at your local LINK Meeting are likely dealing with the

same challenges you are in your specific jurisdiction, whether that is navigating new local ordinances, finding reliable vendors, or simply trying to keep up with the ever-changing landscape of rental housing legislation. Building those relationships with fellow housing providers is one of the most effective ways to strengthen your business and stay ahead of the issues that matter most in your area.

LINK Meetings also serve as one of the best ways to stay connected to RHAWA’s advocacy efforts. During the legislative session earlier this year, LINK Meeting attendees were among the first to receive updates on key bills and had direct input into our legislative efforts. Member feedback gathered at

these meetings has had a real impact on how RHAWA communicates with legislators and how we craft our messaging on behalf of independent housing providers. If you want to make sure your voice is part of that conversation, attending your local LINK Meeting is the best way to speak directly to staff about your ideas.

As always, LINK Meetings are completely free to attend, and we even allow guests to attend! If you know someone who is new to the rental business or curious about what RHAWA has to offer, I encourage you to invite them along. There is no better  Continued on page 28

24

Rental Housing Association of WA

EDUCATION & EVENTS

RHAWA Launches New

CORE SERIES Compliance & Operational Rental Excellence

Denise Myers | RHAWA Member Programs Director |  dmyers@RHAwa.org |  (206) 905-0614

RHAWA’s first-ever Saturday morning educational event is happening on March 28 at the Paccar Atrium on the Bellevue College campus. This first session in the CORE Series—Compliance & Operational Rental Excellence starts in the spring with critical legal compliance training and follows up in the summer with practical education on running an effective and profitable rental business.

Each session in the CORE Series offers two and a half hours of dedicated in-person education with plenty more time for questions, all part of a convenient Saturday morning schedule.

There is an opportunity to connect with peers and light refreshments to make learning easy and accessible.

housing laws in the country. Our Saturday morning sessions are ideal for rental property owners with busy lives and “day jobs” who want clear guidance on what the law requires—and how to operate day-to-day with confidence.

This session features two of our seasoned legal instructors, Christopher Cutting and Synthia Melton.

housing providers, exclusively representing owners and managers of rental property. As a part of Cutting Law Office PC, the firm offers full-service legal representation that covers every aspect of the landlord-tenant relationship. Christopher’s client-centered representation is dedicated to providing the best possible outcome at the lowest cost.

Synthia Mel ton

Christopher Cut ting Puget Sound, March 28, at Bellevue College Campus This first CORE Series location was selected for housing providers who live and work throughout the Puget Sound region. Hosting the workshop at Bellevue College makes it easier for participants from surrounding communities to attend in person, gain essential compliance and operational education, and return to their weekend without the burden of long-distance travel. The Paccar Atrium is ideal for presentations and seminars with three large screens, sound system, and tiered seating perfect for up to one hundred attendees.

Running a rental property in Washington State means navigating some of the most detailed and actively enforced

After a few years practicing with another local law firm, in 2017, Christopher Cutting founded the Cutting Law Office PC and acquired LT Services, an eviction service provider with over 40 years of experience in landlord-tenant relations. LT Services provides setfee services to Western Washington

LOCATION

Synthia Melton is a co-founder and managing partner at Dimension Law Group, specializing in Business Law and Commercial and Residential Real Estate, including Landlord-Tenant matters. With a rich background as an investor, entrepreneur, and attorney, Synthia has proficiently guided real estate investors and small business

owners through complex transactional and litigation matters. She has extensive experience handling real tenancy disputes and knows exactly where providers typically stumble. Her guidance will give you the confidence to make decisions that protect your business.

Christopher and Synthia will cover the key state and local laws that regulate rental operations, including lease requirements, rent increase notices, deposits, maintenance obligations, entry rules, and just cause termination.

The course emphasizes common compliance pitfalls, the financial and legal consequences of getting it wrong, and proven protocols that help owners stay organized, consistent, and defensible if issues arise. By the end of the session, owners and property managers will have a stronger understanding of their responsibilities, clearer operational processes, and greater confidence in managing rentals within Washington’s regulatory framework.

PUGET SOUND

EASTERN WA

SOUTHWEST WA

(Bellevue)

(Spokane)

(Vancouver)

ADDRESS

Bellevue College

CenterPlace Regional

Keller Williams Olympic

3000 Landerholm Circle SE, Bellevue, WA 98007

2426 N Discovery Place Spokane Valley, WA 99216

2211 E Mill Plain Blvd, Vancouver, WA 98661

SPRING

March 28

April 18

May 16

SUMMER

June 27

July 11

July 18

25

CURRENT | April 2026

S pring

Spring Training Focuses on Critical Compliance

For more details and registration, go to RHAwa.org/core-series-2026.

Eastern WA, April 18, at CenterPlace Regional Event Center in Spokane Valley The second CORE Series location was selected for the housing providers around Spokane and Spokane Valley. CenterPlace is a great venue for learning where our members can easily attend in person, gain essential compliance and operational education, and return to their weekend without the burden of long-distance travel. The light and bright large meeting room upstairs is ideal for presentations and seminars.

Running a rental property in Washington State means navigating some of the most detailed and actively enforced housing laws in the country.

Our Saturday morning sessions are ideal for rental property owners with busy lives and “day jobs” who want clear guidance on what the law requires—and how to operate day-today with confidence.

This session features our seasoned legal instructor, Maxwell Glasson.

Max Glasson began his legal practice in Washington in 2017 by building his own firm in Seattle, focused on supporting small businesses of all kinds.

In 2022, he was appointed as a Commissioner Pro Tem for the King County Superior Court. He is now based in Spokane and practices as a Member at Williams Kastner, focused on real estate, business, estate planning, and probate. His practice spans both the litigation and transactional sides of matters, leading with a pragmatic approach of avoiding pitfalls at the outset of a transaction and aggressively enforcing his client’s rights in litigation.

Max Glasson In this session, Max will cover the key Washington State and City of Spokane laws that regulate rental operations, including registration, lease requirements, rent increase notices, deposits, maintenance obligations, entry rules, and just cause termination. The course emphasizes common compliance pitfalls, the financial and legal consequences of getting it wrong, and proven protocols that help owners stay organized, consistent, and defensible if issues arise. By the end of the session, owners and property managers will have a stronger understanding of their responsibilities, clearer operational processes, and greater confidence in managing rentals in Spokane and the surrounding areas. For more details and registration, go to RHAwa. org/core-series-2026.

is and Clark Law School. Along with landlord/tenant law, Bradley Kraus assists clients in various civil litigation, probate, and family law matters.

Bradley Kraus Southwest WA, May 16, at Keller Williams Olympic Room in Vancouver The third CORE Series location was selected for the housing providers around the City of Vancouver, WA. The Keller Williams Olympic Room is a great venue for learning, where our members can easily attend in person, gain essential compliance and operational education, and return to their weekend without the burden of long-distance travel. The large meeting room is ideal for presentations and seminars and will accommodate around 100 attendees.

Running a rental property in Washington State means navigating some of the most detailed and actively enforced housing laws in the country. Our Saturday morning sessions are ideal for rental property owners with busy lives and “day jobs” who want clear guidance on what the law requires—and how to operate day-to-day with confidence.

This session features one of our seasoned legal instructors, Bradley Kraus.

Bradley is a member of Warren Allen’s landlord/tenant practice and represents many of the region’s most successful landlords. A graduate of the University of Minnesota, he attended law school and graduated cum laude from Lew-

Bradley will cover the key Washington State and City of Vancouver laws that regulate rental operations, including registration, lease requirements, rent increase notices, deposits, maintenance obligations, entry rules, and just cause termination. The course emphasizes common compliance pitfalls, the financial and legal consequences of getting it wrong, and proven protocols that help owners stay organized, consistent, and defensible if issues arise. By the end of the session, owners and property managers will have a stronger understanding of their responsibilities, clearer operational processes, and greater confidence in managing rentals in and around the City of Vancouver, Washington. For more details and registration, go to RHAwa.org/core-series-2026.

Up Next… CORE Series Summer Sessions The summer CORE Series sessions in June and July will focus on running your rentals like a business so you can sharpen your systems and strengthen your bottom line for the rest of 2026.

Learn proven strategies to streamline operations, control costs, improve tenant retention, and leverage technology to reduce day-to-day friction.

26

Rental Housing Association of WA GOVERNMENT AFFAIRS

Rent Caps. Soft Markets. Record Evictions.

And Lessons from The Simpsons and the British Raj

Daniel Klemme | RHAWA Membership Development & Government Affairs

The most dangerous policy is one that works exactly as advertised, right up until it doesn’t. The damage Daniel Klemme from simple solutions applied to complex systems rarely arrives at the front door of the people who built them. It shows up in court filings and maintenance logs and midnight phone calls to rental housing providers, years after the ribbon cutting and press release.

Which brings me to one of the finest critiques of this phenomenon ever produced.

Not by an economist. Not by a think tank. By The Simpsons.

In the classic episode “Trash of the Titans,” Homer Simpson runs for Sanitation Commissioner on a single, unforgettable slogan: “Can’t someone else do it?”

Running on a platform of asking folks why exactly they are taking out their own trash to the curb, or even putting the garbage in the bags at all, Homer wins in a landslide. Springfield quickly boasts the highest level of sanitation services in the nation. Until the town spends an entire year’s budget in a single month, because the unforeseen consequences of meddling in the complex economics of sanitation turn out to be ruinous. The episode won the Primetime Emmy for Outstanding Animated Program, and it remains required viewing for anyone interested in simple political slogans being enacted into policy.

“Can’t someone else do it?” is funny when Homer says it about garbage. It stops being funny when it becomes the implicit logic of a rent cap, the assumption that operating costs, maintenance, insurance, and taxes can simply be absorbed by someone else down the chain without consequence. It takes on an entirely

|  dklemme@RHAwa.org |  (206) 905-0611

different meaning when the phrase is tied to contract law and the question of whose responsibility it is to pay rent, and why.

A Renter’s Market, With Record Evictions The national rental market is in its softest condition in nearly a decade. Vacancy is at 7.3 percent, a record high. Median asking rents have declined year-overyear for twenty-nine consecutive months. In Washington State, rents are essentially flat, up barely 1.7 percent year-over-year statewide, with Seattle averaging less than one percent growth. The rent cap under HB 1217 is set at 9.683 percent for 2026. Rents aren’t even approaching the cap. By any objective measure, this is a renter’s market. Tenants should be getting better deals, more concessions, and greater leverage.

So why are evictions at an all-time high?

On February 2, 2026, The Seattle Times published an article titled, “King County, WA eviction levels hit an all-time high, again.” Citing data from the Office of Civil Legal Aid, the report noted that around 9 in 10 cases in 2025 were due to nonpayment of rent statewide. The Times posits a simple explanation: rents are simply too high for tenants to afford.

This is where we must respectfully, but firmly, disagree.

Nonpayment doesn’t inherently mean can’t pay. What it truly means is didn’t pay. To understand the difference, we have to look at who is actually filing these evictions.

27

CURRENT | April 2026

If the root cause was strictly free-market landlords gouging tenants, then subsidized affordable housing providers should have virtually empty eviction dockets.

to proceed within 60 days of a pay-or-vacate notice. Thirty days of mandatory diversion inside a 60 day filing window. Do the math.

The data tells a completely different story.

The primary defense against eviction has become procedural. Zooming out from our rental lens, the required notice is just a piece of paper. In the current legal climate, it is a magic piece of paper. The magic works like this: if your property manager makes a slight procedural error in a process that changes constantly at the local and state levels, the lease enforcement action fails on technical grounds, regardless of whether rent was paid.

The Affordable Housing Anomaly The Spokane court conducts unlawful detainer hearings every other week. Here is the percentage of cases filed by affordable housing providers over a recent fourweek stretch:

Hearing Date

Total Cases

Affordable Housing Cases

Percentage

Jan 21, 2026

35

14

40%

Feb 4, 2026

51

18

35%

Because of Right to Counsel programs, tenants are provided free attorneys from organizations like the Housing Justice Project. The tenant isn’t betting that a judge will enforce the lease. The tenant is betting that their free lawyer will find that the provider didn’t provide the magic piece of paper. Whether the motivation is a holdover expectation that rental assistance will materialize, or simply the rational recognition that a paperwork defect offers a nonzero chance of staying housed without paying, the incentive structure points in one direction.

Feb 18, 2026

45

18

40%

You aren’t fixing the cobra problem. You’re breeding more of them.

Mar 4, 2026

50

17

34%

A Word About Moral Hazard Moral hazard is what happens when the party making a decision doesn’t bear the cost of being wrong. In Washington, it’s operating on two levels. Neither involves outright villainy. Both involve incentive structures that have shifted the calculus of risk in ways that hurt everyone.

37 percent of unlawful detainer cases in Spokane are originating from affordable housing providers. These are organizations where tenants pay roughly 30 percent of their income toward rent, and a nonprofit or subsidy covers the rest. A tenant earning $500 a month might owe $150 in rent. And yet, over a third of evictions are coming from these units.

Consider what nonpayment looks like at that scale. A $150-per-month tenant who stops paying doesn’t cost the provider $150 once. The loss compounds month after month while operating costs continue. Under RCW 59.18.290, the provider can’t recover attorney fees until the tenant owes at least two months of rent and at least $1,200. At $150 a month, that’s eight months of consecutive nonpayment before the provider can even begin to recoup legal costs. By that point, the arrears are insurmountable and likely unrecoverable.

The law actively penalizes early intervention. It incentivizes delayed enforcement.

And when providers finally do file, the amounts are catastrophic. The eviction paradox: more filings, later in the process, for larger, more devastating sums.

Softening rents. Record vacancy. Larger concessions. Evictions are at an all-time high, 90 percent for nonpayment. Even the institutions subsidized to charge tenants less are drowning in it.

Do we have an eviction problem, or do we have a nonpayment of rent problem?

The Cobra Effect and the Magic Piece of Paper During the British Raj, the colonial government in Delhi offered a bounty for every dead cobra brought to the authorities. It worked until enterprising residents started breeding cobras for the bounty. When the government canceled the program, the breeders released their now-worthless snakes into the wild. Delhi ended up with more cobras than it started with.

The Cobra Effect, where policies produce the opposite of their intended outcome, is alive and well in Washington’s rental housing market.

On February 2, 2026, the Spokane City Council voted 5–2 to pass the “Pathways to Eviction Diversion” ordinance: a mandatory 30-day diversion process before any nonpayment eviction, with required written notices at leasing and at every pay-orvacate. No rental assistance was allotted. State law requires nonpayment evictions

Tenant-Side Moral Hazard This is not a story about bad tenants. It is a story about what happens when the consequence structure changes and incentives shift.

When eviction timelines in King County stretch to 40 weeks, as they have, the rational response from a provider is to begin proceedings earlier and with less tolerance for partial payment. Add King County’s winter and school-year eviction bans, and a straightforward nonpayment case can stretch past six months.

When the process of enforcing a lease becomes so protracted and expensive that providers cannot afford to extend grace, the rational response is to move faster, not slower. The tenant who might have been given an extra month to catch up in 2018 is now getting a pay-or-vacate notice on day fifteen. When the consequence structure changes, behavior changes. That’s true of everyone, including landlords and legislators.

The numbers confirm the mechanism. Washington recorded 23,965 eviction filings in 2025, a new all-time high. The King County Superior Court sent 6,635 orders to the sheriff’s office in 2025, a 51 percent increase over 2024 and a 217 percent increase over 2023. The office had to add staff specifically dedicated to evictions to manage the volume.

Legislative Moral Hazard When a legislator votes for rent control, an eviction moratorium, or a mandatory diversion pro-gram, the policy instrument and its downstream outcomes are separated by enough complexity that accountability diffuses. They can act without bearing the risk. When evictions rise after a rent cap passes, the legislator is not the one who gets the 2 a.m. call about a burst pipe they can no longer afford to fix. A burst pipe that must be fixed, even if the tenant hasn’t paid rent in several months.

The provider is the one who gets that call. The complexity of the causal chain between policy and outcome is not a bug. For those making the policy, it functions as a feature.

In “Trash of the Titans,” *spoilers*, everything eventually comes to a head.

Springfield is literally buried under the accumulated consequences of promises that were never economically sustainable. The town has to pick up and relocate.

28

Rental Housing Association of WA  Continued from page 23

The mountain of garbage is the perfect image for regulatory accumulation: each individual ordinance looks reasonable in isolation. The pile is what kills you.

Washington’s rental housing providers are staring at a growing pile. HB 1217.

Right to Counsel. Winter eviction moratoriums. School-year moratoriums. The Spokane diversion mandate. Each one was passed with good intentions. Each one added time, cost, and procedural exposure. And none of them came with a mechanism for measuring whether the cumulative effect was actually reducing displacement, or accelerating it.

“Can’t Someone Else Do It?” Pass-through costs are not a theory. They are a law of commerce as immutable as gravity. Insurance premiums, property taxes, maintenance, legal compliance, and capital reserves. When policy constrains revenue while costs rise unchecked, something has to give. What gives is investment. What gives is maintenance. What gives is the willingness of private capital to participate in the housing market at all.

There are inherent difficulties with supply and demand when you introduce economic and legal distortions. Rents are softening. There is more vacancy. So why are evictions increasing? Why are private market and affordable housing providers dealing with the same surge in nonpayment? And why is the policy response to delay the eviction rather than address the root cause?

The question is whether we have an eviction problem or a nonpayment problem.

And whether pretending the answer is “someone else” is a governing philosophy or a Simpsons plot.

LINK Meetings in 2026: New Venues, New Opportunities! introduction to the association than sitting down with a room full of experienced housing providers who are happy to share what they know.

What’s Next?

Looking ahead, there are two upcoming developments for the LINK Meeting lineup in 2026. The first development is the long-awaited return of the South King County meeting. Last year, our regular venue for the South King County meeting was unfortunately shut down, and we had to ensure that we chose the right location in order to replace this tried and true location. We have luckily found a new venue, thanks to our friends at Dimension Law Group, that is incredibly close to our previous location. We look forward to welcoming our members back to the South King County meeting this month! Please double-check the RHAWA website for exact details on date and time. We are also making progress on bringing the

value of LINK Meetings up north to the Bellingham area. Our engagement in Bellingham has grown significantly in the last few years, and this year we will bring our membership together with this upcoming meeting. Once again, make sure to check RHAWA’s website for more information.

You can find dates and registration links for all upcoming LINK Meetings at RHAwa.org/events/link-meetings or in the Calendar section of this newspaper. Please make sure to register in advance, as it helps us coordinate with venues and ensures you receive any necessary details prior to the meeting.

If you have questions about any of our LINK Meetings or are interested in volunteering as a facilitator, please do not hesitate to reach out to me directly at dbannon@rhawa.org or by calling (206) 905-0609. I look forward to seeing you at a meeting soon!

FREE LOCAL MEETUP Do you live in Clark, King, Pierce, Spokane, or Snohomish County?

Upcoming LINK Meetings You Shouldn’t Miss in APRIL! Birch Room

Vancouver

Apr. 14

6-7:30pm

Come hang out at one of RHAWA’s

Onion Bar & Grill

Spokane

Apr. 14

6-8pm

Link Meetings, meet other housing

TBD (See Website)

Tukwila

Apr. 14

6:30-8pm

providers near you, and grow your

Ben Dews Grill

Tacoma

Apr. 16

6-7:30pm

business along the way. Everyone

Bob’s Burgers

Everett

Apr. 16

6:30-8pm

is welcome.

Darcy’s Restaurant

Spokane Valley

Apr. 20

12-1:30pm

Dave & Buster’s

Bellevue

Apr. 21

6-8pm

RHAWA Zoom

ONLINE

Apr. 28

6-7:30pm

St. Andrews Pub

Seattle

Apr. 30

6-8pm

29

CURRENT | April 2026

Common Toilet Problems & Basic DIY Fixes Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 RHAWA Vendor Member of the Year

Toilets…everybody has one…or two… or three. If you’re a Rental Property Owner, you may have a sizable collection. That’s why I felt it was worthwhile to share some common toilet problems and fixes that, depending on your skill set, tools, and confidence, you might be able to do yourself.

made of any kind of metal, they simply would not survive long and would corrode away. Almost all toilet seats just have two long plastic slotted screws under a little lid that can be easily tightened using a blade screwdriver. The screws typically have a nut underneath the porcelain that needs to be held from spinning while tightening the screws.

History – There have always been problems with our toilets. More than 5,000 years ago, primitive systems in several ancient civilizations utilized a constant stream of water that carried waste away from centralized, public latrine systems. Unfortunately, the water from those latrines often flowed back into the same river or stream that was the main water supply. I guess we all live ‘down-stream’ from someone.

In the 1500 – 1600’s in Europe, royalty began to use what are considered the first ‘flush’ toilets, with a big 2-footdeep pot, fed by water from an upstairs source. Almost 8 gallons of water were needed for each ‘flush’. When water was a little scarce, they would often wait until at least 20-people had relieved themselves and the pot was filled to the brim, before flushing.

More recently, and closer to home, when my wife’s great-great-greatgrandparents came west by covered wagon and settled in the Blue Mountains of Oregon, they had a fancy ‘2-holer’ outhouse out behind the farmhouse. Grandma Yoder said that it was a fine outhouse, unless it was winter, when she had to rub the ½” thick hoarfrost off of the wooden seat, first thing every morning before sitting down…

These days, we still have problems and issues with our toilets. Below are some of the more common problems we see… and that you might be able to easily take care of yourself.

Loose Toilet Seat – No matter how old the toilet is, the single most common problem we see are loose toilet seats.

These days, the screws that hold toilet seats down tight are usually made of a thick plastic because when they were

Check the Water Level in the Tank – First of all, make sure the water level is proper, and the float is adjusted so that it shuts the water off BELOW the top of the overflow-tube. If the water level is too high, it will flow into the overflow tube, and the toilet will ‘keep running’.

There is usually a line or mark on the overflow tube that indicates the correct water level. If you have an older style fill valve (ball-cock) with a float on an arm, then you can CAREFULLY bend the arm to make the water shut off at the right level.

If you have the kind of fill valve that uses a vertical post and a Floating Cup, you need to spin the post as described in the manufacturer’s instructions to raise or lower the shut-off point for that fill valve.

Water keeps running in the toilet – This is also a very common problem that toilets have. After flushing, the toilet fills up, but then it doesn’t seem to shut off all the way, and water keeps trying to ‘fill’ the toilet. Usually, if that is happening, there are a couple of things that can be checked and fixed fairly easily…

Bruce Davis, Sr.

replacement if you need one. To find out for sure if your flapper is leaking, simply put a little blue or red food coloring in your toilet tank, and see if it migrates down into the bowl after a few minutes WITHOUT flushing the toilet.

If it does, then the flapper that is supposed to hold all the water in the tank is not holding properly, and it needs to be replaced.

Hopefully, the advice I’ve given will help you navigate some of the simpler toilet problems. You can also find many ‘how-to’ repair videos online. That said, don’t be surprised or discouraged if you try and try to fix your own toilet, and you simply can’t, and you need to call in a professional. Sometimes, it’s not as simple as it seems.

In our own apprenticeship course for service plumbers, we spend over 24-hours just on Basic Toilet Repairs, because there are so many different kinds of toilets, and there are so many things that can go wrong. The truth is, as common as toilets are, they’re sometimes very tough to fix, and even the pros have to make a couple of attempts to get it right.

(BEFORE attempting any repairs that affect the water to your toilet, BE SURE that you can control the water to the toilet, and TURN OFF the water to the toilet when working on any waterworks.)

Check the Flapper Seal – If the water level is okay but the toilet is still ‘running’, then the flapper in the bottom of the toilet tank is probably not sealing properly. One of the most common types of flappers is pictured in the cutaway tank above, but there are many different types of flapper systems in use today.

You will need to lift the lid off the toilet tank and look and see what kind of flapper your toilet has, and get a proper

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

Day and Nite Plumbing and Heating Inc. 16614 13 Ave. W., Lynnwood, WA 98037, (800) 972-7000.

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Rental Housing Association of WA

Expense Pressures Quietly Squeezing Multifamily Returns in the Puget Sound Brian Platt, Michael Urquhart, Ben Douglas & Rowan Davis | Paragon Real Estate Advisors | RHAWA Vendor Member

Puget Sound apartment fundamentals remain stable, with strong regional occupancy and modest rent growth across many sub-markets. On the surface, performance appears steady. However, the more important story for owners today is happening below the revenue line.

Operating expenses are rising faster than rents, quietly compressing net operating income.

Insurance premiums have become one of the most volatile line items.

Over the past 12-24 months, many multifamily owners in the region have experienced 25-100%+ increases in annual premiums as carriers adjust for higher replacement costs and stricter underwriting standards.

Property taxes are also trending upward as assessed values adjust throughout King, Snohomish, and Pierce counties. Because assessments often fail to keep pace with market shifts, many owners are being taxed on valuations 5–20% above current market values, especially for properties where land represents the primary value.

Utilities remain another pressure point, especially in older buildings with central hot water and heat. Water, sewer, and electricity costs have generally risen in the 5-10% annual range, reducing margin flexibility for owners who absorb those expenses.

The widening gap between stabilized rent growth and elevated expense growth is influencing how buyers underwrite opportunities today. Operating efficiency, capital improvements, and expense history are playing a

Industry in Motion Submissions are compiled and printed, depending on space available.

RHAWA does not guarantee submissions will be included.

larger role in valuation conversations than they did just a few years ago. For example, a building generating $100,000 in NOI valued at a 5.5% cap rate would be worth approximately $1.82 million. If expenses rise by $10,000 annually, reducing NOI to $90,000, the value drops to roughly $1.64 million; a loss of about $180,000 in equity.

In the current environment, protecting margins is no longer just about pushing rents - it is about proactively managing expense risk and understanding how these trends affect long-term positioning.

On the Platt-Urquhart-Douglas team at Paragon, our expertise goes beyond just a listing. We’ve tailored our brokerage approach to help owners not only prepare for a sale today but also plan for sales down the road - by navigating the ever-changing multifamily market in 2026 and beyond. Give us a call if you’d like to strategize what the next 12–36 months could look like for your investment property.

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, Ben Douglas at Ben@ ParagonREA.com (206) 658-7247, or Rowan Davis at Rowan@ParagonREA.com (206) 406-9105.

ANNOUNCEMENTS Interested in Submitting Your Announcement?

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

PARAGON REAL ESTATE ADVISORS

KIDDER MATHEWS

Seller Rep. Allen Afshar

Buyer Rep. Hemming & Iles

Seller Rep. Dan Swanson & Brian Richardson

9 Units

West 9 3046 SW Avalon Way

9 Units

24021 25th Ave S

$2,300,000

Seattle

$1,030,000

Des Moines

PARAGON REAL ESTATE ADVISORS

PARAGON REAL ESTATE ADVISORS

Seller Rep. Xia Cutter

Buyer Rep. Brian Iles

Seller Rep. Mace Erickson

Buyer Rep. Fogle & Douglas

23 Units

The Cliff 21833 7th Ave S

6 Units

Lincoln Park 6 4700 SW Othello St

$3,260,000

Des Moines

$1,325,000

Seattle

PARAGON REAL ESTATE ADVISORS

PARAGON REAL ESTATE ADVISORS

Seller Rep. Allen Afshar

Buyer Rep. Tanner Fogle

Listing & Seller Rep. Urquhart, Douglas, Platt, Rowan

8 Units

423 SW 155th St

8 Units

12607 NE 119th St

$1,475,000

Burien

$1,715,000

Kirkland

 Submit your 'Industry in Motion' news to:

publications@RHAwa.org

31

CURRENT | April 2026

PENDING - 9 UNITS

AVAILABLE - 8 UNITS

AVAILABLE - 19 UNITS

AVAILABLE - 21 UNITS

PENDING - 8 UNITS

AVAILABLE - 8 Units

For the past 30 years Paragon Real Estate Advisors has been the premier commercial real estate brokerage firm in the Puget Sound. When our expert knowledge of the greater Seattle area is paired with our targeted marketing strategies, our contract negotiation skills, and our vast network of contacts; it is easy to see why we are experts in our market.

With the recent interest rate drop the market is starting to move! If you have any questions or would like to speak about your personal investment properties and projected market trends, we would be happy to help you. Call us today to speak with one of our specialized commercial brokers to start a free property evaluation.

32

Rental Housing Association of WA

Licensed  Bonded  Insured CCEXTRESC8020M

Serving Snohomish, King, and Pierce Counties!

A COMPLETE TURNKEY MAKE READY CONTRACTOR! CARPET/VINYL PLANK FLOOR CLEANING

INTERIOR APARTMENT REPAINT SPECIALIST

Apartment Carpet Cleaning

Apartment Painting

Heavily Soiled Additional Charges, Townhouses add $75

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Vinyl Plank Floor Cleaning

Apartment Cleaning

Studio Apt ........................................................... From $90 One Bedroom Apt .............................................. From $100 Two Bedroom Apt ............................................. From $110 Three Bedroom Apt ............................................ From $120 Houses/Townhouses ............................................ Bid Only

Studio Apt ........................................................ From $250 One Bedroom Apt ........................................... From $275 Two Bedroom Apt ........................................... From $300 Three Bedroom Apt ......................................... From $325 Houses/Townhouses ........................................... Bid Only Heavily Soiled Apartments – Additional Charge

Vinyl Plank Clear Coat Finish

Odor Treatments

Studio Apt ........................................................... From $90 One Bedroom Apt .............................................. From $100 Two Bedroom Apt ............................................. From $110 Three Bedroom Apt ........................................... From $120 Houses/Townhouses ............................................ Bid Only

Topical Enzyme Deodorize ............................... From $125 Ozone Treatment ............................................. From $275 Thermal Fogging Treatment ........................... From $275 ULV Mist Treatment ......................................... From $275 Hydroxyl Generator Treatment ...................... From $3 75

HALLWAY CLEANING SPECIALISTS

Pressure Washing • Exterior Painting

Bid Only

Bid Only

Certified Through: Vendor Cafe/Yardi/ VendorShield Net Vendor

Scheduling: Wendy 425.870.2295 Estimates/Quality Control: Jon 425.330.9328 extremesteamcc@comcast.net

extremesteamcc.com

33

CURRENT | April 2026

MASTER YOUR PROPERTY MANAGEMENT SKILLS PROPERTY MANAGER SERIES Our dynamic 12-part series, designed for property managers (but also great for owners) goes live online weekly starting on Thursday, February 26th, from 12-1pm. Members can join any single live virtual class for just $35, or go all-in to save 50% on the entire series at an unbeatable $210. We’ve got great ticket options for our guests too! Let’s turn your property management challenges into triumphs! View details and register at: RHAwa.org/events.

Register for entire series by February 25th to SAVE 50%.

For questions about the series or RHAWA’s Rental Housing Academy, please contact Denise Myers at dmyers@RHAwa.org.

All written, presented, and recorded content provided by RHAWA for this course are for the use of the participants enrolled in the course.

Copyrighted course content may not be further disseminated. Formal legal advice and review are recommended prior to the selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel. Event Cancellation and Other Policies https://www.rhawa.org/cancellation-policy.

34

Rental Housing Association of WA

WHERE YOUR ROOF IS OUR ROOF We are registered Polyglass Contractor (#5008)

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

We Stand by Stability Polyflex G (torch down) provides an exceptionally durable roofing product and provides long-term weathering performance. With a granulated surface, Polyflex G exceeds all minimum ASTM standards for tensile strength, puncture resistance and flexibility. This torch down roof membrane is ideal for Northwest roofs; where common branches sometimes fall or residents want a roof-top patio. We stand behind Ployglass APP Membranes with the most reliable warranties in the industry. Their warranty provides extended protection, assuring the optimum system performance is guaranteed.

Proud Sponsor of

About Elizabeth Gregory Home (EGH) EGH inspires homeless women to transform their lives. Through services offered, women can meet immediate needs, as well as long-range goals to break the cycle of homelessness.

Learn more about EGH and how you can help at eghseattle.org. Thank you.

EXPERTISE

 Roof Replacement  Roof Repairs  Ventilation & Drainage Revisions  Preventative Maintenance

SPECIALIZING

 Apartment Housing  Condominiums  Commercial Property  Multiplex / Duplex

Special pricing for RHAWA members AND $100 donation toward EGH with paid re-roof contract!

Contact John Paust for more information:

john@bravoroofs.com QUALITY WORKMANSHIP

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bravoroofs.com

DEDICATION TO ROOFING SOLUTIONS

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