CURRENT - December 2025

VOL. XXXVIII No. 12

December 2025

R H AWA

CURRENT R E N T A L

H O U S I N G

+

I N D U S T R Y

N E W S

 A CLOSER LOOK

CHANGES BREWING in the City of Destiny

TACOMA

COREY HJALSETH | 8

 MUST READ

Legislative Session is Back (AGAIN) CHESTER BALDWIN +

PRSRT STD US POSTAGE PAID PERMIT #13465 SEATTLE,WA

DANIEL BANNON | 10

CHLOE MOSER & DANIEL BANNON | 5

A CLOSER LOOK 

CHANGE SERVICE REQUESTED

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

COREY HJALSETH | 16

A PRECARIOUS STATE - A DOCUMENTARY

WAR HORSE: RHAWA’S

NAVIGATING

FOR MINNESOTA'S FUTURE

LEGAL DEFENSE FUND IN 2026

RHAWA’S POWERFUL TOOLS

GOVERNMENT AFFAIRS | 3

GOVERNMENT AFFAIRS | 6

EDUCATION + RESOURCES | 9

UPCOMING

LINK MEETINGS DECEMBER 2, 4, 9, 15, 16, 18

CONNECT

/RHAofWA

@RHA_ofWA

@RHAofWA

RHAwa.org

2

Rental Housing Association of WA

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CURRENT | December 2025 GOVERNMENT AFFAIRS

A PRECARIOUS STATE A Documentary for Minnesota's Future RHAWA Advocacy Team | advocacy@RHAwa.org

This new documentary has sparked conversation across Minneapolis and beyond, asking: What went wrong in 2020 and what comes next? The murder of George Floyd ignited protests that led to chaos and destruction, leaving communities fractured and economies shaken. More than five years later, while many cities have rebounded, Minneapolis continues to lag.

The Questions We Face • Why has recovery been so slow?

• How much stems from the chaos of 2020 & government responses?

• Most importantly, what can be done now to restore safety, stability, & prosperity?

The events of 2020 revealed deep vulnerabilities. Some reforms aimed at progress, but others fueled uncertainty, discouraged investment, and raised costs. A path forward must emphasize accountability, public safety, and responsible spending to rebuild communities and restore confidence.

Community Impact and Law and Order In Minneapolis and Seattle, violent protests including Seattle’s CHOP/CHAZ occupation created unsafe conditions and devastated small businesses. Too often, government responses appeared to reward lawlessness, driving division and discouraging investment.

Policymakers should prioritize restoring law and order. Strong, transparent policing builds the safety that communities and local economies depend on.

When people feel secure, businesses can grow and neighborhoods thrive.

Economic and Housing Challenges Recovery has been slowest in housing.

Overregulation and radical reforms have created uncertainty, discouraged construction, and driven up costs.

Restrictive zoning, excessive permitting fees, and development bans worsen

shortages, fueling rent increases and displacing working families.

Instead, policymakers should streamline regulation, support responsible development, and expand affordable options without creating dependence or overburdening taxpayers.

Policy and Fiscal Responsibility The crises underscored the risks of unchecked spending and misguided reallocations. Cutting police budgets under the guise of reform weakened safety and fueled crime.

Taxpayer dollars must be spent wisely by empowering individuals and communities while encouraging private-sector investment in housing and jobs.

The Road Ahead To restore confidence and vitality, cities like Minneapolis and Seattle must: • Support law enforcement with oversight and resources • Promote housing policies that increase affordability • Reduce regulatory barriers to growth • Strengthen local leadership and community engagement

CONNECT WITH US

IN THIS ISSUE

 Facebook: Like us at facebook.com/RHAofWA

Government Affairs: A Precarious StateA Documentary for Minnesota's Future..............3 Education + Events: December Calendar...............4

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

BOARD OF DIRECTORS

Event: RHAWA 2025 Holiday GALA.........................5 Government Affairs: War Horse: RHAWA’s Legal Defense Fund in 2026.................................6 Changes Brewing in the City of Destiny Tacoma Looks to Jump From Top Billing of Most Onerous Rental Housing Policy in The State......8

President Sean Flynn

Secretary Larry Crites

Education: Navigating RHAWA’s Powerful Tools.......................................................9

Vice President Christopher Cutting

Treasurer Neil Wilson

Legislative Session is Back Again..........................10

Past President William Shadbolt

At-Large Sharon Cunnington

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

Jason Dolloph Kaitlyn Jackson Kristi Tripple Mark Mullally Steve Corker Synthia Melton

LEGAL COUNSEL Christopher Benis

What Building Owners Should Know About The Washington State Clean Building Performance Standard....................................... 12 Vendor Opportunities: Last Call to Sponsor The Gala Celebrate the Industry in Style.......... 14 Government Affairs: 2025 General Election Turns the Helm Left.............................................16 Vendor Listings........................................................19 Industry in Motion....................................................23 How to Choose Your Home’s Replacement Heating System............................ 24 Event: ENGAGE25 Conference Recap: A Heartfelt Thank You.........................................26

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

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 Coordinator Daniel Klemme: .................................(206) 905-0611 Marketing & Sales Associate Luke Brown: .......................................(206) 905-0610

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.

Program Director Denise Myers: ...................................(206) 905-0614 Public Affairs Manager Corey Hjalseth: ................................ (206) 905-0603 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

The lessons of 2020 should guide a principled renewal rooted in justice, accountability, and opportunity for all.

Watch the documentary on YouTube: youtube.com/watch?v=vV1tZonK8TU

Previous Issue

CROSSWORD SOLUTION

RHAWA Current is published every month by the Rental Housing Association of Washington. Copyright ©2025 RHAWA Current with all rights reserved.

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

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

4

Rental Housing Association of WA EDUCATION + EVENTS

DECEMBER CALENDAR Denise Myers | Program 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.

PLEASE NOTE: Our event sales are subject to WA State tax as of October 1. To cover this cost, the price of Individual class prices will increase to $35 for members. Non-member pricing will increase to $220 for law topics and $70 for all other topics.

TRENDS RENTAL HOUSING MANAGEMENT CONFERENCE & TRADE SHOW When: Cost:

Tuesday, December 2 | 8am-4:30pm From $125

The annual TRENDS conference and tradeshow offer something for everyone within the rental housing industry, including independent owners, property managers, and other professionals who support housing providers.

This one-day conference, now in its 39th year, has an average attendance of 1,500 and is packed with valuable experiences for all!

EXPANSION OF LOCAL RENTAL LAWS When: Cost:

Thursday, December 3 | 3-4:30 PM $35 Members | $220 Guests

Up until recently, Washington’s Residential Landlord Tenant Act was fairly straightforward and governed landlord-tenant law throughout the entire state, with Seattle being the only major outlier. Now, over the last decade, many local governments have crafted new laws which have spread to other cities and then up to the state level. Many of these newer laws include mechanisms for direct enforcement through fines and penalties, whereas they were only enforced through civil lawsuits in the past. RHAWA’s legal counsel Chris Benis, will explore these trends and review recently adopted laws in Bellingham, Spokane, Woodinville, and more.

INTELLIRENT DEMO: MARKETING AND SCREENING When: Cost:

Tuesday, December 4 | 12-1pm Free

How to use your RHAWA member benefit for rental marketing & resident screening – Intellirent! Attendees will walk away from this live educational webinar with expert-level skills for: - Creating listings that demand attention, - Establishing your online presence in the rental community, - Sending, reviewing, and organizing applications for approval, - Ensuring you’re getting the most out of your tools, - Plus, a dedicated Q&A! LINK MEETINGS Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues.

• ONLINE Meeting | Tuesday, December 2, 6-7pm (New!) • St. Andrews Pub, Seattle | Thursday, December 4, 6-8pm • Birch Conference Room, Vancouver | Tuesday, December 9, 6-7:30pm (New!) • Claim Jumper, Tukwila | Tuesday, December 9, 6-8pm • Darcy’s, Spokane Valley | Monday, December 15, 12-1:30pm • Dave & Buster’s, Bellevue | Tuesday, December 16, 6-8pm • Ben Dews, Tacoma | Thursday, December 18, 6-7:30pm *Meeting time and subject may change. Please check the calendar at RHAwa.org/events.

RHAWA MEMBERSHIP PREVIEW & ORIENTATION When: Cost:

Wednesday, December 10 | 12-1pm FREE | Registration Required

Please join our team for an overview of Member Benefits and Services offered by RHAWA. Participants will receive a tour of the RHAWA website and tools and are encouraged to ask questions relating to member benefits throughout the meeting. This meeting is designed for New Members and those considering membership with RHAWA. Specific Property Management and Legal questions cannot be addressed during this meeting. Seats are limited to 25 participants, and registration is required.

HANDLING REPAIR REQUESTS When: Cost:

Thursday, December 11 | 3-4 PM $35 Members | $70Guests

One of your most important responsibilities as a rental owner or manager is to make sure the property is habitable. In addition to routine inspections, this means responding appropriately to repair requests whenever they happen. If your property is flooding at 2 am, you need to respond immediately.

Owner and property management professional, Enrique Jevons, will take you through your legal obligations as well as best practices learned from over 30 years in the business.

2025 HOLIDAY GALA When: Cost:

Saturday, December 13 | 6-10pm $150 Members | $175 Guests (Buy before Dec. 8!)

Mark your calendars for Saturday, December 13, 2025, when the PACCAR Pavilion at Seattle Sculpture Park will be transformed into a dazzling Winter Wonderland. This year’s HOLIDAY GALA promises an evening of elegance, enchantment, and celebration as we close out the year together in unforgettable style. Note: Read article on next page.

RENTAL MARKET UPDATE When: Cost:

Thursday, December 18 | 2-3pm $35 Members | $70 Guests

Wondering what is up or down in the current market? Daniel Lim, Senior Vice President at Lee & Associates Commercial Real Estate Services Multifamily team, will review current rental housing trends in the Seattle-Metro area. He will explain the latest data on supply, expected demand, vacancies, and rent growth. Daniel has been selling commercial real estate investment property in the Seattle market for over 8 years.

CHRISTMAS HOLIDAY – OFFICE CLOSURE When:

Wednesday, December 24, to Thursday, December 25, 2025.

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CURRENT | December 2025 MEMBER ENGAGEMENT

STEP INTO THE ICE PALACE: RHAWA’S 2025 HOLIDAY

Gala

PACCAR Pavilion at Seattle Sculpture Park Daniel Bannon | Engagement Coordinator |  dbannon@RHAwa.org |  (206) 905-0609 Chloe Moser | Administrative Director |  cmoser@RHAwa.org |  (206) 905-0600

Mark your calendars for Saturday, December 13, 2025, when the PACCAR Pavilion at Seattle Sculpture Park will be transformed into a dazzling Winter Wonderland. This year’s HOLIDAY GALA promises an evening of elegance, enchantment, and celebration as we close out the year together in unforgettable style.

beneath the glittering city skyline, where light dances across sleek glass walls and reflections shimmer from the bay below. The Sculpture Park’s stunning landscape—alive with sculptures, evergreens, and open air—sets the stage for a night filled with warmth, sparkle, and community.

A Taste of Celebration

As guests arrive, they’ll be welcomed by panoramic views of Elliott Bay, the Space Needle, and the snowcapped Olympic Mountains beyond. Inside, a soft winter glow illuminates the space, transforming it into a frosty wonderland adorned with glowing décor, glittering accents, and breathtaking vistas in every direction. This award-winning, nine-acre park, just one mile north of the Seattle Art Museum, is celebrated as Seattle’s largest downtown green space and a true masterpiece of design and sustainability.

Members should prepare themselves for a night that shimmers with seasonal joy! Enjoy a festive evening filled with music, dancing, and delightful bites served all night long by Shooby Doo Catering. With catered seasonal favorites and decadent treats to sample, guests can mingle, sip, and savor the evening’s magic at their own pace. Keeping in line with the more casual nature of this event, we will not be serving a formal dinner this year; instead, we will have an array of "heavy" appetizers throughout the evening.

We hope you are excited to take a break from worrying about rent rolls and notices. You deserve to relax after a long year of keeping up with rental policies and legislative processes. This event is your time to make new friends with other members of the association and hang out with RHAWA staff in a fun, luxurious setting.

A Magical Setting

The PACCAR Pavilion at Seattle Sculpture Park combines the glamour of downtown with the sweeping beauty of Seattle’s waterfront and the Olympic Mountains, creating the perfect setting for an unforgettable evening of celebration. Nestled within one of the city’s most iconic cultural landmarks, this modern glass pavilion offers a seamless blend of art, architecture, and nature. Imagine stepping into an icy palace sparkling

The Pavilion’s sleek modern architecture and expansive glass walls create a natural connection between the indoors and outdoors, perfect for an evening where art, community, and the magic of the season come together. Guests will mingle beneath twinkling lights, enjoy festive music, and experience the sense of joy that only Seattle’s winter skyline can inspire. Every detail, from the sparkling surroundings to the artful touches throughout the venue, invites you to leave the ordinary behind and step fully into a world of winter wonder, where celebration, connection, and beauty meet beneath the stars.

Dancing and Delights Come join the party for an enchanting evening filled with music, dancing, and artfully crafted refreshments.

From your first bite to your last dance step, every moment will be designed to delight, giving you a chance

to celebrate the season with friends, colleagues, and fellow members of our community.

Unlike our other events, this year's Gala always has a suggested dress code. While it is always a formal event, the color palette of our dress code will correlate with our icy theme this year. As always, standard black-tie attire is acceptable, but we encourage you to have a little bit of fun with the colors this year and add some frozen flair to your threads. Step into the evening in formal sparkling style, embracing the theme with icy silver and glacial blue that channel the beauty and brilliance of an ice palace. Whether your look leans toward understated elegance or bold sparkle, let your personality shine as brightly as the night itself. This is your chance to dazzle—so bring your best winter chic and own the dance floor in style.

The RHAWA Holiday Gala is more than an event—it’s our way of saying thank you to our members, celebrating our community, and sharing the joy of the season together. Raise a glass, reconnect with colleagues and friends, and toast to the year ahead. With a setting this magical, it’s sure to be a night you’ll remember long after the last snowflake falls.

6

Rental Housing Association of WA GOVERNMENT AFFAIRS

WAR HORSE: RHAWA’s Legal Defense Fund in 2026

Daniel Klemme | Membership Development & Government Affairs |  dklemme@RHAwa.org |  (206) 905-0611

Daniel Klemme

The Legal Defense Fund is our war horse. Quiet in the pasture, steady under pressure, but trained for the fight.

It does not thrash or strike wildly. It waits—ready to move when called.

That is the role it has played for our members this past year: disciplined strength, strategic action, and results when it mattered most.

The purpose of the LDF is simple but vital: defend your rights in court, push back against government overreach, and shape precedent before it shapes us. In 2025, we proved again that our collective investment works. From landmark cases to amicus briefs, from appeals that may redefine eviction law to victories at the Supreme Court, every dollar in the fund has gone directly toward protecting property rights and preserving the future of rental housing in Washington.

But this is not the end of the fight. The

pressures on our industry are mounting, the legal landscape is shifting, and 2026 will demand even more of us.

The LDF is the sword we carry, kept sheathed until the moment is right.

Your continued support ensures that when the next battle comes, we are not only ready but positioned to win.

2025: The War Horse at Work This past year, the Legal Defense Fund proved its value not just in theory, but in action. Members stepped up—354 contributors strong—and together we raised $43,501.50 through online campaigns and letters. That broad base of support shows our community understands the stakes. Even more encouraging is the growth of mid-tier donors in the $500 to $1,000 range, a sign that members are not just contributing but investing strategically in their own future.

Every dollar was put to work. The fund backed case preparation, an ejectment appeal that may set statewide precedent, amicus briefs on critical issues, and national appeals with implications far beyond Washington. We did not fight alone. Our partnerships this year with Pacific Legal Founda-

tion, Washington Business Properties Association, Citizen Action Defense Fund, Building Industry Association of Washington, and several private attorneys expanded our reach and multiplied our impact.

The result? A year where RHAWA members were not just observers of legal battles but participants, funding and shaping the arguments and strategies that protect their rights.

A Case That Could Reshape the Law Among the most significant cases supported this year is an ejectment appeal now moving through Washington’s courts. Most housing providers are familiar with unlawful detainer (UD), the standard eviction process created to be faster and more streamlined.

Fewer know about ejectment, the older, traditional pathway for recovering possession.

For decades, UD was the go-to option because it moved quickly. But in today’s environment, statutory changes, added delays, and procedural hurdles have slowed UD cases to a crawl.

Ironically, ejectment—the so-called

“old-fashioned” tool—may now offer a faster and more effective route.

This year, a respected landlord-tenant law firm successfully litigated an ejectment case on behalf of a housing provider. The ruling is now under appeal.

While appeals in ejectment are rare, this one carries industry-wide implications: • If upheld: Ejectment could become a viable and even preferable option to UD. • If restricted: Housing providers will remain limited to an increasingly slow and cumbersome UD process.

That is why the LDF stepped in to fund the case. Whatever the outcome, this appeal will help define the boundaries of landlord remedies in Washington and shape strategy for years to come.

Amicus Victory: Housing Authority of King County v.

Knight While some cases shape the future, others protect the present. That was the  Continued on page 29

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Rental Housing Association of WA GOVERNMENT AFFAIRS

Changes Brewing in the City of Destiny Tacoma Looks to Jump From Top Billing of Most Onerous Rental Housing Policy in The State

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

We are now past the 2025 election and will look forward to engaging all of the successful candidates to advocate for rental housing policy all around the state. For that information, check out our election recap article. I want to bring everyone back to November of 2023 and the passage of Measure 1 in Tacoma. The same Measure 1 that gave Tacoma the most onerous and restrictive rental housing policy in the entire state even more so than Seattle.

For those readers who don’t operate housing in Tacoma or have forgotten the travesty that was Measure 1 that passed by just 361 votes, let me show the lowlights: • Caps late fees at $10 a month • Must give six months’ notice to raise rent • Tiered relocation assistant dependent on percentage of rent increase • Winter and school year eviction regardless of non-payment of rent This measure was passed by a vote in Tacoma by, as I mentioned above, just 361 votes. When a measure is passed by a vote of the people the city council is prohibited from making any changes or additions for two years from the date of enactment. That date is fast approaching in the first weeks of December 2025.

Never fear, Tacoma City Council members understand this policy has been a

tremendous issue, especially for our membership made up of small rental housing providers. On October 23rd legislation was introduced by District 2 Council Member Sarah Rumbaugh in the Community Vitality and Safety Committee. Here are some of the changes she hopes to make: • Raise late fee cap from $10 to $75 • Change dates on the wintertime eviction ban from November-April to December-March • Specifies exceptions to the ban, especially with relation to drug charges and property destruction • Deferring to the state law on rental increase notice timeline and requirements (90-days) • Possible complete exemption for housing providers who have interest in less than 4 properties Now I want to make a note these are the items currently being proposed by Councilmember Rumbaugh, but also discussed in the committee meeting were possible further steps to be taken in the future including: • Removing the ceiling on move-in costs and fees as tenants are being screened out • Review of all allowable fees • Expand allowable timeline allowed for school year evictions to something longer than 75 days • Eviction bans only apply to tenants making 80% AMI or less

In the memorandum delivered to the committee by Rumbaugh and Senior Council Policy Analyst Lynda Foster, they discuss that the measure held up as trying to protect tenants and work with housing providers is doing the exact opposite. Rumbaugh met with many stakeholders in the affordable housing field, RHAWA, Tacoma for All, and the Pierce County Sheriff’s office and the main message that came from these meetings was: “When asked if the measure succeeded at its goal to protect families and reduce homelessness, there was shared agreement that allowing people to stay longer in units without paying rent had the short-term benefit of reducing short-term homelessness when tenants are unable to pay rent. However, there was consistent uncertainty about long-term benefits. Tenants who are being evicted are leaving their housing with larger amounts of debt and the impact of this financial burden could have long-term consequences on tenants’ ability to gain housing and be financially stable.

When asked if the measure succeeded at its goal to balance the needs of the landlord, tenant, and Tacoma while creating a partnership to ensure safe, healthy, and thriving rental housing in Tacoma key themes emerged:

The LFCI is destabilizing the budget of low-income housing providers.

There has been an increase to the amount of damage to units.

Landlords are screening tenants more thoroughly, reducing access to the most at-need tenants and leaving units unoccupied longer between tenants.

Small “mom and pop” landlords are disproportionately burdened by the fiscal impacts of rent being unpaid for long stretches of time.”

I believe this spells out black and white what RHAWA and our membership warned the council and Tacoma voters would happen back in 2023. The struggles of the affordable housing providers also carry through all over the region.

For some additional insight into these issues check out the RHAWA YouTube channel for our in-depth video on The Addison Apartments in Seattle.

The bottom line is, changes need to be made with Measure 1, and we are glad to see the Tacoma City Council is taking this in hand with the attention and expediency it deserves.

Stay tuned to RHAWA for all updates on the Measure 1 changes and stay tuned for how you can get involved and make your voice hear.

9

CURRENT | December 2025 EDUCATION

NAVIGATING RHAWA’s Powerful Tools

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

Imagine trekking through a dense forest without a compass. That’s what managing rental properties in Washington can feel like… until you find your guide.

RHAWA isn’t just a resource; it’s your survival kit in the ever-evolving rental landscape. Join us for the Membership PreDaniel Bannon view & Orientation on December 10, 2025, and transform uncertainty into confidence.

This Orientation is Your Key to Success Wednesday, December 10 | 12:00 PM - 1:00 PM | ONLINE. To register visit RHAwa.org/events/rhawa-membership-preview-and-orientation-202512 or simply find it under Education + Events, Calendar.

RHAWA Tools are Your Blueprint to Thriving in the Rental Business RHAWA serves independent owners, property managers, and manufactured housing operators, turning headaches into streamlined success. Here’s what fuels our members’ growth:

Advocacy that Fights for You While lawmakers debate, we act. RHAWA’s government advocacy ensures policies protect your property rights, promote equity between landlords and tenants, and champion safe housing. Think of us as your legislative shield.

In just 60 minutes, we’ll tear down the complexities of RHAWA services. Designed for new members and those considering joining RHAWA, this session will show you everything: • Comprehensive Website Tour: We’ll navigate RHAWA’s digital toolbox together. This means no more guessing on where to find critical resources.

• Real-Time Q&A: Ask anything about member benefits (Note: Specific legal/property queries will not be answered during this session).

• Exclusive Access: With limited spots available, this is hands-on, personalized guidance from an RHAWA expert.

Leases & Forms: Your Legal Armor Forget generic templates that crumble in court. Our library offers unlimited access to state and city specific leases and forms, all continuously updated by seasoned real estate and landlord-tenant attorneys.

Events & Education: Learn Wherever You Are From monthly meetups to 100+ ONDEMAND classes, we fit your schedule. Dive into topics like “Manufactured Housing Communities Workshop” or “Expansion of Local Rental Laws” all taught by industry experts.

Support Center & Community Forum: The Collective Brain Rental management can be isolating. Did you hit a wall by going it alone? Our Support Center’s 90+ expert articles and active member forum mean you’re never alone. RHAWA connects you to a vast array of information and industry professionals who’ve faced and conquered your exact challenges. Attend this orientation to learn how to access both of these services.

Don’t Miss Out: December 10 • Who Should Attend: New members, seasoned owners looking to expand their knowledge, or managers drowning in paperwork.

• What You’ll Gain: Clarity on RHAWA’s full arsenal and how to wield it profitably.

Don’t wander the wilderness alone. Reserve your spot now. Register: RHAwa.org/events/rhawa-membership-preview-and-orientation-202512.

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Rental Housing Association of WA LEGISL ATIVE SESSION

LEGISLATIVE SESSION

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

The 2026 Legislative Session is almost here, and that means another fast-paced and high-impact year in Olympia for housing providers across Washington State. Every session brings both challenges and opportunities, and this year is no exception.

RHAWA’s Government Affairs team is already hard at work reviewing bill drafts, meeting with legislators, and preparing testimony to ensure that housing providers’ voices are heard clearly in every key discussion. This article is your guide to the upcoming session, what to expect, how to get involved, and why your participation matters more than ever.

Legislative work can move quickly.

Hearings are scheduled with little notice, bill language can change overnight, and decisions that affect your livelihood often happen in committee rooms hundreds of miles away. That is why RHAWA members’ involvement is crucial. Together, we can educate lawmakers, challenge misconceptions, and promote policies that support a fair and sustainable rental housing market.

Overview of the 2026 Legislative Session The 2026 Washington State Legislative Session will be a short, supplemental session, beginning Monday, January 12, 2026, and lasting 60 days. Short sessions usually focus on refining the two-year budgets adopted the previous year and revisiting bills that did not make it through in 2025. However, short does not mean simple. These 60 days are packed with budget adjustments, returning legislation, and new proposals that can have real consequences for housing providers.

This year begins under unexpected fiscal strain. State budget writers are already grappling with a projected 3 to 5 billion dollar shortfall, triggered in large part by the loss of federal Medicaid support for certain enrollees. Combined with slower revenue growth and continued inflationary pressure on public programs, these shortfalls will create a tense financial backdrop for every policy debate.

While housing affordability remains a legislative priority, many new

spending proposals may face resistance in light of the emerging deficit.

For housing providers, the conversation will center on how to preserve existing housing stock and promote investment rather than adding new costs or mandates.

The broader economic picture matters as well. The 2025 tax package, which raised billions in new revenue through business and real estate taxes, continues to affect Washington’s economy. Many small housing providers are still absorbing those impacts. RHAWA will continue advocating for responsible fiscal management that supports economic growth and allows housing providers to maintain, improve, and expand their properties without undue regulatory or tax pressure.

Balance of Power in Olympia As we head into 2026, Democrats maintain commanding majorities in both chambers of the Legislature: • House of Representatives: Democrats 59, Republicans 39 • State Senate: Democrats 30, Republicans 19

These numbers mean that most policy proposals will continue to come from the Democratic caucuses. However, housing policy has become increasingly bipartisan, with lawmakers from both parties recognizing that Washington’s rental market is essential to the state’s economic and social stability.

RHAWA works productively with legislators across the aisle. Many Republican lawmakers champion property rights and regulatory balance, while numerous Democratic legislators focus on housing supply, affordability, and the importance of maintaining healthy private rental housing. These shared goals provide opportunities for collaboration, even when perspectives differ on how to achieve them.

Our strategy this year will continue emphasizing education and relationships. Lawmakers are more responsive when they hear directly from the people who provide most of Washington’s rental housing: individual owners, family investors, and small business operators who form the backbone of this industry.

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CURRENT | December 2025

IS BACK

When legislators understand that housing providers are community partners, not adversaries, the conversation changes. That is the goal of RHAWA’s advocacy every session.

2026 LEGISLATIVE SESSION ROAD MAP

Legislative Session Kickoff January 7, 2026 – 6:00 PM (ONLINE) The session officially begins on January 12, but our work starts earlier. Join the RHAWA Government Affairs team and lobbyist Chester Baldwin on January 7 for our Legislative Session Kickoff webinar.

We will preview major policy topics, review which bills are likely to return from 2025, and discuss our advocacy priorities for the year.

This interactive session is designed to prepare you to engage, whether you are writing testimony, contacting your legislators, or joining us in

(AGAIN)

Olympia. Registration is free for all members, and signing up automatically includes you in all legislative event updates throughout the session.

Legislative Day on the Hill – February 4, 2026 Circle this date on your calendar: Tuesday, February 4, 2026. RHAWA’s Legislative Day on the Hill is your chance to be part of the action.

Each year, dozens of housing providers travel to Olympia to meet face-toface with lawmakers and staff. These meetings are the most effective way to share real-world stories about the challenges of maintaining rental housing and the impact of proposed legislation.

You do not have to be a policy expert to make a difference. RHAWA organizes everything for you, from scheduling meetings to providing issue briefs and talking points. The day begins with a morning orientation session followed by a full schedule of legislative meetings and a hosted luncheon featuring supportive legislators.

If you have ever wondered whether

your voice can really matter in state politics, Legislative Day is the answer. Lawmakers frequently tell us that hearing directly from housing providers helps them understand the practical realities of rental housing policy. Every participant makes a difference.

Weekly Online Meet-Ups and Pre-Hearing Briefings From January 12 through March 12, join us every Monday at 11 AM for our Weekly Legislative Update.

These live virtual meetings feature real-time bill tracking, updates from our lobbyists in Olympia, and Q and A sessions for members. They are one of the easiest ways to stay informed and connected throughout the session.

In addition, RHAWA will continue hosting Pre-Hearing Briefing Rooms before key legislative hearings. These short virtual sessions are open to any member who plans to testify or submit written comments. We will help you register for remote testimony, prepare your remarks, and focus your message for maximum impact.

Legislative Session Recap Estimated: End of March 2026 Once the session adjourns, join us for a full debrief. We will unpack what passed, what stalled, and what it means for housing providers across the state. The recap will also preview the 2026 election landscape and how upcoming political changes could shape housing policy in 2027.

RHAWA LEGISLATIVE PRIORITIES RHAWA’s legislative agenda is built on a simple principle: strong, stable rental housing supports strong, stable communities. Our members provide the majority of naturally affordable housing in Washington. Supporting housing providers strengthens the foundation of housing access statewide.

This year, our focus will be twofold: reintroducing key bills that promote fairness and stability, and responding to new proposals that could impact the ability of housing providers to operate sustainably.  Continued on page 30

12

Rental Housing Association of WA

What Building Owners Should Know About The Washington State Clean Building Performance Standard The Clean Buildings Team at the Department of Commerce

As energy costs continue to rise, prioritizing sustainability and energy efficiency becomes increasingly important. Washington State’s Clean Buildings Performance Standard (CBPS) reflects a significant change in the management of commercial and multifamily properties. For owners who rent to tenants, it is crucial to understand this standard and effectively communicate with occupants to ensure compliance and protect your investment.

WHAT IS THE CLEAN BUILDINGS PERFORMANCE STANDARD, AND WHO DOES IT IMPACT? The Clean Building Performance Standard (CBPS) is a law in Washington state aimed at enhancing energy efficiency and decreasing greenhouse gas emissions in large commercial and multifamily buildings. The law applies to Tier 1 covered buildings that are buildings 50,000 square feet and larger. In 2022, the law expanded to include buildings larger than 20,000 square feet and multifamily residential buildings, referred to as Tier 2 covered buildings.

The CBPS requires Tier 1 and Tier 2 covered building owners to benchmark their buildings' energy use and develop an energy management plan, as well as an operations and maintenance program. Tier 1 buildings are required to meet an energy performance metric by either: • Meeting the energy use intensity target set by the state, or • Meeting the investment criteria by conducting an ASHRAE level 2 energy audit, and implementation of all cost-effective energy efficiency measures identified by a life cycle cost analysis Tier 1 compliance dates are based on the building size and begin in 2026,

spanning through 2028. The Tier 2 reporting deadline is July 1, 2027.

You can find more information on the requirements at commerce.wa.gov/cbps BENEFITS: LOWER UTILITY COSTS AND MORE The CBPS is designed to produce measurable benefits. Implementing energy efficiency upgrades isn’t just about compliance. The benefits include: • Lower operating costs: Energy-efficient buildings can significantly reduce utility bills, which benefits both owners and tenants. Energy-efficient measures such as LED lighting, better controls, heat-pump HVAC, and water heating reduce energy consumption, usually lowering monthly utility bills for both owners and tenants. These savings can offset project costs and improve the property’s net operating income.

• Increase property value and marketability: Efficient buildings are increasingly attractive to investors, lenders, and renters.

• Health, comfort, and resilience co-benefits: Many upgrades improve indoor air quality and thermal comfort, reduce risk from gas leaks, and create job opportunities in the energy efficiency sector.

• Access to incentives: Both Tier 1 and Tier 2 buildings have access to the Early Adopter Incentive Program and other Commerce grants, which can offset compliance costs.

INCENTIVES AND SUPPORT RESOURCES FOR BUILDING OWNERS Two early adopter incentive programs are available for Tier 1 and Tier 2 building owners. The Tier 1 Early Adopter Incentive (EAI) Program can pay up to $2 per square foot with an enhanced payment to eligible

building owners. For Tier 2 building owners, the EAI pays Tier 2 building owners up to $0.30 per square foot with an enhanced payment to eligible building owners. You can find information on the EAI and other funding opportunities at the Clean Buildings Incentive webpage.

Visit the Clean Buildings Performance Standard webpage. Our website hosts a robust library of training materials, guidance documents, and various free support, including: • The BEACON Fellowship Project for building owners who lack staff capacity • Clean buildings office Hours • Free on-demand qualified energy manager training • Qualified Person and Qualified Energy Auditor directory • And much more TENANT COMMUNICATION BEST PRACTICES Because many multifamily building owners must make changes that affect tenants, clear communication is critical. Some useful tips to consider include: • Start early and be transparent.

Inform tenants what the CBPS is, why the building is making changes, and what the estimated timeline is for audits, upgrades, and any temporary disruptions.

• Host a tenant information session.

• Highlight tenant protections and affordability measures. If upgrades shift energy cost or billing approaches, explain how you minimize hardships.

• Offer communication channels for feedback and rapid response.

• Celebrate wins and keep tenants updated.

FINAL THOUGHTS Washington’s Clean Buildings Performance Standard is a great chance

for building owners to update their properties, save on operating costs, and increase the value of their investments. While meeting these standards requires careful planning, proper documentation, and sometimes upgrading equipment or operations, the longterm financial and environmental advantages are worth the initial effort.

Building owners who act quickly can manage upgrades proactively. They can reduce risks and take advantage of state funding that helps cover costs. There are also clear deadlines and many technical support resources available.

For landlords, keeping open communication with tenants is essential.

Engaging tenants early, explaining the goals and benefits of the program, and seeking their input can help make the process smoother and build trust. These improvements not only aid in meeting compliance but also increase comfort, improve indoor air quality, and benefit the community by reducing energy waste and lowering greenhouse gas emissions.

For the latest program details, incentive availability, and compliance timelines, connect with our Clean Buildings Team or sign up for the Clean Buildings Bulletin by visiting commerce.wa.gov/cbps.

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.

CURRENT | December 2025

13

14

Rental Housing Association of WA VENDOR OPPORTUNITIES

Gala

LAST CALL TO SPONSOR THE CELEBRATE THE INDUSTRY IN STYLE

PACCAR Pavilion at Seattle Sculpture Park | 6pm | RHAwa.org/events/gala

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

This is your final chance to be part of RHAWA’s most anticipated night of the year! The 2025 RHAWA Annual Gala returns on Saturday, December 13, and this year we’re celebrating under the stars at the Olympic Sculpture Park in Seattle.

This elegant, end-of-year gathering is not just a party—it’s one of the most memorable nights in Washington’s rental housing community.

Unlike a tradeshow, the Gala is all about connection, celebration, and

visibility. With no booths or exhibits, sponsors receive premium brand exposure through event materials, signage, gift branding, and more—all in front of a curated guest list of RHAWA members, industry leaders, and public officials.

Sponsorship options include creative, high-visibility placements like: • Cocktail napkins & signage • Holiday gift branding • Custom ice sculpture logos • Parking signage & more

Your sponsorship includes complimentary tickets, digital advertising placements, and the chance to align your company with a feel-good, high-impact event that brings the community together at year’s end.

With extremely limited sponsorships available, this is your last call to stand out and celebrate a successful year with your clients, peers, and the housing community at large.

Luke Brown

To reserve your spot, reach out to Luke Brown at lbrown@RHAwa.org or (206) 905-0610 today. Sponsorships are extremely limited and will be filled on a first-come, first-served basis.

15

CURRENT | December 2025

2025 HOLIDAY

Gala 12 . 13 . 25

Step into the magic. Celebrate the season in style. Don’t miss this dazzling winter holiday gala!

setting

Join us for an unforgettable evening at the Seattle Sculpture Park as it transforms into a shimmering Icy Winter Wonderland.

delights

Catered seasonal delights, lively music and dancing beneath the stars. Let the evening glow as you mingle, sip, and celebrate the season.

attire

Dress to impress, this is your chance to sparkle!

We invite you to embrace the theme with shades of icy silver & glacial blue.

PACCAR Pavilion at Seattle Sculpture Park 12 . 13 . 2025 | 6pm | RHAwa.org/events/gala Address: 2901 Western Avenue, Seattle. For more information contact: cmoser@RHAwa.org

16

Rental Housing Association of WA GOVERNMENT AFFAIRS

2025 GENERAL ELECTION

Disclaimer: Election results may have changed after the time of publication Corey Hjalseth | External Affairs Manager |  chjalseth@RHAwa.org |  (206) 905-0603 Corey Hjalseth

With the 2025 general election now behind us, and the campaigns disbanding, we can take stock of what we have lost, and what we have won. The overarching results are not good for rental housing providers. Many cities and the state seem to have this itch to continue moving in a leftward direction regardless of the consequences and fallout. This is a quick glance at some of the major races from across the state.

bested Claudia Balducci by over 8,000 votes. The numbers were very close on election night, but with subsequent ballot counts Zahilay’s lead only grew.

This won’t come as a huge surprise as Zahilay did quite well in the August primary, but the initial vote count was closer than many expected. Balducci will continue to serve in her seat on the King County Council there will be an election in November of 2026 to determine who will occupy now Executive Zahilay’s seat.

City of Seattle: The only good news coming from Seattle this election is that incumbent Bruce HarrelL will keep his job as mayor as he beat out a lauded contender in Katie Wilson.

Council President and moderate council voice Sara Nelson will lose her seat as her opponent Dionne Foster won by nearly 17%.

With regards to the King County Council it looks as though Sarah Perry will win the District 3 seat, and Stephanie Fain will win the race for District 5.

The only elected Republican in all of Seattle government City Attorney Ann Davison is also out as she was crushed by nearly 30,000 votes in favor of Erika Evans. That is a rough outcome for any voter who feels like the helm of the Seattle ship had been turning back towards a sane direction over the last few years. Only time will tell how much of a swing back the other way the proverbial Seattle ship will be taking.

Snohomish County: House Representative and current Snohomish County Council Member Sam Low held his seat with a nearly 2,000 vote margin over his opponent Kelli Johnson which is a great win for housing providers in Snohomish County.

King County: The new King County Executive will be Girmay Zahilay who

City of Spokane: Position 3 will continue to be held by Councilmember

Pete von Reichbauer and Reagan Dunn both win their districts of 7 and 9 respectfully with commanding victories for both.

City of Issaquah: Former Senator and Gubernatorial Candidate Mark Mullet will be the new Mayor of Issaquah.

Zach Zappone, who has worked to move Spokane in a detrimental direction for housing providers. His challenger, Chris Savage, unfortunately lost by just about 1,800 votes.

City Council District 5 Incumbent Joe Bushnell will keep with his seat here with a wide margin of victory beating out Democratic Socialist Zev Cook by a 33% margin.

In an extremely tight race too close to call at the time of publication, it appears as if longtime housing advocate, Councilmember Jonathan Bingle, will lose his seat in what is an incredibly tight race. The race is close enough that there will be a recount so we will await those results.

City of Bellevue: RHAPAC Endorsed Candidate Jared Niewenhuis will serve another term on the Bellevue City Council as he walks away with a nearly 3,000 vote victory.

Bingle’s presence on council was needed to help fellow conservative Councilmember Michael Cathcart keep a hold on the reigns of Spokane as the city has become one of the most progressive city councils in the state.

Unfortunately, the incoming council member Sarah Dixit and Bingle could not be further apart on their political ideals.

City of Tacoma: Anders Ibsen will be the next Mayor of Tacoma beating out current Councilmember John Hines by over 6,000 votes. While it is unfortunate that Hines was not successful in his bid for mayor as he has always been an advocate of small rental housing providers, he will retain his seat on council and will be able to cast a vote for Councilmember Rumbaugh’s Measure 1 rollbacks.

In some races too close to call we have Vishal Bhargava versus Paul Clark and Conrad Lee versus Naren Briar. Both Bhargava and Briar are in the lead at the time of printing, but the lead is narrow.

City of Kirkland: Well, this city has possibly the best news of any city in the state for RHAPAC candidates. All three RHAPAC endorsed candidates won their races. Councilmember Jon Pascal will retain his District 7 seat, and he will be joined by newcomers Ken Oberman, who beat out the sitting Deputy Mayor Jay Arnold for District 2, and RHAWA member Catie Malik for District 3. All three of these council members will work towards better policy for rental housing providers in the City of Kirkland.

STATE LEGISLATIVE RACES District 5: Chad Magendanz (R) State Senate-The former State Representative trailed the current appointed

17

CURRENT | December 2025

TURNS THE HELM

Senator Victoria Hunt by 3,000 votes and looks like he will lose his bid to fill the seat that was tragically vacated as former Senator Bill Ramos passed away earlier this year. Magendanz would have helped to break up the Democratic majority in the senate.

District 26: Michelle Caldier (R) State Senate-This race initially was shaping up to be one of the most encouraging legislative races statewide.

Caldier has represented the 26th for 11 years in the House of Representatives and trailed Democratic appointee Deb Krishnadasan (D) by just 322 votes in the August primary. Unfortunately, Caldier lost this race by just shy of 2,000 votes. She would have been a supermajority breaker if she was elected to the senate and she had the endorsement of many generally more progressive publications such as the News Tribune.

The small silver lining here is that Caldier will still maintain her seat in the House of Representatives for District 26 and will continue to advocate for rental housing providers in Olympia.

Senator Krishnadasan was appointed earlier this year after the previously elected Senator Emily Randall (D) was elected to the United States Congress.

District 33: Kevin Schilling (D) State Representative-This race looked to be

the bright spot in an otherwise gloomy election. On election night and the following day ballot count, Schilling, the current Mayor of Burien, was leading appointed Democratic incumbent Edwin Obras (D). Unfortunately, as the third round of ballots were counted Schilling lost his lead, and at the time of printing it appears as though Obras will keep his seat.

Schilling is a Democrat but is very moderate in his views and would have been a voice of reason in Olympia. The Democratic Party establishment was extremely concerned about allowing a moderate Democrat to take this seat.

So concerned in fact, that more money was spent trying to tie Schilling to MAGA policies than was spent fighting an actual sitting Republican Party house member and senate candidate Michelle Calider in District 26.

Obras had the Democratic machine behind him in the race, as this past session he was an automatic check “Yes” for anything party leadership requested. Obras was a check “Yes” on rent control.

Kevin Schilling is currently the Mayor of Burien and has been a very outspoken critic of how housing is being handled in our state and has testified against various rent control and rent control-like policies numerous times in his public capacity, which has led to constant lambasting by his own party.

LEFT

District 48: Amy Walen (D) State Senate-Walen lost to the appointed incumbent Senator Vandanna Slatter (D) by a fairly sizable 12% margin.

However, Walen, a current District 48 Representative will keep her house seat and continue to be a moderate voice of reason among her own party and hopefully work hand in hand with the newly elected Representative Schilling to be the grown-ups in some of the decision-making rooms.

In conclusion, there is a lot to be concerned about and a lot to be grateful for with regards to the primary results. I do want to touch on a point that connects to my article from last month’s issue of CURRENT. My article touched on the importance of off-year elections; especially in the matter of local elections that will deal with the local problems that are most visible and tangible in your life. I encouraged everyone to think locally and try to avoid tying everything to Washington DC. I’m sure some exit surveys will illuminate the numbers to an extent, but the Washington State voter turnout was abysmal.

Statewide voter turnout was just about 25% of registered voters.

Is that number far off from previous off-year elections? No, it isn’t, but that doesn’t make it any easier to swallow.

People need to pay attention to these off-year elections. Don’t be so hyper focused on the circus in Washington DC. You know who is counting on vot-

ers to stay home? The Democratic Social Party and many other progressive groups. When are the years they make the biggest elected seat grabs? Off-year elections. Why? Because, apart from the newly elected New York City Mayor, no one is paying attention. One of the major Tacoma For All leaders was just elected to the Pierce County Planning Commission. People need to pay attention.

I know the presidential and gubernatorial elections are much more fun and flashy and high drama, but they don’t affect your life nearly as much as your local legislators, city councilmembers, and county planning commissioners.

This leftward itch is even more of a reason to be a member of an association such as RHAWA. With the slew of new policies bound to be introduced in Olympia when the 2026 Legislative Session begins in January, statewide rent control, and local city councils all trying to put their own fingerprints on landlord-tenant law; housing providers need to be informed and up to date on all things rental housing. This is the purpose of the Rental Housing Association of Washington and the Rental Housing Association Political Action Committee (RHAPAC). If you want to help please consider supporting the RHAPAC. These dollars are how we work all over the state on your behalf.

Think local and get involved.

18

Rental Housing Association of WA GOVERNMENT AFFAIRS

DONATE

RHAPAC NEEDS YOUR SUPPORT

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16

(206) 283-08

RHAwa.org

A @RHAofW

@rha_ofwa

A @RHAofW

3, Se PO Box 3110

attle, WA

DONATE: RHAwa.org/products/donations

19

CURRENT | December 2025 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

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

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

Jeffery Bennett (503) 255-8795 | bennett@ warrenallen.com

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

Ledger Square Law (253) 327-1701 | ledgersquarelaw.com

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

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

ATTORNEYS

LT Services (206) 241-1550 | ltservices.net Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com Micheal D Mclaughlin, Attorney at Law (253) 686-9786

1312 N Monroe Street, Suite 253 Spokane, Washington 99201

Jessica Thompson | Attorney at Law

Cam Mcgillivray Attorney At Law (509) 262-4617 | ccMcgillivray@ yahoo.com

Whipple Law Group, PLLC (509) 869-3223 | whiplaw@gmail.com whiplawgroup.com Williams Kastner - Hohnstein (206) 628-2767 | williamskastner.com jhohnstein@williamskastner.com

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

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

Bellan Group, LLC Susan Bellan (206) 383-0102 | bellan.com Construction Expeditors, LLC (206) 595-8852 | (877) 644-1700 constructionexpeditors.com

Lund's Carpet Cleaning benlund1957@gmail.com (509) 922-6153 | carpetcleaningspokane.com

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

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

Carpet Cleaning & Floor Coverings James Giles

jgiles97@hotmail.com | (509) 534-1390

CHIMNEY CLEANING | REPAIR (MASONRY)

CLEANING

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

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

Visible Difference

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

Maintco (425) 822-5505 | maintcogc.com

Eller Law Firm PLLC (206) 801-1188 | accessevictions.com

Visible Difference Carpet cleaning; Floor coverings James Giles (509) 534-1390 | jgiles97@hotmail.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

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

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

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

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

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

Dimension Law Group PLLC Synthia Melton (206) 973-3500 | dimensionlaw.com

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

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

CMG Home Loans Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com Eastside Funding (425) 873-8873 | eastsidefunding.com

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

BUILDING REPAIR | REMODEL

BANKS

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

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

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

Straight Street Building / Home Inspection John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws

e: SS@StevenSchneiderLaw.com w: StevenSchneiderLaw.com

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

Cimarron III, LLC (425) 232-4209 | rchuffy3@gmail.com

Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com

Steven Schneider Law Firm (509) 838-4458 | stevenschneiderlaw.com

o: (509) 838-4458

Bradley Kraus (503) 255-8795 | Kraus@ warrenallen.com

BUILDING INSPECTORS

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

Peterson Law, PLLC (206) 586-2009 | brynpetersonlaw.com bryn.peterson@brynpetersonlaw.com

Steven

Astuno & Associates APC (888) 231-3004 | jj@astuno.com

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

CARPET CLEANING + INSTALLATION

Paper Pushers Process Service (206) 779-0721 | paperpushers@gmail.com paperpushersprocess.com

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

(509) 252-5048 | jat@law-wa.com

BLIND CLEANING + REPAIR

RKC Construction, Inc. Kyle Caulk | (206) 595-3565 | cajames.com T.E. Kelly Company, LLC Tim Kelly | (206) 240-1950 The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.com

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

CARPET CLEANING + INSTALLATION Brothers Flooring & Design (509) 489-3494 | brothersflooringnw.com

ABC Cleaning (253) 432-1748 | abcservices0723@gmail.com Big Haul (425) 949-9791 | bighaul.com | jeff@bighaul.com Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com Lund's Carpet Cleaning benlund1957@gmail.com (509) 922-6153 | carpetcleaningspokane.com Ready Removal (425) 446-1992 | readyremoval.net Readyremovalco@gmail.com Valta Homes (360) 207-4685 | valtahomes.com contact@valtahomes.com Vacancy Services (253) 778-6373 | service@ vacancyservices.com vacancyservices.com

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

20

Rental Housing Association of WA VENDOR LISTINGS COMMERCIAL REAL ESTATE

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

COMMERCIAL REINVESTMENTS + FINANCIAL SERVICES Windermere Real Estate Commercial Therasa Alston | (206) 650-4777 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com

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

DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com Icon Real Estate Services Inc. Jeremiah Roberson (425) 633-3330 | iconre.org Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com | kidder.com Foundation Group, LLC (206) 324-7622 | foundationgroupre.com

M2 Design & Construction (509) 994-0395 | m2designandconstruction.com mark@m2designandconstruction.com RKC Construction, Inc. Kyle Caulk | (206) 595-3565 | cajames.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

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

DONATION Goodwill Industries Spokane (509) 592-1934 | marcw@giin.org

DOORS SRC Windows (253) 565-2488 | srcwindows.com

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

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

ER Flooring (360) 402-9566 | erflooring.com Homestead Construction (509) 926-0755 | homesteadconstructioninc.com

paragonrea.com

Homestead Construction Andrea Malone | (509) 926-0755 andrea@homesteadconstructioninc.com homesteadconstructioninc.com Pilot Ventures LLC Jason Kono | (206) 566-6600 | pilotnw.com Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com

COMMERCIAL REINVESTMENTS + FINANCIAL SERVICES Westlake Associates richk@ westlakeassociates.com (206) 505-9400 | westlakeassociates.com

Jac Of All Trades (208) 500-8937 | jac@thejacofalltrades.com Leading Charge Samantha@northwestpartnersllc.com northwestpartnersllc.com/leading-charge-loadmanagement-system

Zoom Drain (206) 531-0885 | zoomdrain.com

DRYER VENT + DUCT CLEANING The Chimney Specialists, Inc. | Dryer Vent Only Seattle: (206) 782-0151 | (888) 979-3377 So. King Co: (253) 833-0144 | (888) 979-3377 Pierce Co: (253) 475-0399 | (888) 979-3377 thechimneyspecialists.com

DRYWALL The Wall Doctor, Inc. Gary Borracchini (425) 822-8121 | thewalldoctor.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

Real Estate Transition Solutions (206) 502-4862 | info@re-transition.com re-transition.com/rhawa Sound Realty Group Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com Velocity 1031 (425) 247-3307 | velocity1031.com

FINANCIAL | LIFE INSURANCE SERVICES Country Financial Financial, Insurance & Life Insurance Services john.kapelac@countryfinancial.com (509) 228-9125

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

CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com Extant Realty Rachel Vinson (509) 251-2871 | rachel@extantrealty.com

Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net

ENERGY CONSERVATION + WEATHERIZATION

Maintco (425) 822-5505 | maintcogc.com

SRC Windows (253) 565-2488 | srcwindows.com

T.E. Kelly Company LLC Tim Kelly | (206) 240-1950

Cozen O'Connor (206) 224-1255 | cozen.com kneumann@cozen.com

EDUCATION – REAL ESTATE

Energy Benchmarking Services Michael Jones | (206) 245-8737 EnergyBenchmarkingServices.com

Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net

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

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

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

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

EVICTIONS

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

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

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

EXCHANGE — 1031 REAL ESTATE

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

Lee & Associates Multifamily Team Candice Chevaillier (206) 284-1000 | lee-nw.com

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

Paper Pushers Process Service (206) 779-0721 | paperpushers@gmail.com paperpushersprocess.com

CONTRACTORS

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

ESTATE PLANNING

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

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

21

CURRENT | December 2025 VENDOR LISTINGS FLOOD/SEWER CLEANUP SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com

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

FLOOR COVERINGS

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

Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com

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

Visible Difference James Giles (509) 534-1390 | jgiles97@hotmail.com

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

HAZARDOUS WASTE Bio Clean, Inc. rtoles@biocleanwa.com (425) 754-9369 | biocleanwa.com Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com Disaster Response (208) 661-9890 | bwichman@teamdr.com teamdr.com

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 Ready Removal (425) 446-1992 | readyremoval.net Readyremovalco@gmail.com Vacancy Services (253) 778-6373 | service@ vacancyservices.com vacancyservices.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

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

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

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

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

MASONRY SERVICES Brooklynn Masonry Bryan Funk | (253)722-7904 Bryan@brooklynnmasonry.net Maintenance Man Unlimited Seattle LLC (206) 517-8000 mmuwa.com | info@mmuwa.com Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com

MOLD INSPECTIONS Envirotest Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com Disaster Response

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

PAINTING | PAINT

Lender, Mortgage & Screening Cole Hockett | (509) 324-1350 cole.hockett@acranet.com

Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com

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

SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com

LENDERS, MORTGAGE CAPITAL

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

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

Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com

FINNMARK Property Services (206) 418-8056 | alvinr@ finnmarkps.com finnmarkps.com/about/ RODDA PAINT Tim Puckett | (509) 868-3552 | roddapaint.com

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

HEATING/AIR CONDITIONING (HVAC) Fast Water Heater Company (866) 554-2448 | fastwaterheater.com

Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com Peak Mortgage Partners Dave Eden (206) 660-3014 | peakmp.com

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

FORMS + LEASES

INVESTMENT + FINANCIAL SERVICES

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

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

Extant Realty Rachel Vinson (509) 251-2871 | rachel@extantrealty.com

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

Flynn Family Lending (833) 359-6648 | nghi@ flynnfamilylending.com flynnfamilylending.com GoodRoots Companies, Inc (480) 710-6074 | goodroots.io Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.com Luther Burbank Savings Bank (425) 739-0023 lutherburbanksavings.com

CV Lending (415) 923-8069 | cvlending.com Eastside Funding (425) 873-8873 | eastsidefunding.com Flynn Family Lending (833) 359-6648 | nghi@ flynnfamilylending.com flynnfamilylending.com Kidder Matthews Simon and Anderson Team (206) 747-4725 | dylansimon.com Luther Burbank Savings Bank (425) 739-0023 lutherburbanksavings.com Pacific Crest Savings Bank Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com Peak Mortgage Partners Dave Eden | (206) 660-3014 | peakmp.com

Sherwin Williams (425) 495-4124 | sherwin.com

PLUMBING 365 Plumbing (253)478-9298 | 365plumbingseattle.com Danika Plumbing LLC Frank Gaborik frank.g@danikaplumbing.com (425) 335-3515 | danikaplumbing.com

22

Rental Housing Association of WA VENDOR LISTINGS PLUMBING

Day & Nite Plumbing & Heating Inc. Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com Lifetime Heating (425) 200-4999 | lifetimeheating.com clintw@lifetimeheating.com

PROPERTY MANAGEMENT Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com Park 52 Property Management Paul Jakeman | (253) 473-5200 | park52.com People’s Real Estate, Inc. Lisa Brannon | (425) 442-9941 | peoplespm.com Pilot Ventures LLC | Property Management (206) 566-6600 | pilotnw.com

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

PROPERTY MANAGEMENT Allen Property Management Mike Larson | (253) 582-6111 800) 995-6111 | haroldallen.com

Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com

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

Lee & Associates Multifamily Team Candice Chevaillier (206) 284-1000 | lee-nw.com

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

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

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

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

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

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

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

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

TQ Handyman LLC Trevor Rose: (206) 222-5129 trevor@tqhandyman.com Urban Settlements (509) 944-0979 | urbansettlements.com bgwynn@urbansettlements.com

Madrona Real Estate Bradford Augustine (206) 538-2950 | MadronaRealEstate.com McCue & Associates, Inc (425) 748-9902 | scott@mccueproperty.com Next Brick Property Management (425) 372-7582 North Pacific Property Management (206) 781-0186 | (800) 332-1032 northpacificpropertymanagement.com Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 | paragonrea.com (206) 623-8880 | (800) 643-9871

Longley Property Management Inc. Venita Longley | (206) 937-3522 | longleypm.com Madrona Real Estate Services, LLC Bradford Augustine (206) 538-2950 | MadronaRealEstate.com Maple Leaf Management LLC Michelle Bannister (206) 850-8095 | mapleleafmgt.com Nathaly Burnett Property Management (253) 732-9535 | beyondseattle.com

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

ROOFING SERVICES Bravo Roofing, Inc. GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com | bravoroofs.com

Diamond Roofers, LLP Flat & Low Slope (253) 220-8316 | shannonh@diamondroofers.com diamondroofers.com Mono Rooftop Solutions Commercial / Residential Repair & Maintenance (206) 767-2025 | monorooftop.com Roof Pros NW Commercial / Residential Repair & Maintenance (206) 767-2025 | monorooftop.com

SCREENING + SOFTWARE

Weber & Associates Property Management (425) 745-5838

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

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

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

Olympic Estate Group, LLC G.A. “Jeri” Schuhmann (206) 799-0544 | jerischuhmann1@gmail.com Williams Kastner - Hohnstein (206) 628-2767 | williamskastner.com jhohnstein@williamskastner.com

Aptly (141) 556-8033 | getaptly.com

SUBMETERING

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

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

RETIREMENT PLANNING

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

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

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

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

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

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

Icon Real Estate Services Inc. Jeremiah Roberson (425) 633-3330 | iconre.org

RECYCLING

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

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

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

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

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

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

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

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

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

PRINTING

Paper Pushers Process Service (206) 779-0721 | paperpushers@gmail.com paperpushersprocess.com

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

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

The Drain Specialists Sewer & Septic Lines, Sinks, Bathtubs & Toilets (509) 467-5555 | ktwinston@me.com

PROCESS SERVERS

REAL ESTATE BROKERS

Windermere Property Management / WPM South, LLC Ed Verdi | (253) 638-9811 | wpmsouth.com WPI Real Estate Services, Inc. (206) 522-8172 | wpirealestate.com

PROPERTY MANAGEMENT SOFTWARE

Conservice (866) 947-7379 | conservice.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

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

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

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

REAL ESTATE BROKERS Allied Property Experts (206) 717-5777 | apex-re.com Capstone Commercial Real Estate Advisors John Downing (206) 324-9427 | capstonerea.com

Next Brick Property Management (425) 372-7582

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

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

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

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

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

TAX CONSULTING | PREPARATION Brink & Sadler Johann Drewett (253) 582-4700 | brinkandsadler.com Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com

TEMPORARY HOUSING 99Gem (206) 579-9533 | D.Perkins5637@gmail.com Lorna Arnold (206) 276-0588 | shorttermsuites.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

23

CURRENT | December 2025 VENDOR LISTINGS VACANCY LISTING SERVICES Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com

WATER HEATER SALES & SERVICE 365 Plumbing (253) 478-9298 | 365plumbingseattle.com

WATER HEATER SALES & SERVICE

WINDOWS

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

WATERPROOFING

DE-EL Inc (360) 926-6330 | jwade@deelinc.com deelinc.com

WINDOWS SRC Windows (253) 565-2488 | srcwindows.com

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

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

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

RHAWA does not guarantee submissions will be included.

ANNOUNCEMENTS Interested in Submitting Your Annoucement? 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.

LEE & ASSOCIATES

NEW VENDOR MEMBER

Candice Chevaillier, Daniel Lim, Dea Sumantri, Sara Bago 21 Residential 3 Retail

Greenlake Pointe 1400 N 80th St

$10,000,000

Seattle

Join us in extending a warm welcome to our newest vendor members as they join the RHAWA community!

PARAGON REAL ESTATE ADVISORS Seller Rep. Michael Thai, Safegate RE 8 Units

$1,870,000

Buyer Rep. Douglas, Urquhart & Platt Woodhaven Apt. 12348 33rd Ave NE Seattle

KIDDER MATHEWS Dan Swanson 16 Unit Apartment

Royal Oakes 3319 & 3323 Oakes Ave

$3,230,000

Everett

PARAGON REAL ESTATE ADVISORS Seller Rep. Alfred Anderson, Pacific Crest RE 21 Units

$6,000,000

Buyer Rep. Ryan Iles & Will Douglas The Norge Apts 1050 5th Ave S

RHAWA Team, Just wanted to quickly reach out and thank all of you for hosting such an amazing event last week (ENGAGE25). I have to say you really have it together. I’ve never met so many members who appreciate their association as much as the RHAWA community does.

Edmonds

LEE & ASSOCIATES Candice Chevaillier, Daniel Lim, Dea Sumantri, Sara Bago

We’re beyond excited to join your association and help your members screen more efficiently. Thank you for highlighting our new partnership so well.

3 Residential

Queen Anne TPLX 317 W Emerson St

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24

Rental Housing Association of WA

How to Choose Your Home’s Replacement Heating Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 RHAWA Vendor Member of the Year

Having worked in the Plumbing, Heating, & Cooling industry now for over 40 years, I’ve come to notice a few basic things worth considering when it’s time to choose a heating/cooling system, either initially with a new home or as a replacement for an existing system.

The most basic thing to consider is what kind of system or systems you are most comfortable living with…

• Do you like the feel and convenience of central air?

• Do you like the warmth of radiant heat coming off a stove, fireplace, or radiator?

• Do you want the hard surfaces in the home to be warm to your bare feet?

• Do you need to have good air circulation and filtration due to allergies?

• Is controlling the humidity unnecessary… or an important issue?

After that, it’s best to consider the types of systems that have worked well for people in your area, and the companies that have a lengthy history installing and supporting these systems.

It used to be that only one type of system could be used in a home. That’s not true anymore. Now, it’s possible and often a good idea to use several types of equipment together in order to achieve the most comfortable and economical heating and cooling system in our homes. These ‘hybrid systems’ are becoming more and more common.

As an example, our home in the Pacific Northwest is 42 years old and

has several types of systems, although when we built it, all we could afford was a cheap electric furnace with conventional ductwork. Over the years, we improved and upgraded.

keeps its people well trained, and in my opinion, is staffed by a team of professionals who have a long history of success with the equipment and the same company.

Our primary central heating/cooling system still has conventional ductwork under the house in a crawlspace, but it’s now sealed and super-insulated, with a heat pump unit outside that can keep heating our home down to 10-degrees Fahrenheit, without the need for expensive electric ‘back-up’ strip heat.

And, since we live in the foothills of the Cascades, and our power goes out frequently, we have a ‘wood stove’ style heater in the main living room, powered by propane, which also heats our on-demand water heater.

I also believe it’s best to work with a company that’s been in your community a long time, and installs good quality equipment from manufacturers that have strong distributor networks. This benefits you, because if the company who installed your equipment needs back-up help or training, there is a network in place to make sure you aren’t left ‘out in the cold’.

Just to bless my wife, we have tapped into that potable hot water system and are warming the floors to the master bedroom with some radiant heat. Since we own pets and allergies, we also incorporated an extremely good quality media air filter, and our variable-speed furnace blower unit now runs 24-hours a day, 365-days a year. Fortunately, it doesn’t cost much to run. We are always filtering the air, and when there is a call for heating or cooling, the fan ramps up to the proper speed until the right temperature is achieved, and then goes back down to a very slow, gentle circulation.

It’s best that Hybrid Home Comfort Systems like ours only be designed, installed, and maintained by a good quality HVAC/R dealer company, that stays abreast of the industry,

I don’t think it’s a coincidence that the equipment manufacturers like Lennox and York who do not have a Distributorship Network to support their dealers, have the lowest ratings by Consumer Reporting agencies.

Unlike simple appliances i.e., dishwashers or washing machines and dryers; Furnaces, boilers, air conditioners, solar heat, geo-thermal heat, heatpumps and ductless heat-pumps, are all very sophisticated systems that run on-demand for months at a time. And it takes a lot of support and on-going training to maintain them properly.

If you’re thinking about getting or replacing your HVAC/R System here are a few things to remember: • Make sure you have researched a handful of good companies that are dealers for the higher rated equipment like Carrier, American Standard, Bryant or Trane.

• Have them come to your home and spend time with you so they understand what you need and like, and what your structure needs.

• Have them perform a comprehensive Energy Audit and Heat-Cooling Loss/Gain calculation according to Local and Federal Standards and Codes.

• Most importantly…Be proactive!

Have these things done before an emergency breakdown forces you to make a rash decision.

A good quality, whole house HVAC/R and Filtration System is not something that you can just buy out of a box and apply generically. It’s a holistic Comfort System that needs to be designed, installed, supported and maintained by professionals who are invested in their trade, and invested in helping you and your family for the life of your home.

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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CURRENT | December 2025

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Rental Housing Association of WA

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

On behalf of the Rental Housing Association of Washington (RHAWA), thank you to all our members and partners for making ENGAGE 25 a resounding success. This two-day conference, held October 22–23, 2025 at Bellevue’s Meydenbauer Center, delivered on its promise of unparalleled education, high level policy discussions, and invaluable networking opportunities. We were thrilled to welcome hundreds of rental housing professionals, from veteran property managers and developers to first-time attendees, alongside government officials and industry experts. The energy and enthusiasm each of you brought helped transform ENGAGE 25 into more than just an event; it became a vibrant community conversation about the future of housing in Washington.

As a team, we could not be more proud of our members for showing up and getting involved. ENGAGE 25 featured 28 breakout sessions and 65+ expert speakers, covering tracks as diverse as business strategies, the true cost of housing, policy reform, property rights, rental operations, development, advocacy, and communications.

In every session room and hallway discussion, your engagement was evident – asking insightful questions, sharing personal experiences, and forging new

connections. Last year an attendee called ENGAGE 24 “the best RHAWA event yet!”. This year, thanks to you, we raised the bar even higher. From dynamic keynote presentations to lively breakout discussions, ENGAGE 25 truly equipped attendees with the knowledge and connections to navigate the complexities of the rental housing market. We hope you left feeling informed, inspired, and empowered to turn these insights into action in your own work.

Krist Novoselić’s “Riffing on Reform” The conference kicked off on an electrifying note with an unforgettable keynote by Krist Novoselić, Nirvana’s legendary bassist turned political reform advocate. Novoselić took the stage Wednesday at 12:30 PM for a talk titled “Riffing on Reform,” blending his rock-star charisma with sharp policy insight. In this unconventional, funfilled address, Novoselić shared bold ideas about political dynamics, the importance of bipartisan teamwork, and how we can shape the future of civic engagement in housing and beyond.

Drawing on stories from the rebellious streets of ’90s Seattle to his current work on electoral reform, he championed unique perspectives alongside thoughtful commentary. Attendees were both entertained and enlightened as he challenged us to question the status quo and spark change.

Novoselić’s journey from bassist to activist underscored a powerful theme: meaningful change comes from passion and collaboration. He reminded us that whether we’re artists or housing providers, we all have a role in improving our communities. By the end of his talk, the ballroom was buzzing with motivation to engage more deeply in policy issues.

“Riffing on Reform” was more than a speech; it was a call to action, encouraging each of us to channel our unique voices and work together to address the challenges facing housing and democracy. We are so grateful to Novoselić for sharing his insight and kicking off ENGAGE 25 with such energy.

Breakout Session Spotlights Following the keynote, ENGAGE 25 offered a rich array of breakout sessions across eight specialized tracks.

Here we’ll highlight a few standout sessions that captured the spirit of this year’s conference. (While we can’t cover every session here, every single one contributed valuable knowledge and we encourage you to look back the full agenda for more insights.)

Beyond Rent Control: Defending the Future of Rental Housing This timely session focused on how rental housing providers can prepare for potential changes to the recently passed rent control law as well as what to expect out of the 2026 Legislative Session. This packed session was hosted by key lawmakers: Senator

Chris Gildon and Representative April Connors, moderated by former Senator Mark Mullet.

Speaking the Same Language: Bridging Divides in Housing Policy Bringing together RHAWA Executive Director Sean Flynn and Former Seattle Councilmember Cathy Moore for a thoughtful conversation about how political narratives and strategic language shapes policy proposals. From communicating nuance of policy impact to dealing with media sensationalism, the conversation gave attendees an inside look of what it was really like navigating the chaotic world of local politics.

Fortify Your Rental Business: A Proactive Approach to Risk Led by Attorney Julie Martiniello, this track explained key strategies to minimize potential issues when running a rental business. Martiniello brought years of experience advising rental

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CURRENT | December 2025

Conference Recap: A Heartfelt Thank You

property owners to this session, providing attendees with methods to reduce mistakes and avoid getting in hot water.

Untangling Local Rental Regulations: A Practical Workshop Attorney Christopher Cutting provided an in-depth overview of local regulations in this session. Walking attendees through variations across jurisdictions, identifying overlap and ambiguity, then addressing how to comply with these complicated regulations. With Cutting’s guidance, attendees gained tools to stay ahead of city or county rule changes and streamline their operations accordingly.

Beyond the Soundbite: Leveraging Media to Challenge Progressive Housing Policies Alex Hays, Brandi Kruse and Jonathan Choe brought their passionate opinions to this panel which explained the challenges in presenting alternative perspectives in a state dominated by one sided political discourse. The panelists represented their unique experiences on various media platforms, sharing the differences in strategies for getting their messages out to the public and managing complex political narratives.

NETWORKING, FORUMS, AND COMMUNITY CONNECTIONS ENGAGE 25 offered plenty of opportunities for members to learn directly from local officials and candidates for office. The RHA PAC “ENGAGE & Elect” Candidate Forums brought local and state candidates to the stage for insightful discussions on housing policy.

Hearing candidates address issues like zoning, rent regulation, and housing affordability in real time was a highlight for many attendees. We’re proud that ENGAGE 25 facilitated these frank dialogues.

The Annual Business Meeting and Awards Celebration on Wednesday evening was as informative as it was congratulatory. This members-only session honored standout volunteers and leaders in our association, and celebrated RHAWA’s achievements over the past year. We were also thrilled to welcome former Clark County Rental Association decision makers Barbara Carson and Elaine Armstrong to the RHAWA Council of Regents.

Congratulations to All of Our Award Recipients • Volunteers of the Year: We want to sincerely thank all those who consistently showed up and made their voices heard in this year’s Legislative Session. Alex Ellis, Allen Hirst, Angie Gerald, Arthur Huycke, Becky Peterson, Betsy

Hudson, Brandon Vukelich, Brendan Patrick, Bruce Becker, Caitlin Sullivan, Casey Bishop, Cathy Jeney, Chris Benis, Chris Dobler, Chris Gurdjian, Christopher Cutting, Constance Nelson, Corey Hjalseth Sr, Cory Brewer, Craig Lyons, Daniel Lim, David Nagel, Debby Hebert, Devin Easterlin, Eric Steven, Frantz Germain, George Petrie, Gordon Bock, Gordon Haggerty, Gregory Christiansen, Howard Goldberg, James M. Pettigrew, Janelle Costanti, Jason Dolloph, Jay Parker, Jeffi Tibbetts, Jen Van Vechten, Jennifer Habu, Jim Yearby, John Mullally, Jon Olson, Kari Magill, Karyn Kuever, Kathryn Shabalov, Kevin Wallace, Kristi Tripple, Larry Crites, Marcia David, Mariella Reber, Marilyn Yim, Mark Mullally, Maureen Mallonee, Michael Peterson, Neil Wilson, Patti Mann, Peter Hatton, Poeuv Chau, Quinn Posner, Saint Newton, Sandy Hirst, Sharon Cunnington, Steve Corker, Synthia Melton, Thomas McCarthy and William Shadbolt

• Members of the Year: Audrey Riddle, George Petrie and Goodman Real Estate for their incredible help in bringing regulatory issues to the forefront of conversation in City of Seattle. The struggles they have faced in providing affordable housing while managing Seattle’s convoluted and counterproductive rental regulations have been crucial in a reevaluation of rental housing policy in the city.

It was wonderful to pause amid the conference bustle to recognize those who give so much to our community.

SPONSOR APPRECIATION ENGAGE 25 would not have been possible without the generous support of our sponsors. Their partnership plays a crucial role in helping RHAWA bring together housing providers, policymakers, and industry professionals for two days of learning, collaboration, and connection. From supporting educational sessions to creating a vibrant exhibit hall, our sponsors made every part of ENGAGE 25 shine. We extend our deepest gratitude to all our sponsors for investing in the success of this event and in the strength of Washington’s rental housing community. Your continued partnership allows us to deliver high-quality education and meaningful engagement opportunities for our members year after year.

CLOSING THOUGHTS AND APPRECIATION ENGAGE 25 concluded on a strong note Thursday with the Happy Hour & Public Officials Mix & Mingle event.

City councilmembers, state legislators, and industry leaders joined our attendees for an informal networking reception. The atmosphere was warm and

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Rental Housing Association of WA

collaborative, as housing providers and policymakers chatted over drinks about challenges and ideas for solutions. We often talk about bridging the gap between the rental housing industry and government, and here it was happening in real time. Members reported having meaningful conversations with officials who regulate our industry, finding common ground and better understanding each other’s perspectives. By the end of the Mix & Mingle, business cards had been exchanged, new relationships

formed, and perhaps a few misconceptions on both sides dispelled. Special events like the candidate forums and the public officials reception truly set ENGAGE 25 apart.

As we reflect on ENGAGE 25, one word keeps coming to mind: gratitude. We are grateful for the engaging speakers and panelists who shared their expertise, the sponsors and exhibitors who supported the event, and most of all, our members for your enthusiastic

Titanium

participation. From the early morning coffee chats to the final closing session, your passion for learning and advocacy was evident. It’s clear that the RHAWA community is stronger than ever, united by a shared commitment to improve rental housing in Washington. The conversations sparked at ENGAGE 25 don’t end here; they are only the beginning of new initiatives and collaborations.

incredible days with us at ENGAGE 25.

Your engagement, whether you were asking a question in a session, volunteering for the association, or simply sharing your story with a fellow member, is what made this conference special. We look forward to seeing you at our upcoming Holiday Gala and again at next year’s ENGAGE 26. Until then, please stay in touch and keep the momentum going. RHAWA’s strength lies in members like you, and we are excited to continue this journey together.

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CURRENT | December 2025  Continued from page 6

War Horse: RHAWA’s Legal Defense Fund in 2026 role of the LDF in Housing Authority of King County v. Knight. The case turned on a critical question: Does the federal CARES Act’s 30-day notice requirement apply to every eviction, or only to those for nonpayment of rent?

Lower courts had split. Division Two said the 30-day rule applied to all evictions, while Division One limited it to nonpayment cases. The Washington Supreme Court took the case to resolve the conflict.

RHAWA filed an amicus brief to ensure the perspective of housing providers was represented. On February 20, 2025, the Court ruled that the CARES Act’s 30-day notice applies only to nonpayment of rent cases.

This decision: • Restores landlords’ ability to use standard notices (such as a 3-day nuisance notice) for lease violations not tied to rent.

• Clarifies the line between federal relief laws and Washington’s landlord-tenant statutes.

• Prevents unnecessary delays in addressing nuisance, criminal activity, and threats to community safety.

This was a major victory. It affirmed that federal emergency relief laws cannot override state landlord-tenant frameworks beyond their clear scope, and it reinforced that RHAWA members have a voice in the state’s highest court through the Legal Defense Fund.

Testing the Boundaries: Gym 24/7 Fitness v. Michigan The LDF also stepped onto the national stage. In Gym 24/7 Fitness v.

Michigan, a case that challenged the vague Penn Central test for regulatory takings, RHAWA joined with WBPA, CADF, and BIAW to push for a clearer standard that would protect property owners from unconstitutional regulations.

The U.S. Supreme Court declined review in June 2025, ending the case. But the effort mattered. It marked RHAWA’s first formal entry into national takings litigation and built strong alliances for future fights. Sometimes, moving the law forward means taking the long road—laying groundwork even when a case does not end in victory.

Rapid Response: Iten v. County of Los Angeles When Pacific Legal Foundation asked RHAWA to support Iten v. Los Angeles, the LDF moved quickly. Within weeks, funding was approved for an amicus brief supporting property owners facing unconstitutional restrictions.

The U.S. Supreme Court ultimately declined to hear the case, but the speed and decisiveness of our response demonstrated that the LDF is ready to act when high-impact opportunities arise. Every case supported—win or lose—reinforces RHAWA’s credibility as a partner in national property rights litigation.

Defending Free Speech: Yim v. City of Seattle The Legal Defense Fund has also backed Yim v. City of Seattle, a long-running challenge to the city’s Fair Chance Housing Ordinance, which restricts landlords from asking about or requiring disclosure of a tenant’s criminal history.

In 2023, the Ninth Circuit struck down the “inquiry” ban as unconstitutional under the First Amendment, but left the “require disclosure” ban intact. The U.S. Supreme Court declined to take up the case in 2024, and while further appeals remain technically pending, the case is widely viewed as unlikely to advance further. This leaves Seattle housing providers in a complicated spot, where they are technically allowed to view criminal record history, but are not allowed to deny a tenancy based on this information.

Even so, Yim reflects both the importance and the difficulty of constitutional litigation. Not every case ends in a clear victory, but every challenge builds knowledge, tests arguments, and sets boundaries. RHAWA’s role as a named plaintiff showed our willingness to stand directly in the fight, and our continued partnership with Pacific Legal Foundation ensures that when the next opportunity arises, we will be ready to push again.

Looking Ahead: The Battles of 2026 The past year has proven that the Legal Defense Fund is not just reactive—it is proactive. We do not wait for threats to overwhelm our members; we prepare

for them. That is why, going into 2026, the LDF has already committed significant resources toward the next major fight: statewide rent control.

The details of our legal strategy must remain confidential for now, but members should know this much: your LDF is leading the charge. We have already invested in high-level legal analysis, built alliances with key partners across the state, and authorized substantial funds to ensure we are ready to act when the time comes.

This is not theoretical—it is already law. With the passage of EHB 1217, Washington adopted rent control measures that directly affect residential and manufactured housing providers across the state. The courts may now be the only place to stop it. We need the LDF to be well funded in order to embark on a mission to defeat the statewide rent control policy. We hope you will consider making a donation to empower our War Horse to take on its biggest challenge yet.

With Gratitude The strength of the Legal Defense Fund comes not only from dollars or court filings, but from the dedication of the people who guide it. A very special thank you to our committee members for their leadership, judgment, and steadfast service: Committee Leadership • Co-Chair: William Shadbolt • Co-Chair: Chris Benis Committee Members • Sean Flynn • Melissa Canfield • Larry Crites • John Mullally • Christopher Gurdjian • Kaitlyn Jackson • Neil Wilson • Christopher Cutting* • Daniel Klemme, Staff Liaison *Special thanks to Christopher Cutting for serving as Acting Chair during ENGAGE25.

Your wisdom and commitment are what keep the war horse steady, prepared, and ready for battle when the call comes.

MEMBER ENGAGEMENT

Member Spotlight: Maureen Mallonee As a small mom-and-pop affordable housing provider, Maureen credits RHAWA with transforming how she manages her rentals. With three years of membership under her belt, she’s gained confidence, reduced risk, and found a supportive community of fellow housing providers.

Read Maureen’s story below to see how RHAWA has made a lasting impact on her business.

RHAWA has truly changed my life as a small mom-and-pop affordable housing provider.

Before joining, I managed our rentals on little more than a wing and a prayer—winging it when it came to tenant selection and praying everything would work out. As you can imagine, that wasn’t a very successful model.

Over the past few years, as a member, the RHAWA team - especially Daniel Bannon and Daniel Klemme - has taught me countless invaluable lessons.

I’m now far more confident in running our little business and feel that I’ve significantly reduced risk by staying informed about the ever-changing regulatory landscape.

Another major benefit has been the many networking opportunities that come with membership. My husband and I finally feel part of a community—a vital community that provides housing and supports one another.

Thank you to the entire RHAWA team for everything you do.

You are true superstars, and we appreciate you more than you know.

– Maureen Mallonee

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Rental Housing Association of WA

 Continued from page 10

Legislative Session is Back (AGAIN) RETURNING BILLS

Rental Assistance (HB 1099 / SB 5731) RHAWA strongly supports continued investment in short-term rental assistance programs that keep families housed while preventing financial loss for housing providers. This bill expands access for seniors, veterans, and low-income tenants facing temporary hardship. By filling short-term gaps, it helps avoid costly evictions and stabilizes both households and property operations.

Tenant Safety Act (HB 1089 / SB 5740) Every housing provider has dealt with situations where a tenant’s dangerous or criminal behavior threatens others in the community. Current processes can take months and often leave neighbors unsafe. This bill streamlines those procedures while ensuring due process. It is about protecting families, not punishing tenants, and about creating safer, more livable rental communities for everyone.

Algorithmic Rent Setting (SB 5469) Technology plays an increasing role in modern property management.

This bill requires transparency in how automated rent-setting tools calculate pricing, ensuring fairness and accountability. It also helps prevent misuse or overreliance on algorithms that could distort market conditions.

RHAWA supports clear rules that promote both innovation and consumer confidence.

ANTICIPATED LEGISLATION

(MHLTA) is a commonsense modernization. This change would make communication faster, verifiable, and more reliable, especially in emergency or time-sensitive situations.

Lowering the Rent Cap and Removing CPI Some legislators are expected to reintroduce proposals to further limit rental rate adjustments by lowering allowable caps and removing inflation indexing. While these efforts are framed as tenant protection, they risk reducing housing supply and discouraging maintenance and reinvestment.

RHAWA will continue to strongly oppose any legislation that penalizes responsible housing providers for inflation and rising costs beyond their control.

COMMUNICATIONS AND ADVOCACY

Calls to Action Throughout the session, RHAWA will issue Calls to Action alerting members to key hearings and floor votes. These emails include summaries of the issue, sample messages, and links for providing written or oral testimony. When hundreds of members respond to a Call to Action, it shows lawmakers that housing providers are organized, engaged, and watching closely.

Your participation truly matters. A short email to your legislators, especially when written in your own words, has a far greater impact than most people realize. Personal stories about the realities of maintaining rental housing carry weight that lobbyists alone cannot match.

Service of Notice Fix (Related to HB 1003) Overly complex service-of-notice rules continue to confuse tenants and housing providers alike. A technical correction to HB 1003 is expected to clarify how notices are delivered and verified, reducing disputes and legal costs for both sides.

Advocacy Center The RHAWA Advocacy Center is your one-stop hub for engagement. From there, you can track active bills and contact legislators directly. The platform includes background summaries and talking points that make it easy to speak confidently on the issues.

Electronic Notices for RLTA and MHLTA As technology advances, allowing electronic service of notices under the Residential Landlord-Tenant Act (RLTA) and the Manufactured or Mobile Home Landlord-Tenant Act

Members who have used the Advocacy Center know how empowering it is to see their outreach make a difference. When lawmakers receive hundreds of personalized messages from real housing providers, they pay attention.

RHAWA’s philosophy is simple: informed, united members shape better policy.

Your Voice in Olympia Behind every bill and hearing are thousands of individual stories, housing providers who invest in their communities, maintain quality housing, and care deeply about doing things right. These are the stories that RHAWA brings to Olympia every session.

This year, we are focusing not only on policy outcomes but also on building understanding and respect for housing providers across the political spectrum. By showing lawmakers that rental housing providers are essential partners in addressing affordability, we can shift the tone of debate and move toward practical solutions.

Get Involved The best way to support RHAWA’s work is to get involved directly. Attend Legislative Day on the Hill on February 4, tune into our weekly updates, and respond to Calls to Action.

Share your story about how legislation affects your ability to provide safe, stable housing.

Every voice contributes to a larger narrative: that Washington’s housing providers are committed to fairness, professionalism, and community success. Together, we can ensure that policy decisions in Olympia strengthen, rather than weaken, our housing system.

See you in Olympia and Online as we Kick Off the 2026 Legislative Session!

Together, we will continue to defend property rights, promote fair and effective housing policy, and ensure that Washington’s rental housing market remains strong, stable, and sustainable for everyone.

1960

Successfully challenged TAX ON RENT in Schumacher case, saving rental housing providers billions since.

McCready/Margola lawsuit resolves Seattle’s MANDATORY INSPECTION/RENTAL HOUSING FEE program.

1996

2022

Court of appeals rules in favor of state preemption challenge against BURIEN’S JUST CAUSE provision.

Court ruled that a city ordinance concerning CRIMINAL RECORDS violates the First Amendment rights of rental housing providers.

2023

UNITED WE STAND, TOGETHER WE DEFEND We’re doing our part. Now we need you in the fight with us.

These $ will help your business and our community. Stand with the LDF. DONATE TODAY.

For more information on how to make a contribution, visit

RHAwa.org/LDFdonate

CURRENT | December 2025

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HONEST EVALUATIONS

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Rental Housing Association of WA

MONEY BALANCE PROSPERITY WITH POLICY: YOUR

will support HARMONIOUS Legislative Housing Solutions

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

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

REGULAR DONORS

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

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

$

For more information on how to make a contribution, visit

Political Action Committee

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RHAwa.org/pacdonate

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35

CURRENT | December 2025

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RHAWA MEMBER DISCOUNT

36

Rental Housing Association of WA

Smart Housing Providers Don’t Guess. They Train

ONLY AT RHAWA ACADEMY Operating rental housing in Washington without the right knowledge is risky, costly, and potentially devastating. One missed law. One wrong form.

That’s all it takes.

RHAWA Academy offers the only housing education in Washington that’s built by experts, for housing providers—lighting the path to compliance.

Your membership unlocks FREE courses on local laws, tenant screening, leasing tools, and more. And when you’re ready to go deeper, we’ve got live sessions, certificates, and a full ONDEMAND course library to back you up.

Because knowing the rules isn’t a luxury — it’s how smart housing providers stay in business.

View Details & Register at:

RHAwa.org/events

GET TRAINED. STAY COMPLIANT. OPERATE WITH CONFIDENCE. Only at RHAWA Academy.

For questions about the Academy, please contact Denise Myers at dmyers@RHAwa.org 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.

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