on-code railings in the greater Seattle area are getting renewed attention, including fees and even some red tags, even at buildings that were grandfathered in. Safety is the bottom line. Widely spaced pickets, short railings, and loose railings are potential hazards. Our wrought iron railings are safe, beautiful, maintenance-free, and can last for decades. We fabricate them in our shop, ensuring high quality, competitive pricing, and timely installation.
Since 2004, greater Seattle's go-to general contractor for small to large construction projects, from railings to kitchens to full buildings.
EDUCATION
Recent USPS Postmark Change Can Affect Mail Deadlines
Denise Myers | Member Programs Director | dmyers@RHAwa.org
As of December 24, 2025, postmark dates on mail no longer reflect when it’s dropped off in a blue box or at a post office.
United States Postal Service (USPS) strategic goals to cut costs and streamline mail processing have led to the decision to concentrate processing in a smaller number of facilities. This means, instead of processing mail at every local post office, mail will go directly to larger processing facilities. Therefore, date differences between when a piece of mail is dropped off by the sender and when it is processed and postmarked are likely to “become more common” as the changes roll out.
How to Get a Postmark?
According to USPS FAQs, postmarks are generally applied by the Postal Service via automation on machines in processing facilities, but may also be applied manually by Postal Service personnel at those facilities or by a Postal Service employee at a retail unit when a customer presents a mail piece at a retail counter and requests a postmark. Mail dropped off in a blue USPS collection box, in a mail slot, or from a carrier pickup may not get a postmark until the next day or later.
Not every piece of mail gets a dated cancellation or postmark when it is processed through automated equipment. The following exceptions may apply:
• Metered Mail: Mail on which postage is printed directly on an
envelope or label by a postage meter licensed by the USPS.
• Precanceled Stamps: Stamps sold through a private vendor, such as Stamps.com®.
• Forever® Stamps: May not be postmarked.
• Automated Postal Center Stamps (APC): Stamps, with or without a date, purchased from USPS self-service kiosks.
• Permit Imprint: Pre-sorted mail used by bill pay services.
Note: If you wish to have your mail postmarked for the purpose of indicating the exact date it was submitted for mailing, you can go to any USPS retail counter and request a postal employee to manually postmark, or "hand-cancel", up to 50 items for free. If you wish to have more than 50 items hand-canceled, please contact the local Postmaster or other manager in advance to ensure adequate resources are available to assist.
What Types of Mail are Impacted by Delayed Postmark?
• Tax Returns & Payments: IRS documents and payments (e.g., federal income tax, refund claims) are legally considered filed on time if postmarked by the deadline, as per IRC 7502.
• Court Filings: Specific legal documents for the U.S. Tax Court or other courts are valid if postmarked by the due date.
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
Member Programs Director
Denise Myers: (206) 905-0614
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
CONNECT WITH US
Facebook: Like us at facebook.com/RHAofWA
Instagram: Follow us at @RHAofWA
LinkedIn: Follow us at linkedin.com/company/ rental-housing-association-of-washington
Twitter: Follow us at @RHAofWA
YouTube: Watch us at youtube.com/@RHAofWA
BOARD OF DIRECTORS
CONTRIBUTE
COUNCIL OF REGENTS
Christopher Benis
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.
Our event sales are subject to Washington State tax as of October 1, 2025.
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
FEBRUARY CALENDAR
Denise Myers | Member Programs Director | dmyers@RHAwa.org | (206) 905-0614
All class sessions are presented ONLINE only unless otherwise specified.
For all ONLINE classes, 30-day access to a recording of the session is included. Upgrade your membership to include a premium dues package. The Weekly ONLINE Session Package includes 12-months' access to live weekly ONLINE educational sessions for $250/person/year. The ONDEMAND Library Package provides full access to over one hundred recorded educational sessions for $120/person/year.
LEGISLATIVE DAY ON THE HILL
When: Wednesday, February 4, 2026 | All Day Cost: Free
This year, the stakes couldn’t be higher. After the battles we’ve fought, the setbacks we’re absorbing, and the stakes we’re facing, your presence isn’t just valuable—it’s essential. This is your invitation to RHAWA's 2026 Legislative Day on the Hill, an exciting event that connects you with lawmakers to champion meaningful change for rental housing providers. This is a unique opportunity to engage directly with policymakers, share your perspectives, and advocate for the issues that matter most to our community. Together, we’ll amplify our collective voice and foster relationships that drive impact. Don't miss this chance to make a difference—your voice matters, and your presence will help shape the future.
NEGOTIATING SOLUTIONS WITH YOUR TENANTS
When: Wednesday, February 4 | 1-2pm
Cost: $35 Members | $70 Guests
Successful housing providers know that satisfied tenants mean lower turnover and associated expenses. If you have a tenant with a good track record, why not be open to finding solutions when they want to add another occupant, a pet, or perhaps an upgraded fixture? It might make sense to work with them on rent payments if they have a temporary financial problem, or perhaps negotiating terms will help them move out and move on if necessary. Attorney and housing provider Chris Benis will share best practices when negotiating with tenants in various circumstances to meet your goals while respecting the tenant's needs and rights.
ATLAS DIGITAL LEASING DEMO
When: Thursday, February 5 | 1-2pm
Cost: FREE
Learn how to create a fully digital rental agreement using trusted RHAWA forms and send to all parties for digital signature. This new proprietary RHAWA web application is easy to use and designed with our small independent rental owners in mind. Learn all the features of this intuitive tool and get your questions answered.
RHAWA MEMBERSHIP PREVIEW & ORIENTATION
When: Wednesday, February 11 | 12-1pm
Cost: FREE
Please join our team for an overview of member benefits and services offered by RHAWA. Participants will receive a tour of the RHAWA website and tools and are encouraged to ask questions relating to member benefits throughout the meeting. This meeting is designed for new members and those considering membership with RHAWA. Specific property management and legal questions cannot be addressed during this meeting. Seats are limited to 25 participants and registration is required.
SETTING EFFECTIVE PET POLICIES
When: Thursday, February 12 | 12-1pm
Cost: $35 Members | $70 Guests
LINK MEETINGS
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. January topic is Legislative Session Update.
• Onion Bar & Grill, Spokane | Tuesday, February 10, 6-8pm
• Birch Room, Vancouver | Tuesday, February 10, 6-7:30pm
• St. Andrews Pub, Seattle | Thursday, February 12, 6-8pm
• Location TBD, South King Cty | Tuesday, February 10, 6:30-8pm
• Darcy’s, Spokane Valley | Monday, February 16, 12-1:30pm
• Dave & Buster’s, Bellevue | Tuesday, February 17, 6-8pm
• Bob’s Burgers, Everett | Thursday, February 19, 6:30-8pm
• Ben Dews, Tacoma | Thursday, February 19, 6-7:30pm
• ONLINE | Tuesday, February 24, 6-7pm
*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.
PROPERTY MANAGEMENT CONTRACT
REVIEW
When: Thursday, February 19 | 3-4pm Cost: $35 Members | $70 Guests
Confused about hiring a property manager and what terms to expect? In this one-hour class, attorney Christopher Cutting reviews components of property management contracts and discusses what you should and should not agree to. You will learn what services and rates to expect and how to protect your interests as a property owner.
PMSERIES-01: BUILDING SKILLS FOR THE HOUSING PROFESSIONAL
When: Thursday, February 26 | 12-1pm Cost: $35 Members | $70 Guests
With this class, we kick off our annual 12-part series designed for property managers in Washington State. In this session, you will learn best practices for developing a successful and satisfying career in the housing industry. We will explore:
• Various career opportunities in the industry and how to develop a career as a real estate professional.
• Education and licensing requirements in Washington State.
• Standards for professional appearance, behaviors, and communication. Instructor: Kathryn Shabalov, PM Professional
If you have a no-pets policy, you're missing out on 75% of all renters that have pets or you may be dealing with a lot of emotional support animal requests! Consider a proactive approach and learn best practices from experienced professional, Kathryn Shabalov for setting restrictions and requirements for pets, processing reasonable accommodation requests involving animals, and managing risks associated with pet damages.
October14-15
MeydenbauerCenter | Bellevue
Join housing leaders from across Washington for powerful education, policy insights, bigger conversations and meaningful connections shaping the future of rental housing.
FALLEXPO+ANNUALBUSINESSMEETING
Luke Brown | Marketing & Sales Associate
RHAWA’s Annual Gala was truly a night to remember, bringing our community together for an evening of celebration, connection, and style. From the moment guests arrived, the atmosphere was electric— and every detail helped make this year’s event shine.
The ice sculptures were another standout feature, transforming the space into a true ice palace. Stunning and intricate, they added a touch of winter magic and quickly became a favorite backdrop for photos throughout the night.
Speaking of photos, the photo booth delivered plenty of fun and laughter, capturing unforgettable moments and giving attendees a keepsake from the evening.
Most importantly, we want to extend a heartfelt thank you to our members who joined us. Your energy, enthusiasm, and incredible outfits truly brought the Gala to life and made the event special. We couldn’t have asked for a better group to celebrate with.
Thank you for making this year’s Annual Gala unforgettable. We can’t wait to do it again!
One of the biggest hits of the night was the igloos, which proved to be an instant favorite. Beautifully decorated and thoughtfully arranged, they offered the perfect place to step away from the buzz of the main event, relax, and enjoy meaningful conversations with friends and colleagues.
The food, catered by Shooby Doo Catering, was nothing short of unbelievable. Guests raved about the quality, presentation, and variety. Each bite lived up to the elegance of the evening and added to the overall wow factor.
Tangled Mess
Denise Myers | Member Programs Director | dmyers@RHAwa.org |
After living with the resulting confusion of two different rental codes in Tacoma, on top of major state law changes for the last two years, we were hopeful that the city’s Ordinance 29086, passed on December 9, would streamline things a bit more than it did, but several improvements have been made. We’ve updated our detailed law summary in the Support Center and our class on Tacoma Rental Laws. This article just hits the highlights, so make sure you check out the newly updated Tacoma law class ONDEMAND and review the Support Center article as well.
All changes from Ordinance 29086 are described and highlighted in italics.
There are still two separate rental codes found under Tacoma Municipal Code (TMC) 1.95 for the “Rental Housing Code” created by the city council, and TMC 1.100 covering the Landlord Fairness Code Initiative created by the voters’ initiative in 2024.
They are still enforced differently as follows:
Rental Housing Code
Enforced directly by the city administration.
For violations with the distribution of information, deposit and installment payments, notice requirements:
• First violation $500/unit.
• Each subsequent violation is $500/unit.
For violations with notice to vacate, relocation, retaliation, and rental agreements:
• $250/day/unit for first 10 days.
• $500/day/unit from 11 days until compliance is achieved.
Landlord Fairness Code (LFCI)
Enforced through private action.
Penalties range from $500 up to five times the monthly rent.
For failure to pay relocation or impose an illegal rent increase, no less than three times the monthly rent.
Landlord’s noncompliance with anything in this chapter gives the tenant a defense against eviction.
(206) 905-0614
Throughout the law summary in the Support Center, (LFCI) indicates parts of the law that are enforced differently under the Landlord Fairness Code Initiative. All other parts are enforced by the City of Tacoma based on submitted complaints.
New guidance has been added on how to consider whether the LFCI creates an undue and significant economic hardship for landlords, allowing an eviction or exemption from an LFCI provision.
While the previous version of the code included exemptions for certain sections, like the seasonal eviction restrictions, there is now a new exemption section in the LFCI.
A new exemption section from all provisions of the LFCI has been added, covering various types of not-for-profit entities and deed-restricted housing providers, and these have been defined in the definitions section of the code.
Information for Tenants Requirements
One area that is particularly onerous in Tacoma law is the city-provided resources and forms that must be distributed by housing providers. While the Rent Increase Notice process has been streamlined, these notice requirements are still complicated. Following is a summary of the revised “information” requirements:
Written rental criteria and other information must be provided to all applicants, including:
• That tenant has the right to pay move-in costs (fees, deposits, last month's rent) in installments.
• City of Tacoma Tenant Resources webpage that provides information on properties and landlords:
o cityoftacoma.org/cms/one.aspx?pageId=167941.
o Or if the prospect cannot access online information, provide a hard copy of your property info found at tacomaopendata-tacoma.hub.arcgis.com.
• That social security number will be requested but not required.
• How criminal history will be assessed under the new Tacoma law.
• Minimum income requirements in compliance with the new Tacoma law (details below).
Several required tenant disclosures are provided by the City of Tacoma and can be downloaded from their webpage, Renting in Tacoma, under Landlord Resources.
• Landlords must provide the Renting in Tacoma Guide to the tenant or prospective tenant when offering a lease as a hard copy with a receipt signed by the tenant. Landlords must also distribute at renewal and upon revision by the City (electronic copy is OK) and with any notice to a tenant under RCW 59.12.030.
• A form tenants can use to request a payment plan for move-in costs. Landlords must distribute this form to prospective tenant/tenant when offering a lease.
• A required Tacoma rent increase form is also found here. (The WA State-mandated Rent Increase Notice form must also be used to serve a rent increase notice.)
• Specific information documents must be provided to tenants when serving the following notices:
o Rent Increases o Termination of Tenancy
o Comply or Vacate o Pay or Vacate
o Quit for Waste, Nuisance, or Unlawful Business
The LFCI and RHC were both changed so that now only one form (rather than three) is provided by the city. The “Notice of Resources” for Rent Increase has been revised to explain the rules under city and state laws. The Renting in Tacoma Guide will be revised with an “update sheet.”
Notice to Increase Rent Process (Tacoma and State Law)
1. City of Tacoma requires 180 days’ notice before the effective date. (LFCI)
2. Two notice forms must be served together:
o City of Tacoma 180-Day Notice of Rent Increase-RHC (found under Renting in Tacoma, Landlord Resources).
o WA State statutory rent increase form provided by RHAWA under Tenant Notices.
3. The notices must be served in accordance with RCW 59.12.040.
4. With the notice, the landlord must provide a copy of the resource summary prepared by the city for rent increases & information about relocation assistance.
o Notice of Rent Increase (found under Renting in Tacoma, Landlord Resources).
NOTE: Prior to serving notice, the landlord and rental property must be in compliance with:
o City business license requirements. (TMC 6B) before landlord may serve notice.
o All Tacoma tenant protection laws. (LFCI)
o Tacoma tenant health and safety laws under TMC 2.01.050, and dwelling habitability laws under RCW 59.18.060. (LFCI)
Economic Relocation Assistance (LFCI)
1. Anytime after receiving an initial rent increase notice of 5% or more, a tenant deciding to relocate may send the landlord a request for relocation assistance. All tenants have the same right to assistance without regard to income level.
2. Within 30 days of receiving such a request, landlords must pay the relocation assistance to the tenant. Calculate per table (below) based on the rent in effect at the time of the initial notice. Payment is per dwelling unit, not per person. Payment is split evenly among all the tenants.
3. Per the voter initiative, the landlord must provide a copy of the request and confirmation of payment to a city-designated official. However, the city may not have funds to enable this, and enforcement is only by civil lawsuit.
4. If the tenant is unable to relocate and remains in the dwelling unit at the increased rent, the tenant must repay the relocation assistance.
EXEMPTIONS: The requirement to pay tenant relocation assistance will not apply to:
• a landlord and tenant living on the same site if the site has four or fewer dwelling units;
• tenants who have lived in the dwelling unit for less than six months;
• a landlord who temporarily rents out the landlord’s principal residence during the landlord’s absence due to active-duty military service.
Late Rent Fee Cap
• Late rent fees are limited to 1.5% of rent per unpaid month of rent. (LFCI and RHC)
• No other charges for late rent are permitted, including notice service or legal costs.
• A landlord must provide the tenant with written notice outlining late fees and how to come into compliance at least once per quarter.
• Notice of late fees must include detailed information on all that is owed.
• No late fees on non-rent charges are permitted.
• No late fees to be charged or paid after the end of tenancy. (LFCI)
Previously conflicting Late Fee caps of $75 (RHC) and $10 (LFCI) were both eliminated. The revised code simply limits fees to 1.5% of unpaid rent.
Notice to Terminate Tenancy
Tacoma law on terminating tenancies is mostly the same as WA State law (RCW 59.18.650).
• All notices must include the stated reason for or condition(s) justifying the termination of tenancy.
• Prior to serving notice, the landlord and rental property must be in compliance with: o City business license requirements. (TMC 6B) before landlord may serve notice.
o All Tacoma tenant protection laws. (LFCI)
o Tacoma tenant health and safety laws under TMC 2.01.050, and dwelling habitability laws under RCW 59.18.060. There is a defense against eviction that the landlord is, at the time of eviction, in violation of tenant protection laws related to health and safety. (LFCI)
Updated to include requirements when the owner elects to sell the rental property as outlined in RCW 59.18.650(2)(e)
Seasonal Eviction Restrictions (LFCI)
Tenants will have a defense to an eviction that:
• Requires the tenant to vacate during the school year (first day of the academic year to the last day of the academic year, as set by Tacoma Public Schools), and the tenant or any resident is:
o A child or student: any person either under the age of 18 years or currently enrolled in a school;
o A person having legal custody of a child or student, such as: parent, step-parent, adoptive parent, guardian, foster parent, or custodian; or
o An educator: any person who works at a school as an employee or independent contractor of the school or its governing body, including but not limited to all teachers, substitute teachers, paraprofessionals, substitute paraprofessionals, administrators, administrative staff, counselors, social workers, psychologists, school nurses, speech pathologists, custodians, cafeteria workers, and maintenance workers.
• Requires the tenant to vacate between November 15 and March 15.
o Housing providers with 4 or fewer units are exempt from this provision.
NOTE:
Continued on page 30
TACOMA MEASURE 1
(Landlord Fairness Code) Survey: Year 2
Summary of RHAWA Landlord Fairness Code Data
The Rental Housing Association of Washington is conducting periodic surveys of housing providers in the City of Tacoma to determine the ongoing impact of Measure 1, also known as the Landlord Fairness Code Initiative (LFCI), to understand how these provisions are changing the rental housing landscape.
When comparing our initial 2024 results to the most recent 2025 responses, it is clear that while the concerns about these policies remain largely the same, we are already seeing a shift in the operational procedures of rental housing providers in the city of Tacoma.
Key findings from this effort and an analysis of what this means for rental housing providers and residents in the City of Tacoma are below.
Demographic Shift from OwnerOperator to Property Managers
From 2024 to 2025, the proportion of respondents who are property managers – rather than owner operators –doubled, reflecting the difficulty small owners are facing in complying with new regulations. Hiring a property management company typically helps in reducing administrative burden on the owner, as they leave the most difficult operational aspect of rental hous-
ing to a group who specialize in this kind of work.
Hiring a property management company increases the cost of providing rental housing. A typical property management company will charge around 10% of monthly rent as their management fee, leading to a direct 10% increase in administrative costs when running a rental business. Additionally, a property management company may be more likely to increase rents regularly, both to increase their revenues and due to the fact that they typically have a more impersonal relationship with their residents.
A Staggering Increase in Tenants Behind on Rent
In 2024, 33% of respondents reported they currently had tenants who were behind on rent payments. In 2025, this has increased to over half; 54% of respondents in 2025 report they currently have a tenant who is behind on rent.
Reduced incentive to pay rent, such as a hard cap on late fees at $10 and a winter/school year eviction ban, was likely a major factor in this significant increase in just one year.
Higher Likelihood to Increase Rent Linked to Increased Administrative Burden
In 2024 data, 36% of respondents
reported that they did not increase rent in the last year. This has plummeted to just 17% of respondents in the 2025 data. These more frequent rent increases are also attributed to administrative and regulatory burden in larger numbers, with 53% of respondents in 2025 reporting their rent increase was due to more restrictive regulations –up from 40% in the previous year’s data. Some of this may also be linked to HB 1217, implementing statewide rent control.
Rental Units are Being Taken Off the Market
In our survey, we ask a series of follow-up questions regarding: 1. Have you sold any of your rental properties? And 2: Did the new owner continue to rent out your rental property?
From this, if a respondent answers yes to question 1 and no to question 2, it is fair to assume that these rental units have left the rental market, reducing housing supply in the City of Tacoma.
The proportion of owners who sold or are considering selling remained about the same: ~77%
The proportion of those sales where respondents reported the rental unit being removed from the market doubled from 17% in 2024 to 32% in 2025.
Increased housing supply is crucial for abundant, affordable housing. It is clear that Measure 1 is leading to an observable reduction in rental housing stock in just the last year.
Rental Housing Providers Need Additional Help to Comply with Measure 1
The number doubled from 2024 to 2025, with regard to respondents who reported needing additional compliance assistance. Whether that assistance be a trade organization, a property manager, or an attorney. Showing that even the most savvy rental housing providers in the City of Tacoma have realized how difficult it is to navigate the multitude of restrictions Measure 1 imposed.
Conclusion
In 2024, it was clear that Measure 1 made it more burdensome to own and operate rental housing in the City of Tacoma. The 2025 data drives this point home, clearly showing why Measure 1 has hurt the residents of Tacoma. Costs have increased substantially for rental housing providers, rental units are being taken off the market, and more tenants are falling behind on rent. It is crucial to make significant revisions to the LFCI if we wish to make housing more affordable in the City of Tacoma.
Daniel Bannon | Grassroots Organizer |
Daniel Bannon
SALES MARKET PRICING INDICATORS FOR RENTALS
Cory Brewer | Vice President of Residential Operations | Lori Gill & Associates Property Management
As 2025 has drawn to a close, it’s now been seven years since our last full year of real estate activity, “preCOVID-19”. Using that year-end data from 2018 as our “normal” benchmark, let’s take a look at how pricing has fluctuated in the residential Sale market and how, if at all, that has influenced single-family residential Rental pricing (spoiler alert: it has).
Since 2018, pricing fluctuations in the Rental market have tracked closely with the Sales market. In most cases, prices rise more sharply in the spring and summer months. Appreciation cools in the fall and winter, and generally prices fall from their annual peaks earlier in the year. Nothing new here.
Rental pricing changes will often trail Sale pricing by a quarter or two, and in my analysis, we have several examples of that. Rental pricing, by percentage, took a nearly identical path to Sale pricing in late 2019, mid 2021, mid 2022, and late 2022 … in each case following the Sales lead by almost exactly 3 months. Occasionally Rental pricing will set a trend for Sale pricing, as it did in mid 2020, but that is not the norm. Overall, peaks
and valleys will typically correlate, especially since mid-2021, when price appreciation was at its peak in both markets (prices rising by more than 10% across the board in just one quarter!). This historical data acts as a strong predictor that sales market activity throughout 2026 will likely be an indicator of similar Rental market activity when it comes to price fluctuation by percentage.
Overall the average sale price of a home in 2025 Q4 ($1,232,293) was up a whopping 56.6% compared to 2018 Q4 ($786,849), while average Rental pricing was up 37.9% during that same 7-year period ($3,771/mo in 2025 Q4 compared to $2,773/mo in 2018 Q4). While both markets have seen significant pricing gains across this same time span, it’s worth noting that Sale value growth still outpaced Rental value growth by a pretty good clip (almost 20% more). This leads me back to a conversation that I’ve had more times than I care to remember with whoever will listen … lawmakers, media, clients, colleagues (some are more open and willing to listen than others!) about affordability, particularly when it comes to rental housing.
Using the early January 2026 average mortgage rate of 6.16% for a 30-year fixed, let’s analyze the cost of a typical home in King County. The NWMLS 2025 Q4 average monthly rent of $3,771 is by no means “cheap”. By many popular standards, it would require an annual income of more than $135,000 to qualify (which is higher than King County’s median household income as of 2023 data). So yes, it’s expensive to rent the average home. But how much does it cost to purchase the average home? According to NWMLS 2025 Q4 data, the average home in King County is selling for $1,232,293. A down payment of 20% amounts to nearly a quarter of a million dollars! Completely setting tax and insurance aside, the mortgage payment alone would be over $6,000 per month. In reality, this same home as a purchase costs about twice as much per month, not to mention a significant down payment.
My point? Rental housing IS the affordable housing in our communities, even if the monthly rent seems high. Every policy change that influences the owner of a rental home in King County to sell out and pursue greener pastures
Cory Brewer
by positioning their real estate investment dollars in other states directly harms housing affordability right here in our own backyard.
Back to the 7-year price fluctuation analysis, some notable benchmarks along the way:
• The average sale price of a home in King County topped $1M for the first time in 2021 Q2 and has never dropped below $1M in any quarter since. The average sale exceeded $1.25M for the first time in 2024 Q2.
• On the rental side, the $3,000/mo barrier was broken in 2020 Q2 to be followed by $3,500/mo in 2022 Q2 and then $4,000/mo in 2025 Q3.
Cory Brewer is the VP of Residential Operations at Lori Gill & Associates Property Management. His firm oversees management of over 2,000 residential rental homes throughout the Greater Seattle Area. He may be contacted via wpme@windermere.com. Visit their website wpmnorthwest.com.
Kicking Off the New Year with Legislative Session
At the time you are reading this, the 2026 Legislative Session will be well under way but it is never too late to thank our wonderful members for showing up and participating in our first events of the year. As the Engagement Coordinator at RHAWA, I am always excited to get members involved in both our in person and virtual engagement opportunities. Our most involved advocated showed up in great numbers for our 2026 Legislative Kickoff Event, featuring our leadership team, government affairs team as well as our incredible Lobbyist Chester Baldwin. This who attended gained valuable insight into the ongoing legislative session and learned about what RHAWA’s legislative priorities look like for this next year.
price a rental unit, directly restricting property rights or providing inaccurate and incomplete information to credit bureaus, respectively. While we were successful in defeating these bills in the 2025 Legislative Session, we will be prepared to fight these again in 2026 or help craft the language in these bills so they do not have negative impacts on our membership.
Following this, we provided a preview of what our anticipated high priority bills that we will oppose, the most concerning of which is a Business and Occupation Tax on rental income. We anticipate this bill due to the passage of a B&O tax on self storage units which passed in 2025 and it already resulting in increased prices
The presentation began with some background of the team as well as a refresher on the power dynamics and ratios in the State Legislature, this is important information for our advocates as it sets the stage for who the key players are both in our advocacy as well as in the legislature as a whole. Building on this context, we presented a short video recapping the 2025 Legislative Session and all of our biggest accomplishments as well as areas where we hope to improve this year. As you all know, rent control did pass in the 2025 Legislative Session, but if not for the hard work of our team as well as our membership, the rent control bill could have passed in a version much more devastating that the version that ultimately was successful.
From there, we jumped straight in to talking about legislation that was unsuccessful last year and will be returning in the 2026 Legislative Session. The top three of these bills are a ban on algorithmic rent pricing tools, placing limits on ownership of single-family homes and requiring credit reporting for on time rental payments. These bills would have has negative impacts on rental housing providers for a variety of reasons, such as preventing acquiring any information about how to
industry wide in the self storage market. RHAWA is determined to make housing more affordable for everyone in the state and imposing direct additional costs and taxes on our businesses is only going to exacerbate the affordability issues we are facing in Washington State.
Following our bill information, we provided a refresher to all of our attendees of what services we provide in order to get involved in our advocacy efforts. Including weekly briefing rooms, the Advocacy Center and Legislative Day on the Hill. Make sure you are taking advantage of these services which are included in your membership completely free of charge. Our advocacy efforts rely on your involvement in order to be successful, so if you are hesitating to get involved, talk to a member of our Government Affairs team and we will ease your mind and make sure you have all the information you need to get involved!
Once again, thank you to all who showed up and participated in this years kick off event and the 2026 Legislative Session as a whole! We only have a little more than a month left in this years legislative efforts and we must make the most of our voices and communicate our needs to our elected officials.
Class Action Lawsuit Filed Over COVID Era Eviction Moratorium
Think back to 2020. I know it can sometimes be hard to return to an era in our state where so many things were up in the air, everything was closed, AND if you were a housing provider, maybe you were being forced to house Washington residents for free. I am, of course, talking about the COVID-19 Eviction Moratorium put in place by Governor Inslee with his Emergency Powers, which, if anyone remembers, he held for so long his own party considered a vote to force him to relinquish those Emergency Powers. With
days to get through the beginning uncertainty of COVID. In reality, when did this moratorium actually expire?
October 31 of 2021. As in eighteen solid months of housing providers being unable to exclude from their property regardless of payment of rent. Several individual lawsuits have been filed against the state and various municipalities since this event took place, but the Washington State Supreme Court ruled that the public good in a time of crisis overruled private property rights. The Supreme Court also stated that
the stroke of a pen in March of 2020, then-Governor Inslee compelled private property owners to house tenants with or without the payment of rent. Whether the tenants COULD or could NOT afford to pay rent due to a job loss or industry closure as a result of the pandemic was irrelevant.
This eviction moratorium was originally supposed to last for roughly 60
legislation should be drafted to address an issue such as this in the future, as there was no guarantee that something like this would not happen again.
Fast forward to December 18, 2025, and fifteen named plaintiffs have filed a class action lawsuit against the State of Washington, the Office of Governor Ferguson, and various municipalities from all over the state to recover dam-
ages suffered as a result of the eviction moratorium. They argue that most housing providers were never made whole, even for those that took some of the very minimal assistance offered by the Landlord Mitigation Fund, which was capped at $15,000 and barred a housing provider from taking any further legal action or recourse to recover further owed rent. The class argues they were forcibly mandated to retain non-paying tenants and faced years of unpaid rent as a result.
In a press release issued by RHAWA, which is serving as the spokesman for the class, John DiLorenzo, a Partner with Davis Wright Tremaine, who is representing the class in the lawsuit, had this to say. “These are not big property owners. They are small housing providers who were compelled to retain residents who paid no rent on their property without just compensation, even after the COVID-19 crisis was in the rear view mirror.”
RHAWA Executive Director Sean Flynn, also quoted in the press release, said, “These housing providers were not able to collect monthly rent and, in the same instance, were not able to lawfully exclude non-paying residents from their legally owned properties. We believed and still do believe that this qualifies as a regulatory taking of property, and we will take this all the way to the United States Supreme Court if necessary.”
You may remember another regulatory takings case filed against the City of Se-
attle by Goodman Real Estate (GRE) in October of 2024. In this case, the courts ruled that if you begin to operate your property as rental housing, you lose exclusion rights. In the GRE case ruling, Judge Poydras said: “…because the rights, including but not limited to the right to exclude the public from the Addison, were already modified when GRE opened up the Addison to the public by establishing landlord-tenant relationships.”
The class action suit is a different take with many municipalities that instituted local eviction moratorium criteria. These cities include:
• Seattle • Bellevue
• Kenmore • Burien
• Kirkland • Olympia
• Everett • Spokane
All the listed plaintiffs owned and operated rental housing in these jurisdictions and could not exclude them from their property, and were never made whole, with many plaintiffs still being owed many thousands of dollars.
RHAWA is serving as the spokes group for the class action plaintiffs and will continue to work with various media and news outlets to ensure the crux of the lawsuit is understood, and also WHY this lawsuit is different from those previously filed.
Stay with RHAWA for all further updates and information as this lawsuit progresses through the local court systems and hopefully beyond.
RHAWA Advocacy Team | advocacy@RHAwa.org
SCREENING
What is Income Verification? 7 Things You Should Know
Denise Myers | Member Programs Director | dmyers@RHAwa.org | (206) 905-0614
Cassandra Joachim | Intellirent VP of Operations
You wouldn’t hire someone for an important job without verifying they have the degree or experience required for the position. Similarly, you shouldn’t lease out your valuable properties to tenants without verifying they can pay what you’re charging for rent.
As much as you may agree with the above sentiments, you may wonder how to effectively verify an applicant's income. It can be a daunting task with a lot of moving pieces, and if you get it wrong, you might just end up with a tenant who can’t afford to pay.
In this article, we'll provide some tips and tricks to help you effectively verify the income of your prospective tenants.
WHAT IS INCOME VERIFICATION?
Before we provide details on the specifics you need to know about income verification, let’s start with a basic understanding: what is income verification?
Income verification is a vital step in the leasing process that allows housing providers to ensure that potential tenants have the financial means to afford the rent on their property. In addition, taking measures to verify income enables you to make an informed decision about your renters, mitigating the risk of late or missed rental payments.
During income verification, a property manager completes several tasks to confirm an applicant’s financial status. Some of the documentation you may request during this process includes:
• Identity documents
• Bank statements
• Pay stubs
• Tax returns
The documents should prove that the applicant has sufficient income to pay for the property. In addition, they should confirm their employment status matches the status they listed on their rental application.
Reviewing the documentation provided manually is time-consuming and may result in errors. Instead, you can use
specialized software solutions to flag inconsistencies or suspicious information. RHAWA’s new screening partner, Intellirent can help you streamline the income verification process by automatically cross-referencing the information applicants provide with various databases.
Verifying income is crucial to your leasing process because it provides you with a clear understanding of the applicant's financial situation. To reduce the risk of delinquency in rental payments, you need to implement robust income verification processes for your properties.
1. Consider Fair Housing Laws
Housing providers must first remember fair housing laws when verifying income. These laws are in place to prevent discrimination against applicants based on their income source.
For example, rejecting applicants solely because they receive public assistance, such as Section 8 housing vouchers, is illegal.
It's essential to treat all applicants fairly and evaluate their ability to pay rent based on their overall financial situation rather than base decisions purely on income sources. By adhering to fair housing laws, you can ensure a fair and inclusive rental process while avoiding potential legal issues.
2. Don’t Just Consider Applicants with Standard Employment Income
In compliance with Washington State anti-discrimination laws that prohibit any discrimination based on “source of income,” you should also ensure that you are not simply considering applicants with standard employment. It can be tempting to show preference to applicants with traditional jobs that provide regular pay stubs, but applicants with other income sources can still be reliable renters.
Some strong applicants may be self-employed, work on commission, or have income from investments or
rental properties of their own. Unfortunately, these types of income don’t supply pay stubs, so to accurately verify their income, you'll need to adapt your approach.
Request appropriate documentation and take the time to review and validate their income from these alternative sources. By considering all legitimate sources of income, you can ensure that you pay attention to potentially qualified applicants who may be excellent renters.
3. Always Include Credit History
When assessing an applicant's financial suitability for a rental property, you must consider more than just their income. Another critical piece of the puzzle is the applicant’s credit history.
Credit history provides valuable insights into an applicant's financial responsibility and payment patterns. While a less-than-perfect credit history doesn't necessarily mean an applicant will be a bad tenant, assessing their financial track record is essential to make an informed decision. Even if your applicant lacks established credit history in the U.S., Intellirent’s international screening services will usually provide the information you need.
Look for the following to identify potential risks:
• Outstanding debts
• Delinquent accounts
• Miscellaneous credit issues
Considering credit history as part of the income verification process allows you to better evaluate an applicant's overall financial stability and their likelihood of paying rent on time.
4. Understand Income-to-Rent Ratios
Another important factor to consider during income verification is the income-to-rent ratio of each applicant. This ratio represents the proportion of an applicant's income that would need to go toward rent if you approve them for your property. This figure helps determine
if the applicant's income can afford the rental property comfortably.
As a general guideline, the rent should not exceed 30% of the applicant's income. However, remember that this ratio may vary based on location and the applicant's overall financial obligations. By understanding and applying income-to-rent ratios, you can ensure that tenants have a good financial capacity to afford the rent without struggling to pay for their other essentials.
5.
Organize Documentation
If there’s one thing the income verification process is full of, it’s documentation. You will need to have a process to organize the substantial amount of pay stubs, credit reports, and bank statements you will collect during your income verifications.
It is essential to keep all verification documentation well-organized and appropriately secured to maintain efficiency for your business and the security of your applicants’ information. This organization will enable you to easily access the information when needed and maintain the privacy and confidentiality of the applicant's personal and financial details. Intellirent is a great solution for this as it allows for easy retrieval and protection of all sensitive documents.
Intellirent can also automatically flag suspicious or inconsistent information uncovered during verification. Their color-coded system is easy to read, with red flags for deal-breaking information and yellow flags for items you’ll want to take a second look at or discuss with your applicants.
6. Communicate Clearly with Applicants
Clear and effective communication with applicants during the income verification process will reduce your headaches and increase trust between you and your applicants. What information do you
Continued on page 29
MASTER YOUR PROPERTY MANAGEMENT SKILLS
MANAGER SERIES
Our dynamic 12-part series, designed for property managers (but also great for owners) goes live online weekly starting on Thursday, February 26th, from 12-1pm. Members can join any single live virtual class for just $35, or go all-in to save 50% on the entire series at an unbeatable $210. We’ve got great ticket options for our guests too! Let’s turn your property management challenges into triumphs! View details and register at: RHAwa.org/events. Register for entire series by February 25th to SAVE 50%.
For questions about the series or RHAWA’s Rental Housing Academy, please contact Denise Myers at dmyers@RHAwa.org.
CHART YOUR COURSE FOR
Our calendar is already full of options as you plan for the education you and your rental housing team members will need to survive and thrive in the coming year. In addition to our weekly online classes where we explore topics on rental operations best practices, rental housing laws, and financial considerations, we’ve mapped out some special events, including several in-person experiences! Take some time now to explore rhawa.org/events, before early-bird pricing options end, and popular events sell-out!
PROPERTY MANAGEMENT (PM) SERIES | FEB. 26 – MAY 14, EVERY THURSDAY AT NOON
Now in our fifth year, the PM Series has become an annual staple for refreshing yourself and your employees on state and local laws, in addition to the latest best practices for rental housing management. In these weekly ONLINE sessions, you’ll have a chance to discuss issues and get to know some of your fellow students across the state! While the series is designed with the property management professional in mind and includes a career-building focus, most of the classes are equally relevant to the self-managing property owner as well.
PM SERIES-01: BUILDING SKILLS FOR THE HOUSING PROFESSION
When: Thursday, February 26 | 12-1pm
Instructor: Kathryn Shabalov, PM Professional In this session, you will learn best practices for developing a successful and satisfying career in the housing industry. We will explore:
• Various career opportunities in the industry and how to develop a career as a real estate professional.
• Education and licensing requirements in Washington State.
• Standards for professional appearance, behaviors, and communication.
PM SERIES-02: HARASSMENTS PREVENTION & RESOLUTION
When: Thursday, March 5 | 12-1pm
Instructor: Michael Chin, Civil Rights Attorney
In this session, you will learn best practices for creating and participating in a safe rental housing environment where harassment of any kind is not tolerated amongst tenants, employees, management, vendors or property owners. We will explore best practices for:
• Prevention of sexual and other types of harassment.
• Promoting diversity, equity, and inclusion in the workplace.
In this session, you will learn best practices for providing fair and equal housing opportunities to prospects and tenants. We will explore:
• Protected classes in various jurisdictions, including source of income and criminal history.
• How to process accommodation requests, including use of service animals.
• How to respond to retaliation and harassment claims involving tenants and/ or staff members.
PM SERIES-04: MARKETING YOUR
RENTAL
When: Thursday, March 19 | 12-1pm
Instructor: Cory Brewer, PM Professional
In this session, you will learn best practices for understanding and managing your company's presence in your market area. We will explore:
• Technology and methods for conducting an accurate market survey.
• How to evaluate your property and set rent based on analysis of comparable properties.
• Monitoring feedback and managing your company reputation.
PM SERIES-05: WORKING WITH PROSPECTIVE TENANTS
When: Thursday, March 26 | 12-1pm
Instructor: Christopher Cutting, Landlord-Tenant Attorney
In this session, you will learn best practices for working with prospective tenants close sales quickly with qualified tenants while following all fair housing laws. We will explore:
• Responding to inquiries, explaining rental terms and screening criteria.
• Effective and safe techniques for showing the property.
• Evaluating applications and properly following up with all applicants.
PM SERIES-06: LEASING AND MOVE-IN
When: Thursday, April 2 | 12-1pm
Instructor: TBD
In this session, you will learn best practices for starting a new tenancy.
We will explore:
• Setting lease terms to comply with all local laws
• Reviewing expectations and properly executing the lease
• Welcoming new tenants and move-in logistics
FOR EDUCATION IN 2026!
Company members with multiple employees inheriting RHAWA benefits will be able to work through the program with online support for team learning. Reach out to Denise Myers at dmyers@RHAwa.org for details.
While members can register for each class for $35, it’s not too late to register for the full-series package. Sign up at RHAwa. org/pm-series-2026 through February 25. Register once (instead of 12 times) and save $210 in addition to your precious time!
On June 1, licensed real estate professionals can earn 14 continuing education clock hours after completing all 12 courses. We look forward to seeing you each Thursday in class from February 26 – May 14. Read on to get a better idea of what we’ll cover in each class…
[ ALL CLASS SESSIONS ARE PRESENTED ONLINE ONLY UNLESS OTHERWISE SPECIFIED ]
PM SERIES-07: TENANT & CLIENT RELATIONS
When: Thursday, April 9 | 12-1pm
Instructor: Cory Brewer, PM Professional In this session, you will learn best practices for managing good working relationships with your residents. We will explore:
• Building relationships and creating a sense of community
• Responding and following up to issues and maintenance requests.
• Managing incident reporting, including documentation and taking corrective action.
PM SERIES-08 MANAGING RENTS AND FEES
When: Thursday, April 16 | 12-1pm
Instructor: Christopher Cutting, Landlord-Tenant Attorney
In this session, you will learn best practices for managing rental operations income. We will explore:
• Securing and processing lease renewals.
• Giving notice to increase rent in compliance with local laws.
• Charging and collecting fees appropriately.
PM SERIES-09: PARTNERING WITH COMMUNITY RESOURCES
When: Thursday, April 23 | 12-1pm Instructor: TBD
In this session, you will learn best practices for establishing effective working relationships with organizations that support tenants. We will explore:
• Your responsibilities when working with prospective tenants on rental assistance.
• Connecting tenants in crisis situations to appropriate support organizations.
• Partnering with organizations that place individuals in housing.
In this session, you will learn best practices for determining damage responsibility and handling deposit accounting and refund when the tenant moves out. We will explore:
• Determining what damages are from “ordinary use.”
• Laws that address who is liable in specific situations.
• Required timing and procedure for deposit return.
PM SERIES-11: EVICTION LAWS AND PROCEDURES
When: Thursday, May 7 | 12-1pm
Instructor: TBD
In this session, you will learn best practices for enforcing compliance with rental terms and managing other circumstances that require ending a tenancy. We will explore:
• Notices and eviction procedures for rules violations.
• Notices and procedures for non-payment, including the Eviction Resolution Pilot Program.
• Other good causes to end tenancy and related procedures.
• Best practices when preparing for court, what to expect in court.
PM SERIES-12 HOUSING INDUSTRY LEGISLATION
When: Thursday, May 14 | 12-1pm
Instructor: TBD
In this session, you will learn how to participate as an active stakeholder in setting of housing policy. We will explore:
• Recent and pending legislative changes impacting Washington housing providers.
• The impact of voting and communicating with state and local representatives.
• How to actively participate through industry advocacy groups.
Denise Myers
CHART YOUR COURSE FOR EDUCATION IN 2026!
[continued]
HOUSING PROVIDER WORKSHOPS | APRIL THROUGH JULY
This year we will be circumnavigating the state, not once but twice! We’ll be offering two different Saturday workshops in three different locations in Spokane, Clark, and King Counties!
First, in the spring, as you’re gearing up for the busy season of turnovers and lease ups, we’ll offer a 3-hour workshop focused on state/local rental laws and best practices for screening and leasing. During the early summer months, we’ll offer a second 3-hour workshop focusing on smooth operations and improving your bottom line. This is a great opportunity to get together with other housing providers near you and learn best practices from the experts that serve your part of the state.
At the time of writing this article, we’re still locking up the details for these six workshop sessions, but if you check the calendar today, most of them should be ready for early-bird registration!
ANNUAL LEGAL FORUM ONLINE | AUGUST
Our annual Legal Forum has been our most popular single event for many years, and this year promises to be more mind-bending than ever. The 202526 biennium legislative session added rent control and complex rent increase notice service requirements to an already baffling matrix of state and local
rental regulations plaguing Washington's housing providers over the last several years. Contradictory and unclear legal codes make it difficult to understand the regulatory requirements for the simplest of tasks or predict the outcomes of routine decisions. This is your chance to hear three attorneys, currently practicing landlord-tenant, real estate and business law across Washington, discuss your most difficult questions. Experienced housing provider and legislative activist, Cory Brewer will moderate questions and lead the discussion.
ENGAGE26 | OCTOBER 14 & 15
Our wildly successful ENGAGE conference, now in its third year, is your best opportunity to dive deep into all the best productive discussions on being a part of a successful housing industry in Washington. This two-day conference held October 14 & 15, 2026, at the Meydenbauer Center in Bellevue, offers unparalleled education, policy discussions, and networking opportunities. Featuring over 25 breakout sessions, dynamic keynotes, and lively networking events, ENGAGE26 will equip you with the knowledge and connections to navigate the complexities of the rental market, advocate for positive change, and foster equitable relationships between rental housing providers and residents.
Go to engageWA.com to secure your spot today and be part of the vital conversations shaping the future of housing in Washington!
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.
Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net
ENERGY CONSERVATION + WEATHERIZATION
Energy Benchmarking Services Michael Jones | (206) 245-8737 EnergyBenchmarkingServices.com SRC Windows & Doors (253) 565-2488 | srcwindows.com ENGINEERING
RDH Building Science (206) 462-5726 marndt@rdh.com | rdh.com
PLANNING
Dimension Law Group PLLC Synthia Melton (206) 973-3500 | dimensionlaw.com
Flynn and Associates, PLLC Sean Flynn (206) 330-0608 | theflynnfirm.com
Olympic Estate Group, LLC
G.A. “Jeri” Schuhmann (206) 799-0544 | jerischuhmann1@gmail.com Whipple Law Group, PLLC (509) 869-3223 | whiplaw@gmail.com whiplawgroup.com
Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 |
EVICTIONS
Eller Law Firm PLLC (206) 801-1188 | accessevictions.com
LT Services, Inc. (206) 241-1550 | ltservices.net
Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com
Paper Pushers Process Service (206) 779-0721 | paperpushers@gmail.com paperpushersprocess.com
1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Real Estate Transition Solutions (206) 502-4862 | info@re-transition.com re-transition.com/rhawa
Sound Realty Group Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com Velocity 1031 (425) 247-3307 | velocity1031.com
& Life
FORMS + LEASES
Rental Housing Association of Washington (206) 283-0816 | RHAwa.org
Lifetime Heating (425) 200-4999 | lifetimeheating.com clintw@lifetimeheating.com HOME
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
Property managers in the Pacific Northwest face a unique set of challenges: wide seasonal swings in light, cooler climates, rising energy costs, and tenants who prioritize comfort and sustainability. Interior window coverings—when selected and installed correctly—help address these issues while supporting tenant retention and operational efficiency.
Tenant Retention Starts with Everyday Comfort
In the Pacific Northwest, tenants experience long, darker winters and bright, extended daylight during summer months. Interior window coverings help balance these extremes and improve daily living conditions.
• Glare control during long daylight hours helps prevent overheating and visual discomfort, especially in west- and south-facing units.
• Privacy management is critical in urban and suburban communities where buildings are closer together.
When apartments feel comfortable year-round, residents are more likely to renew leases—reducing vacancy, turnover, and re-leasing costs.
Energy Savings That Matter in Cooler, Cloudier Climates
Windows are one of the largest sources of energy loss in multifamily buildings. Interior window coverings offer a cost-effective way to enhance energy efficiency without requiring major building upgrades.
• Reduced heat loss during cooler months helps maintain indoor temperatures and lowers heating demand.
• Solar control in summer minimizes unwanted heat gain during increasingly warm PNW summers.
• Lower HVAC strain improves system efficiency and reduces maintenance issues over time.
For property managers, this means fewer comfort complaints, more stable energy usage, and better alignment
with owner expectations around operating expenses.
Supporting Sustainability Expectations
Many PNW tenants actively seek out environmentally responsible housing. Interior window coverings support sustainability goals in several ways:
• Energy efficiency improvements reduce overall building energy consumption.
• Durable, long-lasting products reduce waste from frequent replacements.
• Low-VOC and PVC-free options contribute to healthier indoor environments.
These benefits support green-building initiatives and reinforce a property’s commitment to responsible management.
Consistency, Safety, and Maintenance Efficiency
From a management perspective, standardized window coverings simplify operations across multiple units and properties.
• Uniform appearance improves move-in readiness and maintains a cohesive aesthetic.
• Cordless and safety-compliant designs reduce liability and meet current housing safety standards.
• Commercial-grade durability minimizes repair calls and replacement frequency.
Fewer service issues mean less time spent coordinating maintenance and more time focused on resident satisfaction.
A High-Impact Upgrade with Measurable Returns
Interior window coverings represent a relatively small capital investment with meaningful returns. They enhance comfort, reduce energy costs, improve aesthetics, and support tenant retention—without disrupting residents or requiring extensive construction.
For Pacific Northwest property managers, window coverings are more than a finishing touch. They are a practical, performance-driven solution that supports smoother operations and stronger long-term property value.
DE-EL Enterprises is a trusted Pacific Northwest partner for property managers, providing interior window-covering services and exterior shading solutions—including Clean, Repair, and Replace—to support apartments and multifamily properties. Their on-site expertise helps extend product life, reduce unit downtime, and protect long-term asset value.
Jan B. Wade is a sales and marketing professional with over 30 years of experience. Based in Washington State, he represents A&I Manufacturing, a Monroe-based manufacturer of window blinds and shades, and DE-EL Enterprises, providing window-covering sales, installation, cleaning, repair, and replacement in support of commercial and multifamily projects. Jan can be contacted at: jwade@deelinc.com and O: (206) 348-4253, C: (360) 926-6330.
Continued from page 3
Recent USPS Postmark Change Can Affect Mail Deadlines
• Ballots: In Washington, mail-in ballots are counted if postmarked by Election Day.
• Bills & Notices: Some property tax payments and contractual notices use the postmark date for their deadlines.
How to Ensure On-Time
Delivery:
1. Allow Extra Time: Mail items days before the actual deadline, as the date on your mailbox drop-off may not be the date it gets postmarked due to new processing procedures.
2. Use alternatives to mailing:
• Filing tax returns: irs.gov, or tax filing applications such as TurboTax, TaxAct, or H&R Block.
• Payments: Use online payment options.
• Social Security applications and forms: ssa.gov
• Medicare paperwork: medicare. gov.
• Voting ballots: Voting drop boxes or hand-deliver at election offices.
3. Go to the counter: Go to a post office and request a manual, handstamped postmark on the date you drop it off.
4. Use PVI Labels: Pay for postage at the counter to get a Postage Validation Imprint (PVI) label, which shows the acceptance date.
5. Get Certified/Registered Mail: The postmark on your receipt for Certified or Registered Mail serves as proof of mailing date.
REMEMBER: ALL Tenant Notices, including Rent Increase, Comply or Vacate, Pay or Vacate, Quit (Waste/ Nuisance), End of Tenancy, End of Term must be sent via Certified Mail.
Jan B. Wade | DE-EL Enterprises | Seattle • Portland • Spokane
STRATEGIKON:
Future-Proofing Compliance and Investment Valuation in
WA
By: Daniel Klemme
In the late 6th century, the Byzantine Emperor Maurice authored the Strategikon, a definitive manual on military science. Unlike heroic epics that focused on individual valor, the Strategikon was a work of cold pragmatism. It argued that victory was not a product of luck or brute strength, but of superior organization, standardized procedure, and the ability to adapt to a changing battlefield. It was the "secret sauce" that allowed a disciplined force to outmaneuver much larger, less organized adversaries.
For decades, Washington real estate investors have operated under the "Valor" model: buying the best locations, renovating with the best materials, and fighting for the highest rent. But in 2026, the battlefield has shifted from the physical property to the regulatory landscape.
The new "secret sauce" for the modern investor isn't a better granite counter top; it is Strategic Compliance. Under the Strategikon Theory, the integrity of your paperwork is now a stronger
DOWNSTREAM EFFECTS:
• No $
• Risk Premium #
• Cap Rate Haircut
• Equity Loss VOIDED INCREASE
Prevents Cascade
STANDARDIZED OPS
predictor of Return on Investment (ROI) and Net Operating Income (NOI) than the quality of your real estate. In Washington, if your income cannot be lawfully adjusted, defended, or liquidated, it is not revenue—it is fiction.
I. THE STRATEGIC PIVOT: GAINING THE COMPETITIVE EDGE THROUGH PROCEDURE
The original Strategikon was designed to minimize "friction" and maximize "predictability." In real estate, friction is represented by voided rent increases, improper notice service, and regulatory fines. While many investors still view paperwork as a clerical chore, the disciplined investor views it as a strategic asset.
By shifting your mindset, you move ahead of the competition. While others get bogged down in "Economic Vacancy"—units occupied by non-payers who cannot be evicted due to defective notices—you are scaling your business on a foundation of bulletproof documentation.
The
Hierarchy of Vacancy
To understand value destruction, we must distinguish between two types of emptiness:
• Physical Vacancy: A unit that is empty. This is a tactical nuisance—a temporary problem solved with a rent drop or marketing push.
• Economic Vacancy (The Compliance Trap): A unit occupied by a non-paying tenant who cannot be removed because of a paperwork defect. This is a strategic catastrophe. It represents a 100% revenue loss, plus legal fees and potential statutory damages. Unlike physical vacancy, this state is indefinite.
II. THE MECHANICS OF VALUE DESTRUCTION: HOW PAPERWORK FAILURES ERASE EQUITY
In Washington’s "strict compliance" environment, paperwork failures mechanically destroy the two metrics lenders and buyers care about most: NOI and Cap Rate. Strict compliance means a
judge looks only at the document, not your intent. If a mandatory disclosure is missing, the entire notice is a nullity.
1. The "Voided Increase" Tax
Under the Rent Stabilization Act of 2025 (HB 1217), rent increases are governed by precise caps and notice requirements. For 2026, the maximum allowable increase is 9.683%.
• The Reality: Attempting any increase over the cap—or using the correct percentage on notices lacking required language, or serving the correct notice at the incorrect time— can make the entire increase void.
• The Valuation Hit: On a 20-unit building with a $200 increase, a voided notice results in a $48,000 annual NOI loss. At a 5% Cap Rate, that clerical error slashes property value by $960,000. Because the error is often systemic (the same form used for all units), the loss is binary: either you have the income, or you don't.
Daniel Klemme
Daniel Klemme | Membership Development & Government Affairs | dklemme@RHAwa.org | (206) 905-0611
2. The "Accidental" Month-toMonth (MTM) Conversion
Washington’s "Just Cause" eviction protections (RCW 59.18.650) have made the Fixed-Term Lease the most valuable document in an investor’s file.
• The Strategic Consequence: If renewal notices are served improperly (or not at all), the tenancy converts to MTM. MTM tenancies are "sticky." In many jurisdictions, you cannot end them simply to renovate or sell. This freezes your ability to reposition the asset, effectively killing a "Value-Add" exit strategy. Your "renovation play" becomes a "litigation play."
III. THE LENDER’S LENS: THE "ROCK" AND THE RATIO
The most sophisticated part of the Strategikon Theory involves Financing. Institutional lenders do not lend on bricks; they lend on the certainty of cash flow. When you approach a lender, your compliance history directly impacts the capital stack.
The "Haircut" and the "Rock" In real estate finance, the "Rock" refers to the cash equity required to close the deal. Compliance failures directly increase the size of the Rock you must carry.
• The Haircut: If due diligence reveals your rent roll is legally vulnerable (e.g., increases over the cap, missing business licensing), lenders will "haircut" (discount) your underwritten income. They might verify $500,000 in revenue but only underwrite $400,000 because the other $100,000 is legally indefensible.
• The Leverage Collapse: Real estate is a leverage game. If your income is haircut by 20%, your Loan-to-Value (LTV) ratio drops. Instead of getting a loan for 75% of the purchase price, you might only qualify for 60%.
• The Consequence: You must now bring 40% cash to the table instead of 25%. This massive increase in required equity destroys your Cash-on-Cash return and limits your ability to buy other deals. You are "equity heavy" simply because your paperwork couldn't support the debt.
Debt Yield and Risk Premiums
Lenders are beginning to tag properties with sloppy paperwork with a "Regulatory Risk Premium." This manifests as higher interest rates and shorter amortization periods. When the "paper" is messy,
the lender assumes they may eventually have to foreclose on an asset they cannot easily re-tenant. Bad paperwork literally raises your interest rate.
IV. THE UNLAWFUL DETAINER NIGHTMARE: A DIRECT ATTACK ON CASH FLOW
In Washington, eviction authority is procedural, not assumed. With the expansion of Right to Counsel, tenants have free legal representation trained to find "tactical technicalities." If you lose an eviction case (Unlawful Detainer) due to a paperwork error, the financial blow is immediate:
• Fee Shifting: You may be ordered to pay the tenant's legal fees, often $5,000 to $15,000. This is an immediate cash expense hitting your operating account.
• Statutory Damages: You may be liable for triple damages if the court finds the notice was served in "bad faith" or violated the Consumer Protection Act, the RLTA, or local ordinances.
• Attorney General Exposure: Since 2025, the AG has been actively fining landlords up to $7,500 per violation for rent cap non-compliance. For a 10-unit mistake, that is a $75,000 fine—enough to bankrupt many small investors.
V. THE "SECRET SAUCE": SCALING VIA STANDARDIZATION
The true "high-level" secret to the Strategikon Theory is Standardization. You cannot scale a real estate business if every property has a different lease and every manager uses a different notice form.
Compliance as a Force Multiplier
Scale is achieved when you move from "Managing a Property" to "Operating a Portfolio."
• The Scaling Trap: Most investors hit a "Complexity Wall"— the point where legal errors and administrative chaos consume all profit. Without standardized forms, every unit becomes a unique legal experiment.
• The Secret Sauce: Using a standardized system (like RHAWA Leases and Forms) creates a Standardized Operating System. This gives you 100% confidence that every notice, if served correctly, Continued on page 28
Trusted Partner
Strategikon: Future-Proofing Compliance
and Investment Valuation in WA
is legally bulletproof. Standardization allows you to manage 100 units with the same mental effort it previously took to manage 10.
• Operational Velocity: Standardized compliance reduces "friction" at turnover. When you know your move-out process is legally sound, you can turn units faster. When you know your screening criteria (RHAWA) are compliant with local "First-in-Time" laws, you can approve tenants instantly without fear of discrimination suits.
VI. THE NEW "VALUE-ADD": PHYSICAL VS. COMPLIANCE
REHAB
The industry is obsessed with Physical Rehabilitation. We spend millions on "Value-Add" strategies involving quartz counter tops and LVP flooring. But for the sophisticated owner, Compliance Rehab is the ultimate impact driver. It is the "invisible renovation" that secures the asset's floor.
• Intellectual Value-Add: RHAWA classes and events provide the high-level tactical intelligence required to stay ahead of the curve. Understanding the nuance of the law (e.g., "Just Cause" vs. "Fixed Term") is a value-add that never depreciates.
• Standardization for Exit: Using RHAWA tools as your "Operating System" makes your business more attractive to institutional buyers. They aren't just buying your building; they are buying your compliance track record. A "clean" file means a higher exit multiple.
VIII. CONCLUSION: THE PARADIGM SHIFT
It is time to update the industry's definition of Deferred Maintenance.
Deferred maintenance is not just a leaky roof or a cracked driveway. Deferred maintenance is a 2021 lease in a 2026 legal environment. It is a rent increase served without a required disclosure.
Typical Cost $10k - $30k per unit Nominal (Membership + Time)
Direct Benefit Market rent increase Prevents 100% forfeiture of income Lender Impact Higher Appraisal Lower Risk Premium / Higher Proceeds
Scaling Difficult to replicate Instant across the entire portfolio
VII. RHAWA:
THE PROFESSIONAL ADVANTAGE AND STRATEGIC RESERVE
THIS IS WHEre the Rental Housing Association of Washington (RHAWA) shifts from being a vendor to a Strategic Partner. Membership, classes, and events are the "armory" of the modern strategist.
• The Shield of Admissibility: RHAWA forms are vetted by attorneys specifically for the 2026 Washington landscape. Using an internet template is like bringing a knife to a drone fight.
• Jurisdiction Awareness: RHAWA provides specific addenda for jurisdictions statewide, preventing the "Daily Fine" traps where local registries charge for non-compliance.
It is a "handshake deal" with a long-term tenant that has no written fixed term.
The Strategikon Theory suggests that we must stop viewing paperwork as "admin." In Washington, the paper is the property. If you manage the paper with the same discipline you apply to your capital, the value will follow. If you neglect it, no amount of market appreciation or granite counter tops can save your equity from a "compliance shock" that erases your life's work.
Compliance Rehab is the most profitable renovation you will ever perform, and RHAWA forms and education are your number one way to future-proof your investment, defend your valuation, and scale your business to the next level.
Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.
Interested in Submitting Your Announcement?
We welcome information about industry job postings, new employee and location information, and more. If you have questions, or would like to submit an item for consideration, email publications@RHAwa.org.
Submit your 'Industry in Motion' news to: publications@RHAwa.org
How to Choose Your Home’s Replacement Heating System
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.
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-de-
grees 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.
Just to bless my wife, we have tapped into that potable hot water system and are warming the floors of the master bedroom with some radiant heat. Since we own pets and have 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, 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.
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 that installed your equipment needs backup help or training, there is a network in place to make sure you aren’t left ‘out in the cold’.
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, heat-pumps, 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 ongoing 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.
Continued from page 10
What is Income Verification? 7 Things You Should Know
need to communicate to applicants?
• Documentation required: Communicate which documents applicants need to submit. Be sure to provide alternate options for applicants without pay stubs, etc.
• Submission deadline: When must the applicant submit their forms and documentation to be considered for the property? Include this information in all application information.
• Process steps: What does your verification process look like? Show clear steps for the applicant to increase transparency and give them a clear idea of the timeline and process they can expect moving forward.
Additionally, it can be beneficial to explain to applicants how income verification will be used to determine their eligibility for the property, which can help manage expectations and minimize potential misunderstandings or disputes.
7. Use a Third-Party Verification Tool
A third-party verification tool, like Intellirent, can be a game-changer for housing providers looking to step up their application and income verification processes. These services streamline the verification process and ensure accuracy in assessing an applicant's financial situation.
Intellirent provides a detailed report on the applicant's income and employment status. However, that’s only the beginning. Intellirent also assists with credit and criminal background checks. In addition, with their proprietary SmartMatch tool, you can approve high-quality renters within hours rather than days, filling your vacancies with approved renters more quickly and efficiently than with any other tool or process.
The enhanced services provided through RHAWA’s partnership with Intellirent make this the best tenant screening solution for Washington housing providers. To get started, just select Screening from the Member Access menu at RHAwa.org. If you have questions or need assistance, please contact support@myintellirent.com.
Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc.
DEFINING SUCCESS: How Owners Achieved Strong Multifamily Sale Outcomes in 2025
Brian Platt, Michael Urquhart, Ben Douglas & Rowan Davis | Paragon Real Estate Advisors | RHAWA Vendor Member
The multifamily owners who achieved strong sale outcomes in 2025 do not credit their success to perfectly timing the market. Instead, their results were driven by preparation, clear expectations, and defining what success meant to them. While transaction volume across the Puget Sound remained below peak levels, consistent patterns emerged among the deals that traded smoothly and at favorable pricing.
First, the successful seller executed on a long-term strategy to raise rents to market well before selling rather than making last-minute rent adjustments. They managed rent increases proactively, paid close attention to timing and notice requirements, and put their building on the market with rents at market or within 10% of market. In
today’s more regulated and cautious environment, in-place rents carry far more weight than theoretical upside, which led to higher sale proceeds for these proactive owners.
Second, successful sellers developed a realistic understanding of value in today’s market. Rather than anchoring expectations to peak-cycle pricing, they aligned their pricing strategy with how buyers are underwriting risk and returns today. This allowed them to position their properties competitively and avoid prolonged marketing periods that often erode their leverage. Additionally, owners remained flexible on deal structure, not just price. By prioritizing certainty of closing and overall deal terms, they were able to navigate the transaction process with minimal
A Fond Farewell to Corey Hjalseth: Celebrating His Impact & Next Adventure
Melissa Canfield | RHAWA Deputy Director | mcanfield@RHAwa.org
After two-and-a-half remarkable years, our very own Corey Hjalseth is embarking on an exciting new chapter—one that takes him and his family to the breathtaking landscapes of Grand Junction, Colorado, nestled against the majestic western slopes of the Rockies.
Corey has been an invaluable part of the RHAWA family, bringing insight, dedication, and his calm confidence to his work. Whether navigating complex policy discussions or fostering connections across our membership, he’s left an indelible mark on our organization—and on the colleagues who’ve had the privilege of working alongside him.
His next adventure? A dynamic role
with an energy resources and land management group, where he’ll leverage his talents in communications and public affairs. It’s a perfect fit for someone with Corey’s ability to bridge gaps, tell compelling stories, and advocate for meaningful change.
While we’ll deeply miss his presence in the office—his pragmatism, his collaborative spirit, and the way he could turn even the most mundane meeting into some sort of history lesson—we couldn’t be happier for him. Colorado’s gain is undoubtedly our loss, but we know Corey will stay connected (and yes, we expect those occasional updates from the Centennial State).
hiccups, ultimately leading to a successful closing.
Most importantly, owners who clearly defined what a successful sale meant to them achieved the strongest outcomes. While the multifamily market has pulled back from its 2021 peak, owners continue to execute successful sales because they are focused on what the transaction accomplishes for them and their families. Whether the goal is freeing up time and energy, reallocating equity into a different investment vehicle, or reducing overall risk, owners who anchored their decision to life circumstances rather than price alone consistently left the closing table satisfied.
At Paragon, the Platt-Urquhart-Douglas team works with owners to think
beyond today’s market and plan for the long term. We’re always happy to have a straightforward conversation about what makes sense for your property.
If you would like to know more about 1031 exchanges, want to know the market value of your investment property or would like a referral to a tax, legal or 1031 exchange professional, please feel free to reach out to anyone on their team. Brian Platt at Brian@ParagonREA.com (206) 251-8483, Michael Urquhart at Michael@ParagonREA.com (425) 999-6650, Ben Douglas at Ben@ ParagonREA.com (206) 658-7247, or Rowan Davis at Rowan@ParagonREA.com (206) 406-9105.
Continued from page 8
Rental Codes in Tacoma are still a Tangled Mess
EXCEPTIONS: This eviction defense will not apply if the reason for termination is due to:
• Owner or family to occupy the unit.
• Condemnation/uninhabitability of the dwelling unit.
• Desire for landlord’s roommate to vacate.
• Sexual harassment by a tenant.
• Tenant’s failure to comply with a three-day or ten-day notice to vacate for a drug-related activity nuisance.
• Maintenance of an unlawful business.
• Tenant’s conduct has a substantial detrimental impact on, or constitutes an imminent threat to, the health or safety of other tenants in the rental building or the owner.
Several changes were made to this section: Split into two sections: Student School Year 1.100.060 and Cold Weather 1.100.063.
Prohibits cold-weather evictions Nov. 15 through March 15. Exempts owners who own four or fewer rental properties in the Tacoma city limits.
New exceptions section for both school year and cold weather, with three added cases: 1) Owner selling the unit; 2) Landlord selling the rental property; 3) Owner seeking to terminate tenancy where ADU or home is rented on owner-occupied property.
Corey Hjalseth
32 UNITS - $8,400,000 18 UNITS - $3,200,000
11 UNITS - $3,495,000
49 UNITS - $16,000,000
For the past 30 years Paragon Real Estate Advisors has been the premier commercial real estate brokerage firm in the Puget Sound. When our expert knowledge of the greater Seattle area is paired with our targeted marketing strategies, our contract negotiation skills, and our vast network of contacts; it is easy to see why we are experts in our market.
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With the recent interest rate drop the market is starting to move! If you have any questions or would like to speak about your personal investment properties and projected market trends, we would be happy to help you. Call us today to speak with one of our specialized commercial brokers to start a free property evaluation.
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MASTER YOUR PROPERTY MANAGEMENT SKILLS
MANAGER SERIES
Our dynamic 12-part series, designed for property managers (but also great for owners) goes live online weekly starting on Thursday, February 26th, from 12-1pm. Members can join any single live virtual class for just $35, or go all-in to save 50% on the entire series at an unbeatable $210. We’ve got great ticket options for our guests too! Let’s turn your property management challenges into triumphs! View details and register at: RHAwa.org/events. Register for entire series by February 25th to SAVE 50%.
For questions about the series or RHAWA’s Rental Housing Academy, please contact Denise Myers at dmyers@RHAwa.org.
WHERE YOUR ROOF IS OUR ROOF
About Us
We are very proud to be a family owned and operated company. John, Barry and Jill have been serving RHA Members for over 22 years. Our focus is to solve customers’ roof problems and concerns with a reliable, high-quality roof system. Our dedicated crews take pride in their craftsmanship and treat our customers roofs as if it were our own.
We Stand by Stability
Polyflex G (torch down) provides an exceptionally durable roofing product and provides long-term weathering performance. With a granulated surface, Polyflex G exceeds all minimum ASTM standards for tensile strength, puncture resistance and flexibility. This torch down roof membrane is ideal for Northwest roofs; where common branches sometimes fall or residents want a roof-top patio. We stand behind Ployglass APP Membranes with the most reliable warranties in the industry. Their warranty provides extended protection, assuring the optimum system performance is guaranteed.
About Elizabeth Gregory Home (EGH)
EGH inspires homeless women to transform their lives. Through services offered, women can meet immediate needs, as well as long-range goals to break the cycle of homelessness.
Learn more about EGH and how you can help at eghseattle.org. Thank you.
Contact John Paust for more information:
Special pricing for RHAWA members AND $100 donation toward EGH with paid re-roof contract!
