A Successful First Housing Provider Workshop!
This year, RHAWA brought our spring workshop around the state with three different locations renamed to our Housing Provider Workshop Statewide Tour! Our first workshop took place on May 8th in Federal Way, filled with excited members, engaging speakers, and valuable vendors. We want to extend a big thank you to everyone who attended, trying out a new format for a legacy event always poses some challenges, but our membership made this event a one-of-a-kind experience for all those who showed up.
The event took place at the Federal Way PAEC (Performing Arts and Events Center), a large, light-filled event space with modular classrooms that allowed us to change the event space as needed. The morning began with networking and vendor engagement as attendees explored the main event space with views of Mount Rainier and the surrounding areas.
Our keynote began promptly with Dana Frank sharing her experience learning from her father as a leader in the rental housing industry. Dana’s story was an inspiration to attendees, showing how the real estate industry can be used to build generational wealth and how priorities sometimes have to be shifted in order to be successful in this industry. Dana also bought copies of her book: Get Up And Get On It: A Black Entrepreneur’s Lessons on Creating Legacy and Wealth, which several attendees of the event were able to pick up after her keynote.
Administrative
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
Program Director Denise Myers: (206) 905-0614
Public Affairs Manager Corey Hjalseth: (206) 905-0603
Support Services Administrator
Kushi: (206) 283-0816
Support
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SUPPORT CENTER
When (and How) Does a Lease Need to be Notarized?
Denise Myers | Education + Resources Director | dmyers@RHAwa.org | (206) 905-0614
Contributions from Chris Benis | Attorney + RHAWA Legal Councel | Christopher Cutting | Attorney + RHAWA Board Vice President
From time to time, members write in with questions and confusion about when a lease needs to be notarized. Do the signatures of both the tenant and landlord need to be notarized? Wasn’t there a new law last year that changed this? This Support Center article explains.
Notarize Lease with Terms
Greater than One Year
Washington State law RCW 59.18.210 dictates that Residential lease agreements longer than one year in length must be in writing, with the landlord’s signature acknowledged by a notary public (or other authorized person) to be valid. In the absence of an acknowledgment on the landlord’s signature, the general rule is that the lease is treated as one from month to month.
In 2024, SB 5840 removed this notary requirement for commercial properties only. The bill includes the following language: "Nothing in this section shall be construed in any manner to conflict with or supersede RCW 59.18.210."
RHAWA provides a Notary Form for notarizing leases, which is listed as a required addendum on the Lease forms. After the tenant has signed the completed lease form, take the lease, the Notary Form, and your identification to a Notary Public and tell them you need your signature acknowledged, using the Acknowledgement Certificate. The Notary Form provides two different sections. Use the first section if the Owner/Agent is an individual person, or use the second
section if the Owner/Agent is a company and you are signing as an agent of the company. Make sure to use the appropriate section of the form. Note that if a property manager is signing the lease as an agent of the owner, it is the property manager’s signature that is notarized, not the property owner's.
How to set up a lease term over one year
Table 1: A summary of the procedure to set up a lease term for a duration longer than one year.
of the requirements is found under real estate law regarding conveyances. A conveyance is the transfer and assignment of any property right or interest from one individual or entity (the conveyor) to another (the conveyee). RCW 64.04.010 spells out that whenever an owner conveys their property to another entity or places an encumbrance upon it, this must be done by “deed,” which RCW 64.04.020 says shall be “in writing, signed by the party bound thereby, and acknowledged ….” Since a
Step 1 The parties (Tenant and Landlord) complete and sign the lease forms.
Step 2 Bring the lease, the Notary Form, and your identification to a Notary Public and tell them you need an Acknowledgement Certificate on your signed document. (The form is provided on the RHAWA Form page under Lease Forms, Required Addendum.)
• Only fill out the part of the form that applies to your situation:
o If the Owner/Agent is an individual person, complete the first section.
o If the Owner/Agent is a company and you are signing as an agent of the company, complete the second section.
• If a property manager is signing the lease as an agent of the owner, it is the property manager’s signature that is notarized, not the property owner's.
• You do not need the tenant to be present.
Step 3
Background
Attach the notary form to all copies of the lease.
People often mistakenly believe that both the tenant's and landlord's signatures need to be notarized. (In fact, an older version of RHAWA’s form included a space for the tenant’s signature to be notarized.) An explanation
leasehold is an “encumbrance,” it must be in the form of a deed unless some other statute makes it exempt, as is the case for periodic (monthto-month) tenancies and lease terms less than one year. Because a deed must be signed and acknowledged
only by the grantor, only the landlord needs to sign or acknowledge a lease to meet the requirement under RCW 59.18.210. Obviously, there are many other factors that require the tenant’s signature on a lease, but it does not need to be notarized.
Many people also ask about the need to include a description of the property. This requirement is met by the lease agreement itself where the premises is described, usually simply by the street address or the description of the property found in the county tax parcel database.
REFERENCES
• RCW 59.18.210 - Tenancies from year to year except under written contract.
• SUBSTITUTE SENATE BILL 5840 Chapter 27, Laws of 2024
• RCW 64.04.010 - Conveyances and encumbrances to be by deed.
• RCW 64.04.020 - Requisites of a deed.
• RCW 64.08 – Acknowledgements.
• Ricards v. Redelsheimer, 36 Wash. 325, 78 P. 934 (1904)
Formal legal advice and review are recommended prior to the selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.
RHAWA Talks with State Representative Candidate Kevin Schilling
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org | (206) 905-0603
Now that the deadline to file has passed for anyone wishing to run for office, we have a good sense of what the field will look like for this November’s election. A lot of people tend not to pay much attention to the odd-numbered years’ elections, as they lack the pomp and circumstance of the national stage mid-terms or a presidential election. However, the in-between years are extremely important for local-level elections. These are the years when some mayors are elected, generally half of every city council, special elections for state legislature positions, and so on.
For example, there will be a special election for several state senate seats that were vacated due to those senators or representatives being appointed to their positions because the duly elected person being appointed to some other job within the state government. When someone is appointed to fill a Senate or representative seat, they are still required to run for election the next November to retain that seat.
My candidate profile today is for Kevin Schilling, who is the current Mayor of Burien and will be running for State Representative in District 33. If his name sounds familiar to you, that’s because he has been a staunch advocate on many commonsense housing issues in his current position as Mayor of the City of Burien. You will also have seen him testifying on behalf of RHAWA at the state legislature against rent control and other harmful housing policies.
As I said, when a sitting elected official is promoted or appointed to a different seat, someone has to fill their vacancy. To fill that vacancy, a candidate is appointed by the county council where the district resides, as happened with now Senator Emily Alvarado, the sponsor of the rent control bill. She was promoted from the House because of a Senate seat vacancy.
So, in District 33, duly elected Representative Tina Orwall was promoted to the Senate to fill the seat vacated by the
It’s going to be tough to navigate incentives for growing our housing supply while rent caps exist. I think it’ll be listening to what developers believe they can do in this time and space, I think.
– Kevin Schilling “ ”
retiring Senator Karen Keiser. Orwall’s seat was then filled by appointment of the King County Council, and they appointed Edwin Obras. Since Representative Obras was appointed, he will have to run in a special election this November to retain the seat. His opponent is my candidate profile today, Mayor Kevin Schilling. I must go on record and state that Representative
Obras voted Yes on the rent control bill and has been loudly proclaiming victory on that front. Mayor Schilling will be a much more level-headed and pragmatic leader around housing policy if he is elected to fill this representative seat from District 33.
Where were you born and raised, and where did you grow up?
“I was born in Des Moines, grew up in Burien, went to undergrad in Pullman at Wazzu, and then did grad school at Columbia, New York, and the London School of Economics.”
What are your day jobs, including being the Mayor of Burien?
“I am the Advocacy Director for the Washington State Dental Association.”
For those members who have spent any time in Olympia, you will absolutely recognize Kevin’s face from walking the chambers of the legislature and speaking with elected officials to advocate for the Dental Association.
What really spurred you to enter elected office?
“A truly crazy idea that I can be involved in and help make this a better place.”
What do you view as your highlight accomplishments while serving as Mayor of Burien?
“Housing and doing more zoning reform to get more density and more transit-oriented development. I would say balancing the budget and getting us out of deficit spending was a huge success, and so was our climate action plan.”
Why are you running for state representative in District 33?
“Well, we had success in Burien around homelessness and housing, and public safety, and I think that right now at the state level, we are in a place where the state is not passing laws to save people money or create more opportunity. I think we need to be more focused on those two main goals. Saving people money and creating more opportunity, but we’ve also had a lot of success with public safety and homelessness by getting more folks into treatment and services, and we need to start taking that more seriously, and right now the state level is where we can do that.”
Meydenbauer Center
This two-day conference offers unparalleled education, policy discussions, and networking opportunities. Featuring over 25 breakout sessions, dynamic keynotes, and lively networking events. ENGAGE25 equips 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.
Secure your spot today and be part of the vital conversations shaping the future of housing in Washington!
GOVERNMENT AFFAIRS
Major Law Changes Now in Effect: WHAT PROVIDERS NEED TO KNOW
RHAWA Advocacy Team | advocacy@RHAwa.org
The 2025 Legislative Session in Washington was characterized by intense advocacy efforts by the Rental Housing Association of Washington (RHAWA). Our entire team worked tirelessly to oppose the Engrossed House Bill (EHB) 1217, the damaging rent control legislation, while championing more balanced and constructive policies such as the Tenant Safety Act, Tenant Assistance Program, and Harmonization Act. We launched a comprehensive media campaign, which included TV airtime, digital advertising, and countless stakeholder meetings, helping to shape public opinion and influence policymakers. Member engagement reached record levels, with large attendances at hearings, thousands upon thousands of messages sent to lawmakers, including Governor Ferguson through the Advocacy Center, and a highly successful Legislative Day on the Hill.
Despite these efforts, Governor Ferguson signed EHB 1217 into law at a Plymouth Housing property that is explicitly exempt from its provisions on
May 7. The bill imposes a statewide cap on rent increases—limiting annual increases to 7% plus the Consumer Price Index (CPI), or 10%, whichever is lower—and establishes a 5% cap specifically for manufactured housing communities. It also introduces stricter notice requirements, including the use of a specific rent increase notice form, mandatory service via certified mail, and a minimum 90-day notice period for rent hikes. The legislation restricts rent increases during the first year of tenancy and limits the overall increase amount and frequency, significantly affecting how housing providers can adjust rents. Additionally, it grants broad enforcement powers to the Attorney General, including the ability to pursue civil penalties and investigate violations, creating a complex legal environment that small housing providers may find difficult to navigate.
In response, RHAWA has moved swiftly to adapt to these new regulations by updating legal forms, expanding educational workshops, and launching online classes to help property owners comply. We em-
phasize the importance of re-serving notices that do not meet the new standards to maintain enforceability and defend against potential legal challenges. As Sean Flynn, Executive Director, explained in our press release, “This legislation is a direct attack on the stability of Washington’s rental market and will make it significantly harder for housing providers to manage their properties effectively.”
RHAWA remains committed to supporting our members by providing resources, guidance, and advocacy to help them adapt to this rapidly changing legal landscape and protect their businesses amid these new, restrictive policies.
RHAWA Has the Resources to Help You Comply
Our staff and attorneys have thoroughly reviewed the new laws and updated legal forms, workshops, and educational programs to guide you through these changes. Whether you manage a single-family rental home, multifamily property, or manufactured housing
community, RHAWA is here to help you adapt effectively.
Access Updated Forms (Member Login Required)
• MHC Rent Increase Forms: RHAwa.org/mhc-leases-forms
• Residential Comply or Vacate Notices: RHAwa.org/rental-comply-or-vacate-notice
• Residential Pay or Vacate Notices: RHAwa.org/rental-pay-or-vacate-notices
• Residential Rent Increase Forms: RHAwa.org/rental-forms-leases-notices#Section4
All forms have been reviewed and updated to comply with HB 1217 and EHB 1003, including new notice periods, statutory formatting, and delivery requirements.
RE-SERVE ALL Rent Increase Notices That Meet the Following Conditions If all of the following apply to your Continued on page 31
2025 Changes to Residential Rental Housing Law
BEFORE JULY 27, 2025
An end of tenancy notice must state that the tenant must vacate (or comply/pay) within the prescribed number of days after receipt of the notice. The specific calculated due date does not need to be included.
An allowance of one additional day must be given if the notice is mailed before an unlawful detainer is filed.
The notice must be mailed from within the County where the property is located.
All notices served under RCW 59.12.040 must be mailed via First Class Mail.*
HB 1003 EFFECTIVE JULY 27, 2025 & AFTER
On any notice that can end tenancy (or require compliance) the specific vacate/compliance due date must be specified in writing.
An allowance of five additional days must be given if the notice is mailed before an unlawful detainer is filed.
The notice can be mailed from anywhere within Washington state.
All notices served under RCW 59.12.040 must be mailed via Certified Mail.*
*Between May 7, 2025 and July 27, 2025 RHAWA recommends mailing two copies to each tenant: one by First Class Mail and one by Certified Mail.
BEFORE MAY 7, 2025
Minimum notice for rent increase is 60 days.
No special rent increase notice form required.
No special delivery method required for rent increase notice, just “written.”
Rent increase can be given at the beginning of any term (monthly or fixed lease term).
No statutory limit on rent increase amount or frequency.
No restriction on incentives for type of lease terms offered.
To dispute an unlawful rent increase, tenant would need to take landlord to court.
Laws only are found online at RCW 59.18 and RCW 59.12.
HB 1217 EFFECTIVE MAY 7, 2025 AND AFTER
Minimum notice for rent increase is 90 days.
Must use specific rent increase notice form included in the statute.
Rent increase notice must be served like an eviction notice per RCW 59.12.040. (See new requirements above.)
No rent increase may be given during the first 12 months of tenancy.
Rent increase is limited to 7% + CPI* or 10% which ever is less, per 12-month period.
*The Consumer Price Index number to be referenced will be selected and announced by the Department of Commerce on June 1 each year.
No more than 5% difference in monthly rent amount based on length of term or month-to-month status.
Tenant must give a “notice to cure” to landlord who increases rent unlawfully. Even without, AG can still bring enforcement action.
A landlord resource center will be developed by the Department of Commerce.
EXEMPTIONS (all increase notices claiming exemption must include supporting documentation):
• During the first 12 years of occupancy in a property (new buildings).
• Some owner- occupied property with 1 – 4 dwelling units, some types of government, and some types of NGO housing.
2025 Changes to Manufactured Housing Law
BEFORE JULY 27, 2025 HB 1003 EFFECTIVE JULY 27, 2025 & AFTER
An end of tenancy notice must state that the tenant must vacate (or comply/pay) within the prescribed number of days after receipt of the notice. The specific vacate/compliance due date does not need to be included.
An allowance of one additional day must be given if the notice is mailed before an unlawful detainer is filed.
The notice must be mailed from within the County where the property is located.
All notices served under RCW 59.12.040 must be mailed via First Class Mail.*
On any notice that can end tenancy (or require compliance) the specific vacate/compliance due date must be specified in writing.
An allowance of five additional days must be given if the notice is mailed before an unlawful detainer is filed.
The notice can be mailed from anywhere within Washington state.
All notices served under RCW 59.12.040 must be mailed via Certified Mail.*
*Between May 7, 2025 and July 27, 2025 RHAWA recommends mailing two copies to each tenant: one by First Class Mail and one by Certified Mail.
BEFORE MAY 7, 2025 HB 1217 EFFECTIVE MAY 7, 2025 & AFTER
No cap on move-in costs.
Late rent fees are not limited.
Rent is not defined and all rent and costs related to late rent payments can be included on pay or vacate notice.
No special rent increase notice form required.
No special delivery method required, just “written.”
Rent increase can be given at the beginning of any term (monthly or fixed lease term).
Total of deposits and fees charged at move-in are capped at one month’s rent. If tenant has pets, cap is increased to 2 month’s rent. (Does not apply to assistance animals.)
Late rent fees are limited on a scale based on the number of months late: 1 mo. = 2%; 2 mos. = 3%; 3 or more = 5%.
Rent is defined, omitting fees and costs of late payment. Only rent can be included on pay or vacate notice, and payment of late rent costs/fees may not be included on comply or vacate notice.
Must use specific rent increase notice form included in the statute.
Rent increase notice must be served like an eviction notice per RCW 59.12.040. (See new requirements above.)
No rent increase may be given during the first 12 months of tenancy.
No statutory limit on rent increase amount or frequency. Rent & Fee increases are limited to 5%.
To dispute an unlawful rent increase, tenant would need to take landlord to court.
Laws only are found online at RCW 59.20 and RCW 59.12.
Tenant must give a “notice to cure” to landlord who increases rent unlawfully. Even without, AG can still bring enforcement action.
A landlord resource center will be developed by the Department of Commerce.
EXEMPTIONS A one-time unregulated rent increase is permitted upon starting the first term after transfer when a new tenant purchases a manufactured home from previous tenant.
Understanding the Eviction Process in Washington State: Focus on King County
Evictions are among the most complex and sensitive aspects of property management, requiring rental housing providers to navigate a multifaceted legal landscape shaped by state and local regulations. In King County, the eviction process—known as an "unlawful detainer action"—is mostly governed by the Revised Code of Washington (RCW) 59.12, 59.18, 59.20, with Seattle and other cities like Tacoma and Spokane imposing additional restrictions. This article outlines the eviction process, integrating new requirements under House Bill (HB) 1003, Washington’s right-to-counsel law, King County Sheriff’s Office procedures, and a notable outlier case to highlight systemic challenges. Given court-specific variations, extended timelines, and tenant protections, RHAWA’s revised forms, educational classes, and vendor attorneys are critical for reclaiming property as efficiently as possible, though even flawless execution does not guarantee a swift resolution.
STATEWIDE EVICTION FRAMEWORK
The eviction process in Washington follows a structured sequence, but rental regulations, local ordinances, and procedural variations often extend timelines beyond government estimates of 1-3 months.
1. Serve a Legally Valid Notice to Vacate Providers or their representatives must issue a written notice specifying the eviction reason and compliance timeline:
• Non-Payment of Rent: 14-Day Notice to Pay or Vacate (or 30 days for property benefiting from Federal funds and subject to the CAREs Act).
• Lease Violations: 10-Day Notice to Comply (curable violations, e.g., unauthorized vehicles) or 3-Day Notice to Quit (non-curable violations, e.g., criminal activity).
• No-Cause (e.g., end of term): 60-Day Notice for term tenancies.
• With Cause (e.g., end of tenancy): From 20-day up to 120-day notice based on selected cause.
2. Per HB 1003 (effective July 27, 2025), notices must include the specific date on which the tenant must vacate or, if applicable, comply. While RHAWA has revised all Pay or Vacate and Comply or Vacate notices, instructions, and Declarations of Service to meet these requirements, we recommend you consult with your attorney before serving these notices. The following is a summary of the legal service process you must follow:
• Personal Service: Always first attempt to hand a copy to each adult occupant by knocking/ringing on the door of the residence.
• Substituted Service: Leave copies with a person of suitable age, plus mail via USPS Certified Mail (First Class Mail required until July 27, 2025) to each occupant and “All Other Occupants” (until July 27, 2025, must be mailed from within the property’s county).
• Posting and Mailing: If no one is available, post conspicuously and mail as above.
• On the same day of service, complete and retain the Declaration of Service for court evidence.
3. File an Unlawful Detainer in Superior Court
If the tenant does not comply, the provider’s attorney will file a complaint in the appropriate Superior Court. An accurate Declaration of Service is essential to avoid dismissal.
4. Serve Court Documents
Documents must be served at least 2 court days before the hearing by a sheriff, licensed process server, or uninvolved adult over 18. Improper service results in case dismissal.
5. Attend the Court Hearing
Both parties present their case. Under RCW 59.18.640, tenants have a right to court-appointed counsel, often through programs like the Housing Justice Project (HJP) in King County, leading to frequent continuances and delays due to attorney availability.
6. Obtain a Writ of Restitution
If successful, the court issues a Writ of Restitution, authorizing sheriff enforcement after 3 judicial days (excluding service day, weekends, holidays).
7. Sheriff Enforcement Procedures (King County)
If tenants remain, providers contact the assigned officer to schedule eviction.
• Occupancy Check: After the effective date, verify vacancy, avoiding checks if tenants are dangerous.
• Scheduling: Evictions are first-call, first-scheduled, prioritizing safety. Tenants must not know the date, or rescheduling may occur.
• Eviction Day: Detectives supervise for ~1 hour. Providers must:
o Supply labor and equipment (e.g., trash bags, boxes).
o Sign Page 3 of the Eviction Data Form at the time of eviction.
o Remove tenant property from the public right-of-way within 24 hours to avoid fines.
o Hazardous items (e.g., drugs, weapons) are handled by law enforcement or secured by tenants if legal.
LOCAL EVICTION RESTRICTIONS
Washington cities impose unique regulations that further complicate the eviction process:
Seattle:
• Winter Eviction Ban (Ordinance 126041): December 1 to February 28, protecting low/moderate-income tenants, except for criminal activity, owner
Daniel Klemme | Membership Development & Government Affairs | dklemme@RHAwa.org |
The Ultimate Guide to 2nd Lien Loans (HELOCs and HELOANS)
Nghi Le | Sales Director | Flynn Family Lending
Do you have a property with a mortgage that you never want to pay off because it has such a low interest rate, but feel stuck because you have so much equity behind it that you’d want to tap into? In this article, you’ll learn the different ways you can pull out cash while keeping that mortgage.
DEFINITION
A 2nd lien loan (also called a second mortgage) is a loan on a property that has an existing mortgage (the 1st lien loan). Being in 2nd position means that it gets 2nd priority in terms of repayment. If the borrower defaults and the property is foreclosed, the 1st lien gets paid off first, and then the 2nd lien gets paid with whatever is left over, which is why it’s considered riskier for lenders and thus why 2nd liens are more expensive than a 1st lien.
There are also 3rd lien loans, 4th lien loans, etc., but generally, you’re not going to get this from a bank (usually only a private lender) due to the extreme level of risk.
CASH-OUT REFINANCE VS. 2ND LIEN
Technically, putting a 2nd lien on a house you already own is considered a cash-out refinance, but most people use that term to mean putting a 1st lien mortgage on a property. A cashout refinance is anytime you’re putting a loan on a property and you get cash back (usually at least $2,000 is the threshold, otherwise it’s considered a rate-term refinance). It doesn’t matter if the property has a mortgage or not (i.e., it’s free and clear) or not; if you are getting cash out at closing, then it’s considered a cash-out refinance.
So, how do you know whether it’s better to do a full cash-out or to just put a 2nd lien on the property? This is where the blended rate analysis comes into play. I Googled “Blended Rate Calculator” and am using the first website that came up: https://www.drcalculator.com/calc/blended.html
Let’s say you need to pull out $200k on a house and have a $300k first
mortgage. If you were to get a 2nd lien loan at 9% and the 1st is at 3%, then your blended rate is 5.4% on $500k. You can’t do a 1st lien cashout refinance at 5.4% in today’s market, so the 2nd lien cash-out makes sense.
Now let’s say that you need a $400k cash-out and have a $100k mortgage. The blended rate becomes 7.8% on $500k, so I’d say it’s probably worth paying off the 1st mortgage and doing a cash-out refinance because rates on a primary residence today are in the 6’s.
Right now, for most folks, the 2nd lien route will make more sense because we’re only a few years removed from the lowest interest rate of all time. However, as time goes on and our equity grows (and market interest rates drop), cash-out refinances start making more sense.
Note that these scenarios are based on
lowering your total interest cost, and it assumes the 2nd lien is a fixed mortgage, not a line of credit. There are other reasons why you’d want to do a cash-out refinance over a second lien, such as to remove someone from the mortgage, because it’s easier to qualify, etc.
HELOAN
VS HELOC
A Home Equity Loan (HELOAN) is basically a 2nd mortgage on the property and is structured the same as a 1st mortgage; your monthly payment is the same each month, and the loan closes out once the balance goes down to $0.
A Home Equity Line of Credit (HELOC) is like a credit card; you can borrow up to a limit, your monthly payment is based on what the current balance is, you can pay down and borrow up to the limit repeatedly (i.e. having a $0 balance doesn’t close out the loan), and the interest rate is usually variable (but sometimes can be fixed) depending on what the current market rates are.
When you get a HELOC, there is a draw period (usually 5-10 years) in which you can continue using it like a revolving line of credit, and then it converts to a fixed repayment period (10-20 years) where it feels more like a HELOAN.
Most people instinctively think
HELOCs are better than HELOANs because you can get it and let it sit and only pay interest when you use the money, but I do want to call out some disadvantages to HELOCs:
• Your initial interest rate on a HELOC is usually higher than a HELOAN
• Floating interest rates mean your monthly payments can spiral out of control
• Revolving credit lines have a negative impact on your credit when you max them out
• HELOCs can get frozen when the market turns (this happened to a lot of people during the 2008 crash), and the liquidity you thought you had is no longer available
Because of this, I only recommend HELOCs when you know you can pay it back within a year. For example, doing a fix-n-flip, doing a BRRRR (where you can cash-out refinance to pay back the HELOC), doing a shortterm loan to someone, etc. If you’re pulling out money to use as a down payment on a turnkey property, I’d recommend a HELOAN because you won’t be able to pay it back right away and thus would expose yourself to the disadvantages I mentioned.
DIFFERENT TYPES OF 2ND LIEN LOAN PRODUCTS
Most people only know about the debtto-income (DTI) based HELOCs and
Nghi Le
HELOANs, but there is more out there. Note that most of these come in both HELOC and HELOAN forms, unless I specifically state that it’s only available in one form. LTVs will vary as the market changes and by lender, but I’ve listed what I’m seeing now. Remember that all of these can be done as a 1st lien as well (and would generally be priced better).
if you couldn’t qualify for the standard conventional HELOCs. For example, some of these HELOCs will take the income of both husband and wife, but only one person’s debts, which completely changes the DTI and allows you to do some creative debt planning.
This HELOC can also take the form of a 3rd lien, but the LTV is capped at 70%.
To illustrate how this would be more beneficial than a conventional DTI underwriting, I had a client who owned a gas station. His monthly gross revenue was about $200k, but his monthly expenses were about $180k, so his actual net profit was $20k/month. However, the bank statement route only sees his $200k revenue and applies a standard 50% expense ratio to it, thus, his net
qualify for the other types of 2nd lien loans.
• Have bad credit (since this is the only option that doesn’t pull credit.)
• Own non-residential properties (since all of the other 2nd lien options are only on 1-4 unit properties)
• Own properties in an LLC.
FULL DOC HELOC/HELOAN
This is the most common type of HELOC/HELOAN. It’s underwritten with the same guidelines as a conventional mortgage. These come in all flavors (sometimes going up to 100% LTV), and generally, your best pricing is going to come from a credit union or local community bank.
Sometimes you might be required to take an initial draw, which you may need to keep outstanding for a few months before you can pay it down and fully utilize it like a line of credit. You might also need to pay points and closing costs, which is why non-bank options are more expensive. However, they also offer more flexibility and higher LTVs and loan amounts than the local banks and credit unions, who often do not do HELOCs on rentals.
FAST/EXPRESS HELOC
This is still a DTI-based product, but it’s completely digital, and there is very minimal documentation. Normally, you just submit an ID and something to verify income, whether it be your bank accounts, tax returns, or pay stubs. When I say this is fast, I mean you can literally apply in the morning, get approved during lunchtime, and sign closing docs in the afternoon.
Since there is limited underwriting done on these HELOCs, sometimes you can qualify for this HELOC even
RENOVATION HELOC
It’s insane to see a HELOC that can go as high as 125% LTV, but that’s because this HELOC also looks at the ARV (and caps it at 95%). This is great for folks who are doing BRRRR or adding an ADU. However, it is probably the most painful to get (as you can see from its closing timeframe) because there is heavy vetting of the contractor and your scope of work. If you are acting as your own GC, then every single sub will need to be vetted.
There is a big advantage to this type of renovation loan compared to others, such as 203k, HomeStyle Renovation, hard money, or construction loans: once you get this HELOC, there is no inspection at each draw; you get a checkbook and you can just write out checks.
A big downside is that it’s only available on your primary residence.
BANK STATEMENT HELOC/HELOAN
This product is great for business owners who bring in a lot of gross revenue but not necessarily net profit, and can’t normally qualify using tax returns (because you’re writing off too many things). It derives income by looking at average monthly deposits over the last 12 or 24 months and does not look at expenses at all.
income is now $100k/month. He can qualify for a lot more loans now.
DSCR HELOAN
This is a 2nd lien that’s based entirely on the property’s cash flow, which is great for folks who don’t have a lot of personal income. I won’t spend too much time talking about this one since I already wrote a long post about DSCR loans before. The DSCR here is calculated by taking the rent divided by both the first lien payment and the second lien payment.
Investors love DSCR loans, but these days it’s tough to get the max loan amount on a regular 1st lien DSCR loan because the higher interest rates make it hard to cashflow. It’s even harder on a 2nd lien because the rates are even higher (often in the low double digits). There is also no “low ratio” or “no ratio” option here; it must meet a DSCR of at least 1.00x, which means the rents must cover the payments of both the 1st and 2nd liens.
This option works better on an Airbnb or on a rental property in the Midwest that cashflows well on long-term rents, but make sure the equity is big enough to support a loan of at least $100k.
HARD MONEY HELOC/HELOAN
This is great for folks who:
• Can’t show a lot of income to
• Want to put multiple properties together to get a higher loan amount.
However, it’s also the most expensive option and the only 2nd lien that is short-term. So, before you get one of these, make sure you have a good exit strategy to pay off the loan within 1-2 years!
If you’re thinking about pulling cash out of a property and aren’t sure which route makes the most sense, feel free to reach out—I’m happy to run the numbers and help you strategize!
Flynn Family Lending is a local private lending company based in Renton, WA specializing in creative financing solutions. We help real estate investors unlock equity and seize opportunities quickly—without the red tape of traditional lenders. Please visit our website at www.flynnfamilylending.com to learn more, or you can contact us at sales@flynnfamilylending.com or 1-833-359-6648.
LINK Meeting Topic Preview & NEW Location!
LINK Meetings are one of the best ways to meet like-minded members and expand your knowledge of both rental property strategies as well as the specifics of your local jurisdiction. LINK Meetings take place all across the state, and we are excited to bring this service down south to Clark County for the very first time this month!
Attendees of the RHAWA LINK Meetings will already be familiar with the fact that these meetings cover a variety of topics related to every aspect of running a rental business. The first several months of this year's topics were dominated by the omnipresent State Legislature; however, as we move out of the lawmaking season, we return to our regular format for link meetings. This means you have the opportunity to learn about many other topics that will provide you with exclusive content from RHAWA, as well as insight from other attendees.
As we move on to the second half of the calendar year, we wanted to provide our membership with some insight as to the topics that will be covered in this year's meetings. The meeting topics are curated by the volunteer facilitator of your specific meeting, so make sure to check out the other meetings if there is a topic mentioned below that won’t be covered in depth at your specific location. The LINK meetings are scheduled throughout the month to accommodate members attending multiple meetings in one month if they desire.
Check out the calendar to attend the first LINK Meeting in Clark County this month on page 4. We hope to see you there soon!
Dealing with Pets, ESAs, and Service Animals
Clarify the distinctions between pets, emotional support animals (ESAs), and service animals under federal and
state law. We'll cover how to legally process accommodation requests, handle documentation, enforce pet policies, and maintain safety and fairness for all residents, without violating fair housing laws.
How to Account for Tenant Damage
Learn how to accurately document, estimate, and report tenant-caused damage, including what’s considered “wear and tear” versus chargeable damage. We'll discuss how to use move-in/ move-out checklists, invoice repairs properly, and handle disputes over security deposit deductions.
Notice Requirements
Stay compliant by understanding the specific timelines and legal requirements for giving notices—whether it's for rent increases, entry, lease terminations, or evictions. We’ll break down when and how notices must be delivered and what language must be included.
Forming LLCs
Explore the legal and financial advantages of creating a Limited Liability Company (LLC) for your rental business. We'll walk through the formation process, tax implications, asset protection benefits, and tips for managing multiple properties under separate entities. Some locations may even feature an attorney guest speaker for this topic!
Section 8 Vouchers
Understand how the Housing Choice Voucher (Section 8) program works from a housing provider’s perspective. We’ll cover how to lease to voucher holders, pass inspections, handle rent adjustments, and manage compliance while maximizing rental income stability.
Choosing a Vendor
Find out how to vet, hire, and manage
reliable vendors and contractors for maintenance and repairs. This will include some tips and tricks for navigating the RHAWA Vendor Directory. We’ll share red flags to watch for, questions to ask, how to compare bids, and why having a trusted vendor list is key to protecting your time and investment.
Death of a Tenant
Learn the correct legal procedures and sensitive steps to take if a tenant passes away in your rental. We’ll cover how to secure the property, handle belongings, communicate with next of kin, and understand your responsibilities under the law.
Setting Policies & Tenant Screening
Develop clear, consistent rental policies and learn how to screen tenants effectively and legally. We'll discuss background checks, credit reports, income verification, and how to avoid common fair housing violations during the selection process. Your local jurisdiction may have unique screening laws; make sure you’re familiar with all of them.
Accounting Best Practices
Master the basics of rental property accounting, from setting up your chart of accounts to tracking income and expenses. We’ll cover tax prep tips, digital tools, and how to stay audit-ready while keeping your finances organized and transparent. Some locations will feature a CPA guest speaker!
Property & Renters Insurance
Protect yourself and your tenants by understanding the different types of insurance policies available. We'll explain what property owners should look for in landlord insurance and why requiring renters' insurance can reduce your liability. Featuring an insurance professional guest speaker at some locations!
Dealing with Lack of Compliance
Gain strategies to address noncompliance issues such as unauthorized occupants, property neglect, or missed rent. We’ll discuss how to issue warnings, document behavior, enforce lease terms, and take legal action when necessary—all while keeping things professional and compliant.
Winterization
When a house's water pipes freeze, the situation is not as simple as calling a plumber. A 1/8-inch crack in a pipe can spew up to 250 gallons of water a day, causing flooding, serious structural damage, and the immediate potential for mold. We encourage vendors who specialize in property maintenance to attend these meetings to provide their insight and meet members in person!
Member Horror Stories
Many of our members have dealt with unique and often difficult situations while providing housing as a small landlord. Small landlords often have to solve these problems on their own, which makes it of utmost importance to be prepared for any scenario. This week, RHAWA has included a few examples of unique, difficult situations based on the lived experience of our members. We encourage link meeting attendees to read through these scenarios and brainstorm as to how they would deal with a similar situation. We also encourage attendees to share their own “Horror Stories” and allow the group to discuss how they might have dealt with the situation.
Election Recap
When election results roll in, RHAWA takes the opportunity to fill our members in about the results of the year’s election cycle. We will highlight some
Continued on page 32
Daniel Bannon | Engagement Coordinator | dbannon@RHAwa.org | (206) 905-0609
OPPORTUNITY COST:
AVOIDING THE REGULATORY RECAPTURE OF INNOVATION
HOW WASHINGTON CAN BUILD, NOT STALL, THE FUTURE OF HOUSING
INTRODUCTION: The High Price of a Missed Moment
In 2019, St. Paul, Minnesota stood at the edge of a housing boom. With interest rates around 2 to 3 percent, capital was flowing, and developers had billions lined up for new apartments, townhomes, and job-creating projects. But in 2021, city officials imposed a strict 3 percent rent control cap, and the market’s response was immediate. Multifamily permits collapsed by 80 percent, derailing what could have been the city’s most productive housing cycle in decades (Stanford University, 2019; NAHB, 2022).
This wasn’t just a policy misstep. It was a textbook case of opportunity cost.
At a time when the national economy was primed for growth and financing was historically affordable, St. Paul opted out. Instead of housing, they got stagnation. Instead of private investment, they got capital flight. It’s a cautionary tale Washington should take seriously.
Today, Washington State stands at a similar crossroads. Median home prices exceed $600,000. Interest rates are twice what they were during St. Paul’s pre-crisis window. A national housing shortfall of millions of units (The Federal Housing & Urban Development (HUD) , 2025) has turned affordability into the central economic challenge of our time. And yet, state lawmakers pushed for EHB 1217, which imposes statewide rent caps. This recreates very similar conditions that stalled St. Paul’s housing momentum.
Meanwhile, the federal government is opening the door to production. Opportunity Zones have already helped finance over 312,000 new homes nationally. Joint Task Forces are repurposing federal land for development. Modular multifamily housing is accelerating delivery timelines while reducing costs.
The question for Washington isn’t whether solutions exist. It’s whether we’ll embrace them, or allow them to be captured, delayed, and derailed by
regulatory overreach and ideological rigidity.
SECTION 1: THE FEDERAL OPPORTUNITY LANDSCAPE
At the federal level, a strategic shift is underway. Instead of expanding legacy subsidy programs like the Low-Income Housing Tax Credit or Community Development Financial Institutions, the Trump administration is prioritizing market-driven tools designed to reduce costs, attract private investment, and deliver housing faster.
The three pillars of this new federal housing strategy are:
• Opportunity Zones (OZs) – Tax-incentivized investments in economically distressed communities
• Surplus Federal Land – Public land repurposed for residential development
• Factory-Built Housing – Modular and manufactured systems that cut costs and accelerate delivery
HUD Secretary Scott Turner has described this shift as “moving from managing scarcity to enabling production.” The goal is to align federal assets and incentives with local housing needs, without perpetually expanding taxpayer subsidies. In Turner’s words, OZs and surplus land are now “the new federal baseline” for addressing housing supply and affordability.
The federal government owns roughly 640 million acres—about 28 percent of the entire U.S. landmass. While much of this is preserved for national defense, conservation, or parks, tens of thousands of acres are underutilized, including parcels in metro-adjacent regions such as Tacoma, Everett, and Spokane. In March 2025, HUD and the Department of the Interior launched the Joint Task Force on Federal Land for Housing, tasked with repurposing these sites for residential use. The initiative includes fast-track permitting, below-market land access, and prioritization of U.S.
Daniel Klemme | Membership Development & Government Affairs |
dklemme@RHAwa.org | (206) 905-0611
Daniel Klemme
citizens, veterans, and vulnerable populations under Executive Order 14218.
Meanwhile, Congress is advancing H.R. 5761—the Opportunity Zones Transparency, Extension, and Improvement Act—which would extend key OZ tax benefits through 2028, reinstate basis step-ups, authorize fund-of-funds investment structures, and allow states to replace misclassified tracts with zones that reflect real economic need. These reforms are designed to make Opportunity Zones more effective, transparent, and scalable.
Taken together, these efforts represent a rare federal alignment: low-cost land, tax-sheltered capital, and fast-track construction methods—all greenlit by Washington, D.C.
The message to states is clear: if you’re ready to build, the federal government is ready to back you.
But the window is narrowing. EHB 1217, high interest rates, and capital flight threaten to choke off local momentum just as these tools become available. The next sections will explore each pillar in more detail, beginning with Opportunity Zones.
SECTION 2: OPPORTUNITY ZONES (OZs) IN ACTION
Now that the regulatory forest is being cleared, the question is not just what’s being removed, but what’s being planted in its place.
One answer already taking root is the federal government’s sharpened focus on Opportunity Zones. Created under the 2017 Tax Cuts and Jobs Act, OZs have matured beyond the pilot phase into the centerpiece of a national housing strategy. Under HUD Secretary Scott Turner—a former developer—the narrative has shifted. OZs are no longer framed as charity, but as a tax-incentivized, investment-led model for revitalizing overlooked communities.
“OZs are the federal government’s default approach to housing and economic development,” Turner said in a 2025 policy briefing. “They don’t depend on perpetual grants. They reward production, not process.”
What are Opportunity Zones?
OZs offer federal tax incentives for capital invested in designated low-income census tracts—139 of which are located
Who Invests in Opportunity Zones
in Washington State, including Seattle, Tacoma, Yakima, and Spokane. Capital gains reinvested in a Qualified Opportunity Fund (QOF) can benefit from:
• Deferral of the original gain until 2026 (or 2028 if pending legislation passes)
• A step-up in basis (5 to 15 percent reduction in taxable gain for longterm holds, if restored)
• Full tax exemption on appreciation for investments held ten years or longer
The purpose is clear: attract patient, private capital into underinvested areas, without the administrative friction of
traditional
housing subsidies.
What Has OZ Investment Achieved?
Between 2019 and 2024, Opportunity Zones catalyzed more than 312,000 residential units across the country, including roughly 4,957 units in Washington State (Glasner et al., 2025).
These units were delivered at an average federal cost of just $26,238 per unit, compared to $150,000 to $200,000 under LIHTC.
Beyond housing, OZ-designated areas have seen:
• Job growth between 3 and 4.5 percent, especially in construction and small business sectors
• 8.9 percent of all new residential addresses registered in OZ tracts
• A significant share of mixed-income and workforce housing, not just luxury development
Unlike traditional subsidies, OZs do not depend on recurring federal appropriations. They unlock private capital, reduce bureaucratic drag, and create a flywheel effect—reinvesting returns into future development.
OZs vs. CDFIs: A Comparative Snapshot
The contrast is sharp. CDFIs often route funding through nonprofit intermediaries bound by mission constraints. OZs fund market-responsive, scalable development without compromising speed or cost efficiency.
Washington’s Next Moves
With H.R. 5761 likely to pass later this year—extending OZ tax benefits through 2028 and restoring key basis step-ups—Washington developers and rental housing providers have a narrowing window to act. Projects launched now can still capture the full 10-year hold and associated tax exemptions.
To maximize impact and returns, builders and investors should:
• Target OZ tracts in high-demand metros like Seattle, Spokane, and Everett
• Combine OZ capital with MFTE
While manufactured homes remain vital in rural and exurban markets, it’s modular multifamily construction that is redefining urban housing potential in places like Spokane, Tacoma, and Seattle. These aren’t trailers—they’re high-quality, code-compliant homes and apartments delivered 20 to 30 percent faster and cheaper than traditional stick-built models.
Why Modular Works in 2025
Modular housing thrives under the precise pressures Washington developers face today:
• Interest rates at 6 to 7 percent, raising carrying costs
• 25 percent Canadian lumber tariffs inflating material prices
• Rent caps under EHB 1217 reducing expected revenue
• Labor shortages slowing conventional construction timelines
Factory-built construction mitigates these risks. Modular units are built in controlled environments, using tight construction envelopes, fire-resistant materials, and standardized processes that qualify for lower insurance rates and green financing. These attributes make modular particularly attractive to ESG-aligned capital and GSE-backed loan programs.
Fannie Mae treats modular housing as equivalent to site-built under its standard mortgage guidelines. Its HomeStyle® Renovation and MH Advantage programs support both new modular installations and upgrades. On the multifamily side, forward commitments from Fannie Mae have supported modular projects like The Stack in New York—proof that this method isn’t just efficient, it’s financeable at scale.
Washington’s Regulatory Progress
Several state and local reforms have laid the groundwork for modular adoption:
• E2SHB 1110 (2023) legalized duplexes to fourplexes statewide— ideal for modular small multifamily
• SB 5412 (2023) requires fasttrack permitting for factory-built housing
• Local reforms in Seattle and Spokane have reduced or waived parking minimums, cutting up to $20,000 per unit
• Tacoma and Everett are exploring pre-approved modular plan sets
• Spokane is eliminating height restrictions, allowing greater density and housing types.
These policies enable exactly the type of modular infill that can unlock workforce housing—quickly and at scale.
Barriers Still Holding Back the Model
Despite the progress, several barriers threaten modular’s ability to scale:
• Regulatory ambiguity: Confusion between the Residential Landlord-Tenant Act (RLTA) and the Manufactured Housing Landlord-Tenant Act (MHLTA) can delay permitting or derail appraisals
• Insurance and financing inconsistency: Some lenders and underwriters still treat modular as a “special product” instead of standard construction
• Rent caps under EHB 1217: Suppressed revenue potential makes even modular sixplexes on free land financially unviable in workforce housing markets
Unless these issues are addressed, Washington risks rendering even its most shovel-ready housing strategies economically obsolete.
What Smart Developers are Doing Now
• Targeting surplus federal land and Opportunity Zones for low-cost, high-leverage sites
• Using modular methods to hedge against cost inflation and labor risk
• Bundling projects with green features to unlock ESG and GSE financing pathways
• Engaging legal and appraisal experts early to ensure proper classification and optimal loan terms
Modular Is Ready. Is Washington?
In a world of constrained capital, speed, efficiency, and predictability are the new currency of housing production. Modular delivers on all three, and positions Washington to build the thousands of new homes already legalized through state zoning reform.
But even the best tools cannot succeed if regulation strangles their application. Washington doesn’t just need new tools— it needs a clear runway to use them.
SECTION 5:
THE REGULATORY STAKES
For all the momentum coming from Washington, D.C., it may be Olympia that brings the housing engine to a halt.
EHB 1217, Washington’s rent control law, risks repeating the collapse seen in St. Paul—only in a more expensive, more constrained, and more regulated environment. The bill caps annual rent increases at 7 percent plus CPI (or 10 percent, whichever is lower) for standard rentals, and 5 percent for manufactured homes. These caps may sound moderate, but in one of the tightest markets in the country, they function as hard price ceilings with real economic consequences.
The bill passed the Senate in April 2025. If signed into law, the impact on development, tax revenue, and job creation will be immediate.
The Cost of Missed Momentum Developers will not wait to test their margins. According to economic modeling, EHB 1217 would:
its housing providers from inquiring about immigration status.
Without resolution, this contradiction could:
• Disqualify Washington from receiving federal housing grants
• Bar participation in HUD surplus land programs
• Expose local housing authorities to legal liability when accepting federal funds
At the very moment federal support is aligning, Washington could cut itself out of eligibility.
Innovation at Risk
The rise of modular housing, ADUs, and small infill projects hinges on predictable returns and fast permitting.
Rent caps affect more than just luxury high-rises—they jeopardize low-margin, high-impact projects that are finally viable thanks to zoning reform, OZ financing, and access to federal land.
Without reliable revenue, even a modular sixplex on free land becomes unfinanceable.
Meanwhile, confusion between the RLTA and MHLTA continues to stall modular and manufactured housing. Misclassification during permitting or appraisal delays construction and complicates financing. Clarifying these definitions is essential to ensure new forms of housing aren’t buried in old regulations.
SECTION 6:
WASHINGTON’S CHOICE
These are not speculative forecasts.
They reflect standard tax multipliers, real permit data, and economic elasticity models. St. Paul’s collapse happened when capital was cheap. Today, interest rates are double what they were then.
Federal Conflict:
HUD Compliance at Risk EHB 1217 doesn’t just undermine capital flows. It may also trigger a direct legal conflict with federal housing policy.
Executive Order 14218 requires immigration status verification for HUD-funded programs. Washington’s state law (RCW 49.60.030) prohib-
Washington sits at a rare inflection point. The elements of a new housing model are in place:
And yet, all of this progress stands to be undone by one piece of legislation: EHB 1217.
Impact Details Source
VENDOR LISTINGS
We encourage you to consider the vendors found within these listings for your rental business needs. When seeking competitive bids, be sure to mention your RHAWA membership as many offer member discounts. RHAWA does not specifically endorse any business listed herein. References are always recommended. If you would like to submit a customer testimonial for our records, please submit to publications@RHAwa.org. Please note that changes made to a vendor member profile will not be reflected in the CURRENT Vendor Listings unless the change is also sent to publications@RHAwa.org.
ATTORNEYS
Brink & Sadler (253) 582-4700 | brinkandsadler.com
Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com
Omlin, Gunning & Associates PS Accounting/bookkeeping; Real Estate Investors (509) 467-2000
(206) 461-1322
(206) 315-4628 |
Chris Bourassa, C.P.A Shareholder Quickbooks Consultant 9515 N. Division, Suite 200 Spokane, WA 99218 (509) 467-2000 Fax: (509) 466-0537 chrisb@ogacpa.com
Fischer Heating and Air (206) 783-1190 | humaheating.com
Hurliman Heating and Air Conditioning hurlimanjp@gmail.com (509) 891-5110 | hurlimanheating.com
Envirotest | Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 seattlemoldandairquality.com
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com
Brink Property Management Dean Foggitt (425) 458-4848 | brinkpm.com
Armitage & Thompson PLLC
Jessica Thompson (509) 252-5048 | jat@law-wa.com
Jessica Thompson | Attorney at Law (509) 252-5048 | jat@law-wa.com
Astuno & Associates APC (888) 231-3004 | jj@astuno.com
Bradley Kraus (503) 255-8795 | Kraus@warrenallen.com
Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com
Cam Mcgillivray Attorney At Law (509) 262-4617 | ccMcgillivray@yahoo.com
Christopher T. Benis, Attorney at Law
First Avenue Law Group, PLLC
Vendor of the Year | 2006 (206) 447-1900 | firstavenuelaw.com
Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com
Dimension Law Group PLLC
Synthia Melton (206) 973-3500 | dimensionlaw.com
Eller Law Firm PLLC (206) 801-1188 | accessevictions.com
Flynn and Associates, PLLC
Sean Flynn (206) 330-0608 | theflynnfirm.com
GR Law Group (509) 456-0400 | grlawspokane.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Holmquist & Gardiner, PLLC (206) 438-9083 | lawhg.net
Humphries, Patterson, & Lewis Law (509) 838-4148 | Neil E. Humphries
Jack W. Hanemann, P.S. (360) 357-3501 | Cody@hbjlaw.com | hbjlaw.com
Jeffery Bennett (503) 255-8795 | bennett@warrenallen.com
Ledger Square Law (253) 327-1701 | ledgersquarelaw.com
LT Services (206) 241-1550 | ltservices.net
Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com
Micheal D Mclaughlin, Attorney at Law (253) 686-9786
Steven Schneider Law Firm (509) 838-4458 | stevenschneiderlaw.com
Steven Whipple Law Group, PLLC (509) 869-3223 | whiplaw@gmail.com whiplawgroup.com
CMG Home Loans
1312 N Monroe Street, Suite 253 Spokane, Washington 99201
o: (509) 838-4458
e: SS@StevenSchneiderLaw.com w: StevenSchneiderLaw.com
BANKS
Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com
BANKS
Eastside Funding (425) 873-8873 | eastsidefunding.com
Luther Burbank Savings Bank (425) 739-0023 | lutherburbanksavings.com
Pacific Crest Savings Bank
Scott Gibson (425) 670-9600 | (800) 335-4126 | paccrest.com
Union Bank
Brandon Bemis (206) 715-0877 | unionbank.com
WAFD Bank (206) 777-8213 | tim.marymee@wafd.com www.wafd.com
BLIND CLEANING + REPAIR
Shine a Blind On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net
BUILDING INSPECTORS
Cimarron III, LLC (425) 232-4209 | rchuffy3@gmail.com
Ideal Inspection Services LLC RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
Straight Street Building / Home Inspection
John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws
BUILDING REPAIR | REMODEL
+1 Construction (206) 313-6587 | plusoneconstruction.com
ABC Cleaning (253) 432-1748 | abcservices0723@gmail.com Bellan Group, LLC
Susan Bellan (206) 383-0102 | bellan.com
Construction Expeditors, LLC (206) 595-8852 | (877) 644-1700 constructionexpeditors.com
Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com
FINNMARK Property Services (206) 418-8056 | alvinr@finnmarkps.com finnmarkps.com/about/
Maintco (425) 822-5505 | maintcogc.com
Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com
Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
RKC Construction, Inc. Kyle Caulk (206) 595-3565 | cajames.com
T.E. Kelly Company, LLC Tim Kelly | (206) 240-1950
The Wall Doctor, Inc.
Gary Borracchini (425) 822-8121 | thewalldoctor.com
Envirotest |
CHIMNEY CLEANING | REPAIR (MASONRY)
The Chimney Specialists, Inc.
Pierce Co.: (253) 475-0399 | (888) 979-3377
Seattle: (206) 782-0151 | (888) 979-3377
South King Co.: (253) 833-0144 | (888) 979-3377
thechimneyspecialists.com
Masonry Restoration Consulting (425) 344-3893
masonryrestorationconsulting.com
CLEANING
ABC Cleaning (253) 432-1748 | abcservices0723@gmail.com
Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com
Lund's Carpet Cleaning
benlund1957@gmail.com (509) 922-6153 | carpetcleaningspokane.com
Mordecai Elmblad Cleanco
Carpet Cleaning & Cleaning (509) 655-1916 | cleanco-wa.com
Vacancy Services (253) 778-6373 | service@vacancyservices.com vacancyservices.com
COMMERCIAL REAL ESTATE
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
CBRE - PNW Multifamily | Private Capital Group
Paragon Real Estate Advisors, Inc.
Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871
Pilot Ventures LLC Jason Kono | (206) 566-6600 | pilotnw.com
Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com
Westlake Associates richk@westlakeassociates.com (206) 505-9400 | westlakeassociates.com
Windermere Real Estate Commercial
Therasa Alston | (206) 650-4777 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com
DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com
Icon Real Estate Services Inc.
Jeremiah Roberson (425) 633-3330 | iconre.org
Kidder Mathews
Dylan Simon: (206) 414-8575
Jerrid Anderson: (206) 499-8191
DylanSimon.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
Lee & Associates Multifamily Team Candice Chevaillier (206) 284-1000 | lee-nw.com
CONSTRUCTION + DEMOLITION
Brooklynn Masonry
Bryan Funk | (253) 722-7904 Bryan@brooklynnmasonry.net
RKC Construction, Inc. Kyle Caulk | (206) 595-3565 | cajames.com
CONSULTING
RDH Building Science (206) 462-5726 | marndt@rdh.com | rdh.com
Straight Street Small Business/Home Consultation Services
HUD 203K Consultant ID# S0838
Renovate your property with a HUD 203k Consultant John Leon Gonzalez | (206) 999-1234 | iNspect.ws
CONTRACTORS
+1 Construction (206) 313-6587 | plusoneconstruction.com
A&A Electric (206) 212-1888 | anaelectric.com
Bellan Group, LLC
Susan Bellan (206) 383-0102 | bellan.com
Bravo Roofing, Inc.
GoldStar Vendor + Vendor of the Year | 2014
John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 bravoroofs.com
Construction Expeditors, LLC (206) 595-8852 | constructionexpeditors.com
Danika Plumbing LLC
Frank Gaborik (425) 335-3515 | danikaplumbing.com
Diamond Roofers, LLP
Flat & Low Slope (253) 220-8316 | shannonh@diamondroofers.com
diamondroofers.com
ER Flooring (360) 402-9566 | erflooring.com
CONTRACTORS
Homestead Construction (509) 926-0755 | homesteadconstructioninc.com
Homestead Construction
Andrea Malone | (509) 926-0755 andrea@homesteadconstructioninc.com homesteadconstructioninc.com
Jac Of All Trades (208) 500-8937 | jac@thejacofalltrades.com Leading Charge Samantha@northwestpartnersllc.com northwestpartnersllc.com/leading-charge-loadmanagement-system
Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com Maintco (425) 822-5505 | maintcogc.com
Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com
Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net
T.E. Kelly Company LLC Tim Kelly | (206) 240-1950
DEVELOPERS
Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com
Goodwill Industries Spokane (509) 592-1934 | marcw@giin.org
SRC Windows (253) 565-2488 | srcwindows.com
& Nite Plumbing
EDUCATION
Denise Myers (206) 283-0816 | RHAwa.org
A&A Electric (206) 212-1888 | anaelectric.com
Reinhart Electric & Service (425)
Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com
Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com
Eller Law Firm PLLC (206) 801-1188 | accessevictions.com
LT Services, Inc. (206) 241-1550 | ltservices.net
Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com
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
American Family Insurance
Cisneros Agency, LLC
Jonathan Cisneros (425) 513-8723 | amfam.com
Country Financial
Financial, Insurance & Life Insurance Services
john.kapelac@countryfinancial.com (509) 228-9125
CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
Extant Realty
Rachel Vinson (509) 251-2871 | rachel@extantrealty.com
Olympic Estate Group, LLC
G.A. “Jeri” Schuhmann (206) 799-0544 | jerischuhmann1@gmail.com
Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com
SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com
ER Flooring (360) 402-9566 | erflooring.com
Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com
Visible Difference
Carpet cleaning; Floor coverings
James Giles (509) 534-1390 | jgiles97@hotmail.com
+ LEASES
Rental Housing Association of Washington (206) 283-0816 | RHAwa.org
GOVERNMENTAL AGENCIES
Tacoma Housing Authority (253) 281-7674 | tacomahousing.net GUTTER CLEAN + INSTALLATION
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com
Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
TQ Handyman LLC
Trevor Rose (206) 222-5129 | tqhandyman.com
Valencias Handyman (509) 346-3694 | Javiervv065@icloud.com
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com
Bio Clean, Inc. rtoles@biocleanwa.com (425) 754-9369 | biocleanwa.com
Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com
Disaster Response (208) 661-9890 | bwichman@teamdr.com teamdr.com
Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com
SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com
(HVAC)
Fischer Heating and Air (206) 783-1190 fischerheating.com
Hurliman Heating (509) 891-5110 | hurlimanjp@gmail.com
hurlimanjp@gmail.com | (509) 891-5110
HOME INSPECTIONS
Seattle Rental Inspection Services (RRIO) (206) 854-0390 seattlerentalinspectionservices.com
Taurus Home Inspections
Lisa Lotus | WA State Home Inspector #2261 (206) 676-0023 | taurushomeinspections.com
INSURANCE
American Family Insurance Cisneros Agency, LLC
Jonathan Cisneros (425) 513-8723 | amfam.com
Americus Insurance shawn@americusinsurance.net (509) 944-5414 | americusinsurance.net
Brent Ward State Farm Insurance (425) 488-9100 | (888) 532-1875 brentwardagency.com
CalRose Insurance calroseinsurance@calroseins.com (425) 252-5188 | calroseins.com
Country Financial Financial, Insurance & Life Insurance Services
john.kapelac@countryfinancial.com (509) 228-9125
Leavitt Group Northwest
Michael Hufschmid (253) 929-4643 | leavitt.com
Madison Avenue Insurance Group Inc (206) 805-6244 | stacey@madisonaveins.com madisonaveins.com
INVESTMENT + FINANCIAL SERVICES
CBRE - PNW Multifamily | Private Capital Group (206) 292-1600 | cbre.com
INVESTMENT + FINANCIAL SERVICES
Extant Realty
Rachel Vinson (509) 251-2871 | rachel@extantrealty.com
Flynn Family Lending (833) 359-6648 | nghi@flynnfamilylending.com flynnfamilylending.com
GoodRoots Companies, Inc (480) 710-6074 goodroots.io
Kidder Mathews
Dylan Simon: (206) 414-8575
Jerrid Anderson: (206) 499-8191 DylanSimon.com
Luther Burbank Savings Bank (425) 739-0023 lutherburbanksavings.com
Omlin, Gunning & Associates PS Accounting/bookkeeping; Real Estate Investors (509) 467-2000 chrisb@ogacpa.com
Paragon Real Estate Advisors, Inc.
Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com
Peak Mortgage Partners
Dave Eden (206) 660-3014 peakmp.com
Ruston Investors, LLC (206) 713-5245 deluxebargrill@comcast.net
Sound Realty Group
Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com
Velocity 1031
Exchange - 1031 Real Estate (425) 247-3307 | velocity1031.com
JUNK REMOVAL
Vacancy Services (253) 778-6373 | service@vacancyservices.com vacancyservices.com
Trashy Women 509 (509) 768-3507 | trashywomen509.com
Allied Property Experts (206) 717-5777 | apex-re.com
Jack W. Hanemann, P.S. (360) 357-3501
Darco Inc (206) 322-9495 | darcoapts.com
ACRAnet
Lender, Mortgage & Screening
Cole Hockett | (509) 324-1350 | acranet.com
Lender, Mortgage & Screening
Cole Hockett | (509) 324-1350 cole.hockett@acranet.com
CrossCountry Mortgage LLC (206) 650-4041 keane@keaneloans.com
CMG Home Loans
Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com cmghomeloans.com/mysite/eric-aasness
CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
Eastside Funding (425) 873-8873 | eastsidefunding.com
Flynn Family Lending (833) 359-6648 | nghi@flynnfamilylending.com flynnfamilylending.com
Kidder Matthews Simon and Anderson Team (206) 747-4725 | dylansimon.com
Luther Burbank Savings Bank (425) 739-0023 | lutherburbanksavings.com
Pacific Crest Savings Bank Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com
Peak Mortgage Partners
Dave Eden | (206) 660-3014 | peakmp.com WAFD Bank (206) 777-8213 | tim.marymee@wafd.com
RETIREMENT PLANNING
Olympic Estate Group, LLC
G.A. “Jeri” Schuhmann (206) 799-0544 | jerischuhmann1@gmail.com
ROOFING SERVICES
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) axisroofandgutter.com
Bravo Roofing, Inc.
GoldStar Vendor + Vendor of the Year | 2014
John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com bravoroofs.com
Diamond Roofers, LLP
Flat & Low Slope (253) 220-8316 | shannonh@diamondroofers.com diamondroofers.com
Mono Rooftop Solutions
Commercial / Residential Repair & Maintenance (206) 767-2025 | monorooftop.com
SCREENING
ACRAnet
Lender, Mortgage & Screening Cole Hockett | (509) 324-1350 | acranet.com
TurboTenant
SCREENING
Financial Services Platform ava@turbotenant.com | turbotenant.com SECURITY
SnS Locks (206) 664-1209 safeandsecurelocks@gmail.com
SOFTWARE FOR RENTAL OWNERS
TurboTenant
Financial Services Platform ava@turbotenant.com | turbotenant.com
SUBMETERING
Conservice (866) 947-7379 | conservice.com
Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139
Brink & Sadler
Johann Drewett (253) 582-4700 | brinkandsadler.com
Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com
TENANT SCREENING
ACRAnet Lender, Mortgage & Screening Cole Hockett | (509) 324-1350 | acranet.com
TENANT SCREENING
TurboTenant Financial Services Platform ava@turbotenant.com | turbotenant.com TEMPORARY HOUSING
99Gem (206) 579-9533 | D.Perkins5637@gmail.com Lorna Arnold (206) 276-0588 | shorttermsuites.com
TRAUMA SCENE CLEAN-UP
Bio Clean, Inc. rtoles@biocleanwa.com (425) 754-9369 | biocleanwa.com
UTILITY SERVICES
Conservice (866) 947-7379 | conservice.com
Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139
VACANCY LISTING SERVICES
Pacific Publishing Co. | Print & Internet (206) 461-1322 | pacificpublishingcompany.com
VENDOR OPPORTUNITIES
Level Up Your Brand at Sponsorships Now Open!
Luke Brown
ENGAGE25 returns October 22–23, 2025, at the Meydenbauer Center in Bellevue for two days of cutting-edge education, policy discussions, and high-value networking across seven learning tracks and over 25 breakout sessions. Attendees will enjoy general sessions with dynamic keynotes, several panels featuring public officials, Happy Hour & Mix & Mingle events, plus complimentary continental breakfast, boxed lunch, snacks, and free parking—all designed to foster connection and actionable takeaways.
EVENT OVERVIEW
ENGAGE25 is RHAWA’s flagship fall conference, uniting housing providers, property managers, vendors, policy-
makers, and industry experts under one roof. Held at the state-of-the-art Meydenbauer Center—54,000 sq ft of flexible meeting space in the heart of Bellevue—this event delivers easy access, top-notch facilities, and proximity to dining and entertainment.
WHAT’S INCLUDED
• Two days of programming: 25 breakout sessions plus general sessions and keynotes
• Special events: RHA PAC Candidate Forum; Happy Hour & Public Officials Mix & Mingle
FALL EXPO + ANNUAL BUS MEETING
ENGAGE25 is set to be our largest and most influential event yet, offering sponsors unparalleled exposure to a highly engaged audience - an estimated 500 rental property owners, developers, management professionals, lawmakers, and other important industry stakeholders across Washington! By joining us as a sponsor, you’ll showcase your brand in a space where innovation meets opportunity, aligning your company with the forefront of rental housing solutions. Don’t miss this chance to connect directly with key decision-makers and elevate your visibility within the community.
opportunities. Our Expo & Sponsors page highlights how exhibitors fuel the event with innovative products and services that streamline operations and amplify success.
Date: October 22-23, 2025
Time: 8:00 am - 6:30 pm*
SPONSOR TIERS & PRICING
Location: Meydenbauer Center Bellevue, WA
We offer three sponsor tiers, with booth
SPONSORSHIP LEVELS
packages starting at just $750 for twoday access.
Sponsor benefits include:
• Standard booth space in the expo hall
• Logo placement on the ENGAGE25 website and event materials
• Networking
in high-
Higher tiers add benefits such as:
• Premium booth placement
• Dedicated website advertising on RHAwa.org
• Podium time during the keynote
• Social media shout-outs
• And more! HOW TO GET INVOLVED
* Tentative time subject to change.
[ Attendee List ]
Email or call Luke Brown at lbrown@ RHAwa.org or (206) 905-0610 to reserve your spot. Sponsorships are open and tend to fill fast—secure your place now to ensure maximum impact at Washington’s premier rental-housing tradeshow.
For more information, visit ENGAGEwa.com. We look forward to partnering with you at ENGAGE25!
Continued from page 20
Opportunity Cost: Avoiding the Regulatory
Recapture of Innovation
In today’s market—where capital is constrained, borrowing costs sit at 6 to 7 percent, and materials are burdened by a 25 percent tariff—Washington cannot afford to make new housing less viable. The collapse of new construction in St. Paul wasn’t just a local failure. It was a lost decade of housing, jobs, and community growth.
If we repeat that mistake here, the damage will be worse.
Unlike 2021, we’re no longer in a zero-interest-rate environment. Investors now demand certainty. They seek speed, scale, and legal alignment. If Washington becomes inhospitable to capital, that capital will go elsewhere— and take jobs, tax revenue, and housing supply with it.
What Must Be Done
To keep the housing engine running, Washington must:
• Reject or repeal EHB 1217 to preserve housing investment and supply
• Align state law with Executive Order 14218 to avoid disqualification from federal housing programs
• Expand SB 5412’s fast-track permitting for factory-built housing
• Clarify RLTA and MHLTA classifications to streamline modular development
• Seek relief from international material tariffs to lower construction costs
• Maximize federal tools like Opportunity Zones and surplus land for site access and financing efficiency
This isn’t about ideology. It’s about arithmetic.
Washington needs production, not price ceilings. It needs faster construction, not more red tape. It needs to welcome investment, not chase it away with contradictory policies and legal conflicts.
St. Paul missed the boom. Let’s not miss what’s next.
SOURCES CITED
1. Diamond, R., McQuade, T., & Qian, F. (2019). The Effects of
Rent Control Expansion on Tenants, Landlords, and Inequality: Evidence from San Francisco. American Economic Review. https://www.aeaweb.org/articles?id=10.1257/aer.20181289
2. ECONorthwest. (2019). Multifamily Housing & Rent Control: Economic Analysis for Washington State. https://www. econw.com
3. National Association of Home Builders (NAHB). (2022). Economic Impacts of St. Paul’s Rent Control. https://www.nahb.org
4. Stanford University. (2019). Economic Impacts of Rent Control. (Referenced in NAHB and AEA articles.)
5. Washington State Department of Commerce. (2024). Housing Supply Needs Assessment. https://www.commerce.wa.gov
6. U.S. Census Bureau. (2023). State-to-State Migration Flows: Washington Net Migration. https://www.census.gov
7. Internal Revenue Service. (2024). Opportunity Zones FAQs. https://www.irs.gov
8. Economic Innovation Group – Glasner, B., Ozimek, A., & Lettieri, S. (2025). Opportunity Zones and Housing Supply Report. https://eig.org
9. Corinth, K., Diamond, R., & Moretti, E. (2025). Place-Based Policies and Economic Development. National Bureau of Economic Research.
10. Fikri, K., Lettieri, S., & Haggerty, M. (2023). The Impact of OZ Investment on Local Economies. Economic Innovation Group. 11. HUD.gov. (2025). Joint Task Force on Federal Land for Housing Development. https://www. hud.gov
12. Seattle.gov. (2025). MFTE Program, Zoning and Parking Reform Documentation. https:// www.seattle.gov
13. Modular Building Institute. (2025). The Case for Modular Construction. https://www.modular.org
14. Fannie Mae. (2025). HomeStyle® Renovation, MH Advantage®, and Modular Toolkit Resources. https://singlefamily. fanniemae.com
15. Washington State Legislature. (2025). EHB 1217 Conference Committee Reports. https://app. leg.wa.gov
16. RCW 49.60.030. Washington Law Against Discrimination.
https://app.leg.wa.gov/rcw/default.aspx?cite=49.60.030
17. Executive Order 14218 (February 2025). Ending Taxpayer Subsidization of Open Borders. https://www.whitehouse.gov
18. YIMBY Action. (2025). Modular Housing Advocacy & EO 14151 Commentary. https://www. yimbyaction.org
19. Boston Review. (2023). Opportunity Zones and Gentrification Analysis. https://www.bostonreview.net
20. Joint Op-Ed by HUD Secretary Scott Turner and Interior Secretary Doug Burgum. (2025). Wall Street Journal – “Federal Land Can Be Home Sweet Home.”
Continued from page 9
Major Law Changes Now in Effect: What Providers Need to Know
rent increase notice, RHAWA recommends re-serving it immediately:
• It was served prior to May 7, 2025, and
• It is scheduled to take effect after May 7, 2025, and
• It does not meet HB 1217 requirements, including:
o Use of the statutory Rent Increase Form
o Service via RCW 59.12.040 procedures (e.g. certified mail)
Why it matters: Notices that do not comply with the new law may be invalid. Re-serving now protects your position and ensures enforceability.
We recognize this places an added burden on housing providers, and that’s exactly why we’ve prioritized distributing this information and updating our compliance tools as quickly as possible.
Education & Events to Help You Stay Ahead
Housing Provider Workshops – Revised for HB 1003 & EHB 1217
These in-person events now include expert instruction on rent control, notice delivery, lease term strategies, and legal compliance. Don’t miss the chance to engage directly with attorneys and RHAWA staff. Full workshop details and registration may may be found below:
• May 15 – North Puget Sound
• May 22 – Eastern Washington
Online Classes for HB 1003
& EHB 1217
In these one-hour class sessions, we will dig into the recently passed bills (HB 1003 & EHB 1217) on service of notices and rent controls. We will review recently revised RHAWA forms, new limits on rent increases, move-in deposits and fees, late fees, and notice service procedures.
• May 14 – New Laws for Residential Property Owners
• June 4 – New Laws for Manufactured/Mobile Housing
These tables on the right clearly outline the before-and-after changes to your notice requirements, rent caps,
form use, and delivery procedures— critical knowledge for day-to-day property management.
Questions? We’re Here to Help
We encourage you to thoroughly
review the resources above before reaching out. That said, our team is available to support you, and we strongly recommend attending one of the remaining workshops or the upcoming online classes.
Contact RHAWA if you need direct assistance we are committed to helping you navigate this transition with confidence.
Summary Tables: HB 1003 & EHB 1217 at a Glance 2025 Changes to the Residential Rental Housing Law by HB 1003
BEFORE JULY 27, 2025
An end of tenancy notice must state that the tenant must vacate (or comply/pay) within the prescribed number of days after receipt of the notice. The specific calculated due date does not need to be included.
An allowance of one additional day must be given if the notice is mailed before an unlawful detainer is filed.
The notice must be mailed from within the County where the property is located.
All notices served under RCW 59.12.040 must be mailed via First Class Mail.*
EFFECTIVE JULY 27, 2025 & AFTER
On any notice that can end tenancy (or require compliance) the specific vacate/compliance due date must be specified in writing.
An allowance of five additional days must be given if the notice is mailed before an unlawful detainer is filed.
The notice can be mailed from anywhere within Washington state.
All notices served under RCW 59.12.040 must be mailed via Certified Mail.*
*Between May 7, 2025 and July 27, 2025 RHAWA recommends mailing two copies to each tenant: one by First Class Mail and one by Certified Mail.
2025 Changes to the Residential Rental Housing Law by EHB 1217
BEFORE MAY 7, 2025
Minimum notice for rent increase is 60 days.
No special rent increase notice form required.
No special delivery method required for rent increase notice, just “written.”
Rent increase can be given at the beginning of any term (monthly or fixed lease term).
No statutory limit on rent increase amount or frequency.
No restriction on incentives for type of lease terms offered.
To dispute an unlawful rent increase, tenant would need to take landlord to court.
EFFECTIVE MAY 7, 2025 & AFTER
Minimum notice for rent increase is 90 days.
Must use specific rent increase notice form included in the statute.
Rent increase notice must be served like an eviction notice per RCW 59.12.040. (See new requirements above.)
No rent increase may be given during the first 12 months of tenancy.
Rent increase is limited to 7% + CPI* or 10% which ever is less, per 12-month period. *The Consumer Price Index number tobereferencedwillbeselectedandannouncedbytheDepartmentofCommerceonJune1eachyear.
No more than 5% difference in monthly rent amount based on length of term or month-to-month status
Tenant must give a “notice to cure” to landlord who increases rent unlawfully. Even without, AG can still bring enforcement action.
EXEMPTIONS (all increase notices claiming exemption must include supporting documentation):
• During the first 12 years of occupancy in a property (new buildings).
• Some owner- occupied property with 1 – 4 dwelling units, some types of government, and some types of NGO housing.
Formal legal advice and review are recommended prior to the selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.
FORMS UPDATE ALERT!
Always download the latest version to stay in compliance.
Our Most Common Service Calls and How to Avoid Them
Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year
What’s in a name? When the name contains the words ‘Day & Nite’, certain questions always get asked.
“Do you really get called out in the middle of the night?”
Yes! We really do get called out in the middle of the night…several times a week, every week of the year.
“Really? What do people call you on most often?”
Well, the most common calls we get are related to a couple of systems we all have in our homes. Here they are, with a few simple pointers on how to avoid that expensive Emergency Service Call in the middle of the night.
can’t clear it with a plunger, the tool we use and recommend is the elegant, yet simple, toilet auger. A toilet auger is just a drain cleaning cable attached to a rod, including a crank handle, which makes it easier to use. It has a rubber boot, so it won’t mark up the toilet too badly when cranking. Here’s a picture of one.
They’re a little bit tricky to use, but there are several good ‘how-to’ videos on You Tube that will clarify what to do. They are sold everywhere from hardware stores to Walmart.
Heating #1 Service Call…”My Furnace Won’t Heat!”
This update alert includes a high-level summary of changes only. Please refer to the revised forms for full details. Always download the latest version to stay in compliance. These form revisions are based on HB 1003 2025 related to notices of termination. The new law is effective on July 27, 2025.
NOTICE INSTRUCTIONS & DECLARATION OF SERVICE:
Several changes have been made to the Service Instructions and Declaration of Service document based on HB 1003. (See pages 10-11 for details.) Members can access this document using the orange button on all Tenant Notice Forms webpages, and often in the notes column for individual forms.
NOTICE FORMS
• All Comply or Vacate Notices and Pay or Vacate Notices have been updated to include an actual due date when the tenant must comply or vacate.
Please contact Denise Myers at dmyers@RHAwa.org or (260) 905-0614 with any questions or comments. We are always seeking to improve our materials and appreciate your feedback.
Plumbing and Overall #1 Service Call…”My Drain is Clogged!”
Easily the single most common emergency service call we get is a clogged drain, and it’s usually either a toilet or a kitchen sink.
If the clog is in a toilet, and the owner
Since the clogs that need clearing with a toilet auger are usually caused by “helpful” small children, I frankly doubt we’ll ever avoid these clogs altogether. My recommendation here: if you have children around, you’d better have a toilet auger around too.
If the clog is in a kitchen sink, then it’s usually due to the fact that someone has put too much too fast down the drain or the garbage disposer. For some reason, when we get busy in our kitchens, we often start jamming lots of food waste down the kitchen sink and/or garbage disposer, and it gets clogged. Usually, we plumbers have to pull off the P-Trap and get into the drain with a drain cable and snake it. So, how do you avoid it? Two ways. Either put far less food waste down the drain, or run lots and lots of water into the drain before, during, and after trying to get rid of the food waste, so it’s thoroughly diluted.
Another very, very common call, especially as things start to cool in the fall and the furnace kicks on for the first time in months, is that the furnace on the central heating system won’t heat. Either it won’t run, it runs a little bit and quits, or it runs, but it’s blowing cold air. The single most common reason for the problem; no regular maintenance, and the filter is clogged. In fact, 4 out of 5 times, these ‘no heat’ calls are simply due to the fact that there has been no regular maintenance done on the system.
Often, we show up and pull the old filter, and it’s so clogged and matted we have to ‘bag it’ before we carry it out to the trash.
If our customer is lucky, things run fine after we do a basic cleaning and install a new filter. But sometimes, the clogged filter has been on the unit so long that it has ruined the safeties or caused the heat-exchanger to overheat to red hot, and the repairs are extensive.
So, the moral of the story is that our most common service calls can be prevented by a little bit of maintenance or being a little prepared for life’s ‘little’ blessings in surprising places…. I hope these help!
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.
A Little Bit of Info:
How to Identify Water Intrusion
Hello members of RHAWA;
Any building or home can suffer from water intrusion, which can result in varying degrees of damage. Water intrusion can potentially be the cause of building defects. The signs of water intrusion and damage are not always easy to detect and can be hidden behind your walls, under your floorboards, or on the exterior of your house or building.
What to Look For: Depending on where the damage has occurred, water intrusion can manifest itself in several ways, including changing the color of the coating or substrate, changing the texture, or emitting different smells. There are several signs that can help find an existing problem.
Discoloration: For water intrusion in areas such as ceilings and walls, look for water spots and stains on the substrate and/or coating. The damaged area may appear wet or dry and can have a change in color to yellow, brown, or copper color. Water intrusion occurring behind walls can also cause bubbling, peeling, or cracking of the coating, in addition to staining.
Changes in Texture: Changes in the original texture of a substrate or coating can be a sign of water intrusion. Swelling of the drywall itself, bubbling or wrinkling of coating/s, or a crumbled masonry substrate are all indications of possible water intrusion.
Odor: Odors caused by mold or mildew could be a sign of a water intrusion problem. The odor can come from any area where water has been accumulating for an extended period of time.
Mold/Mildew: While mold often occurs in areas of high humidity, the presence of mold can also be a sign of water intrusion from leaks in pipes or roofs, as well as cracks in walls, creating moisture problems.
Common
Places for Water Intrusion. Although damage from water intrusion can happen in any part of your home or building, there are some areas that are higher risk than others.
Ceilings: Ceilings could show signs of water damage from a few sources, such as a roof leak or a broken pipe. Staining is typically the first sign of water intrusion, followed by structural damage to the substrate.
Walls: A good sign that water intrusions have occurred in interior and exterior walls is the presence of staining. Unusual or dark stains could be a sign of excess moisture behind a wall. On exterior walls, deteriorated or crumbled masonry substrates or rotted wood substrates can be the result of water intrusion.
Foundations: As the foundations of homes are porous, they can absorb water from outside, resulting in moisture behind the coating. Efflorescence — deposits of salts often seen on the surface of concrete, brick, stucco, or natural stone surfaces — on the surface of the substrate or coating is an indication of water intrusion, as well as peeling or bubbling coating/s.
Deterioration of the masonry substrate can also be caused by water intrusion. Most importantly, showing and understanding potential water intrusion problems is a crucial step before starting a project. Locate the problem area, take any necessary steps to prevent further damage, and follow the right procedure to rectify the problem.
Sales Representative Tim Puckett, can be contacted at: Email: tpuckett@roddapaint.com. Rodda Paint 409 M. Thierman Rd. STE B, Spokane, WA 99212, Phone: (509) 868-3552.
I would like to remind everyone that your discount is available at any Rodda-Miller Paint store using Account # 536894
A card is not needed to get your discount, but if you would like one, it is available; just contact me. I would also like to extend my services to anyone, as I am available by phone or in person at your job site to answer any project-related questions about products, techniques, quantities, and color. Whether you are painting a deck, the interior, or the exterior of a house or a commercial building, I am here to provide you with excellent service and the right products, all at a great price. Here at Rodda-Miller Paint, we are offering all members of the RHAWA up to a 35% discount on all Rodda-Miller Paint-manufactured paints. Additionally, added dis-counts will be offered on supplies, such as caulking, plastic, rollers, brushes, and more. The price bracket alone will beat our competitor’s price on all comparable products, GUARANTEED!
Don’t hesitate to reach out, and be sure to mention the account name or number to get the discount.
Tim Puckett | Rodda Paint | RHAWA Vendor Member
A COMPLETE TURNKEY MAKE READY CONTRACTOR!
CARPET/VINYL PLANK FLOOR CLEANING
Apartment Carpet Cleaning
Studio Apt From $80
One Bedroom Apt ............................................. From $90
Two Bedroom Apt ........................................... From $100
Three Bedroom Apt .......................................... From $110
Houses/Townhouses .......................................... Bid Only
Heavily Soiled Additional Charges, Townhouses add $75
Vinyl Plank Floor Cleaning
Studio Apt ......................................................... From $80
One Bedroom Apt From $90
Two Bedroom Apt ........................................... From $100
Three Bedroom Apt .......................................... From $110
Houses/Townhouses .......................................... Bid Only
Vinyl Plank Clear Coat Finish
Studio Apt ......................................................... From $80
One Bedroom Apt ............................................. From $90
Two Bedroom Apt From $100
Three Bedroom Apt .......................................... From $110
Houses/Townhouses Bid Only
HALLWAY CLEANING SPECIALISTS Bid Only
INTERIOR APARTMENT REPAINT SPECIALIST
Apartment Painting
One Coat Labor Only. Customer to Supply Paint Walls Only* Ceilings Only
Studio Apt From $395 From $150
One Bedroom Apt .................. From $495 ....... From $175
Two Bedroom Apt .................. From $595 ...... From $200
Three Bedroom Apt ............... From $695 ...... From $225
Houses/Townhouses ................. Bid Only ......... Bid Only
*Additional Charges: Doors, Jambs, Kitchen Cabinets, Millwork, Base Trim, Wall Repairs, Color Changes and Popcorn Ceilings
Apartment Cleaning
Studio Apt ........................................................ From $225
One Bedroom Apt From $250
Two Bedroom Apt ............................................ From $275
Three Bedroom Apt From $300
Houses/Townhouses .......................................... Bid Only
Heavily Soiled Apartments – Additional Charge
Odor Treatments
Topical Enzyme Deodorize From $95
Ozone Treatment ............................................. From $250
Thermal Fogging Treatment From $250
ULV Mist Treatment ......................................... From $250
Hydroxyl Generator Treatment From $350
Pressure Washing • Exterior Painting Bid Only
SMART HOUSING PROVIDERS
Operating rental housing in Washington without the right knowledge is risky, costly, and potentially devastating. One missed law. One wrong form. That’s all it takes.
RHAWA Academy offers the only housing education in Washington that’s built by experts, for housing providers—lighting the path to compliance. Your membership unlocks FREE courses on local laws, tenant screening, leasing tools, and more. And when you’re ready to go deeper, we’ve got live sessions, certificates, and a full ONDEMAND course library to back you up.
Because knowing the rules isn’t a luxury — it’s how smart housing providers stay in business.
Get trained. Stay compliant. Operate with confidence. ONLY AT RHAWA ACADEMY.
For questions about the Academy, please contact Denise Myers at dmyers@RHAwa.org
YOUR SUPPORT BUILDS STRONG CONNECTIONS
SEATTLE CITY COUNCIL:
Sara Nelson
has been a wonderful advocate for rental housing providers in Seattle. Nelson has worked on policy to encourage housing development and a continual effort to reform rental housing policy to support our membership in fulfilling their mission of providing housing. Councilmember Nelson needs our continued support to move Seattle in a positive direction.
The RHA Political Action Committee (RHAPAC) strives to help elect lawmakers that are not afraid to work hard in the proverbial engine room to grind the gears and turn the ship of Washington in a better direction for rental housing policy. All the above candidates will move to their cities and, in so doing, also move our state towards a more positive environment for housing supply and regulations on housing providers.
BELLEVUE CITY COUNCIL:
Jared Nieuwenhuis
has been a great friend to RHAWA and has been supportive of many different types of housing issues in Bellevue. He has supported housing providers with expanding housing options in Bellevue, to advocating for a housing provider who went two and a half years without receiving rent from a tenant. Nieuwenhuis has spoken at several RHAWA events, including our ENGAGE conference, and understands the struggles Washington housing providers are facing.
MAYOR OF TACOMA:
John Hines
has been an ally of RHAWA for his numerous years on the city council and has advocated for smart and pragmatic housing solutions in the City of Tacoma. He was an outspoken critic of Measure 1 during the 2023 election season and has also been a speaker at RHAWA Link Meetings and other events. If elected, we believe Hines would continue his drive for smart housing solutions for the entire City of Destiny.
SPOKANE CITY COUNCIL:
Johnathan Bingle
is one of only two members of the Spokane City Council remaining who understand our membership issues and goals. Bingle thinks of pragmatic ways to combat housing supply and how to assist housing providers in being able to run their business in a city that seems to regularly bring forward onerous rental housing policy. Bingle will continue to work hard for our Spokane area members.