WHAT’S A SOLID LEASE AGREEMENT TRULY WORTH?
Navigating the ever-changing state and local laws creates a challenging environment for compliance and using free or outdated lease agreements found online can lead to significant legal and financial problems for rental property owners and managers.
$300+ PER HOUR IN LEGAL FEES adds up quickly… Your membership with RHAWA might just be the bargain of the century!
RHAWA excels in providing current, property-specific, and location-specific leases and forms, setting a high standard in the industry. Our extensive and comprehensive library of attorney-reviewed residential and manufactured housing forms is essential for your PEACE OF MIND.
RHAWA forms are copyrighted and are for member use only. Unauthorized use, publication, or distribution is strictly prohibited. Formal legal advice and review are recommended prior to selection and use of any provided form. RHAWA does not represent your selection or execution of any form as appropriate for your specific circumstances. Rental owners/managers and tenants are each advised to seek independent legal advice on matters arising from using any form. No representation is made as to the sufficiency or tax consequences of the use of any form.
Communication is the Cornerstone of Successful Tenant Relationships
Now with Washington State providing free legal representation for tenants, housing providers are much less likely to come out ahead in disputes, and your costs can quickly escalate to result in a major negative impact on your bottom line. Rules compliance evictions have become especially difficult since recent changes to the law require that only evidence details included in the initial Comply or Vacate notice can be submitted to the court. To assist members in avoiding these difficult legal disputes, we’ve added this new article to the Support Center.
Effective Tenant Communications
While its always been best practice to diffuse conflict when possible, it’s more important than ever to maintain positive working relationships with your tenants. Jumping into serving notices at the first sign of trouble is unlikely to result in a positive outcome.
The first step to resolving or avoiding a misunderstanding is clear and accurate communication. “Seek first to understand, then to be understood” (Stephen R. Covey). One of the biggest hurdles in solving communication problems is that you are battling not only the actual issue, but the story and emotions people assign to what things mean. Consistent and appropriate behavior is what will strengthen the relationship if issues arise. Let’s start by reviewing what makes up good communication.
Communication is More Than Words
Communication is made up of three factors: our words, our voice quality, and our body language. Words we use only account for about 7% of what people hear, while voice quality relays about 38%, and our body language forms the rest. This is why people misinterpret text and email messages all the time. You can resolve many issues with a friendly phone call, giving a reminder or request.
Active Listening
Active listening and feedback are the easiest ways to build trust and ensure the other person knows you are listening. You can do this by using sentences like, “If I understand you right, this is what you… (think, saw, heard), or “I can appreciate how you feel and I need you to understand my (needs, perspective) as well.” Most people can appreciate how someone else may feel or could misinterpret something, and most people can understand both sides and be empathetic, even if they do not necessarily agree.
Avoid Causing Defensiveness
Avoid making directly accusatory statements like: “You did” or “why did you?” Instead, try using an evidence based fact-finding statement like, “It was reported that (xyz) happened, what can you tell me about that?”
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CONTACT US
Administrative Director
Chloe Moser: cmoser@RHAwa.org
Board Administrator
Jim Nell: jnell@RHAwa.org
Creative Director
Sisi Mereness: (206) 905-0605
Deputy Director
Melissa Canfield: (206) 905-0615
Engagement Coordinator
Daniel Bannon: (206) 905-0609
Engagement Coordinator
Daniel Klemme: (206) 905-0611
Marketing & Sales Associate
Luke Brown: (206) 905-0610
Program Director
Denise Myers: (206) 905-0614
Public Affairs Manager
Corey Hjalseth: (206) 905-0603
Support Services Administrator
Val Kushi: (206) 283-0816
Support Services Specialist (Resource Desk)
Sue Lewis: RHAwa.org/supportcenter
Support Services Specialist (Eastern WA Desk)
Steve Wareham: (509) 535-1018
Submit
Educational articles featured in Current must be around 650 words, include a byline of the author, and a final paragraph with contact information. Deadline is 15 days before the print date (print date is approximately the 13th of the month proceeding the publication.) Submit to publications@RHAwa.org.
Advertise For advertising information (rates, production specifications, and deadlines), contact Luke Brown: lbrown@ RHAwa.org.
Sue Lewis | Support Services Specialist | RHAwa.org/supportcenter
Sue Lewis
EDUCATION + EVENTS
MARCH CALENDAR
Denise Myers | Program Director | dmyers@RHAwa.org | (206) 905-0614
All class sessions are presented online only unless otherwise specified. For all ONLINE classes, 30-day access to a recording of the session is included. Subscribe to the Class Pass for 12-months' access to live weekly ONLINE classes for $250 AND/OR subscribe to our complete ONDEMAND Library for $25/month or $120/year at RHAwa.orgproducts/education.
SEATTLE REGISTRATION AND INSPECTION DEMO+Q&A
When: Wednesday, March 5 | 2-3pm
Cost: $30 Members | $60 Guests
Do you have properties you need to register? Are you concerned about the inspection process? Do you have questions about how it all works? Licensed rental inspector, Lisa Lotus and a city program representative will walk us through the registration process, a typical inspection, and what happens if you need to make corrections. All your questions will be answered!
PM SERIES-04: MARKETING YOUR RENTAL
When: Thursday, March 6 | 12-1pm
Cost: $30 Members | $60 Guests
This session is part of a 12-part series designed for property managers and is also suitable for owners and other Washington housing providers. You will learn best practices for managing your company's presence in your market area and advertising vacancies. We will explore:
• How to evaluate your property and set rent based on analysis of the community and comparable properties.
• Best practices for creating and executing an effective advertising program.
• Using a relationship-based sales process and managing your company reputation.
Instructor: Kathryn Shabalov, PM Professional
LINK MEETINGS
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. March topic is Legislative Session Update: Part 3.
• Claim Jumper, Tukwila | Tuesday, March 11 | 6:30-8pm
• St. Andrews Pub, Seattle | Thursday, March 13 | 6-8pm
• Darcy’s, Spokane Valley | Monday, March 17 | 12-1:30pm
• Dave & Buster’s, Bellevue | Tuesday, March 18 | 6-8pm
• Bob’s Burgers, Everett | Thursday, March 20 | 6:30-8pm
• Ben Dews, Tacoma | Thursday, March 20 | 6-7:30pm
*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.
AZIBO UPDATE + Q&A
When: Wednesday, March 12 | 12-1pm
Cost: Free for RHAWA Members & Azibo Landlord Users
Join us to learn about recent updates to the Azibo application, plus popular best practices and frequently asked questions. Our team of Azibo and RHAWA support staff will be available to answer your questions and demonstrate how to accomplish your rental business goals with Azibo. Registration is free for all RHAWA members and Azibo users.
PM SERIES-05: WORKING WITH PROSPECTIVE TENANTS
When: Thursday, March 13 | 12-1pm
Cost: $30 Members | $60 Guests
This session is part of a 12-part series designed for property managers and is also suitable for owners and other Washington housing providers. You will learn best practices for working with prospective tenants close sales quickly with qualified tenants while following all fair housing laws. We will explore:
• Responding to inquiries, explaining rental terms and screening criteria.
• Evaluating applications and properly following up with all applicants.
• Applying Fair Housing best practices when working with prospective tenants.
Instructor: Christopher Cutting, Landlord-Tenant Attorney
HOW TO INTERPRET AZIBO SCREENING REPORTS
When: Wednesday, March 19 | 12-1pm
Cost: $30 Members | $60 Guests
Far beyond a simple credit score, Azibo screening reports include criminal background checks, eviction history, and a comprehensive credit report. The credit report allows you to determine a prospective tenant's debt to income ratio, insight into their current level of financial responsibility versus past hardships or other issues less likely to impact tenancy. In this 60-minute session, Sharon Cunnington, property owner, entrepreneur and RHAWA Board Member will explain how to read and interpret the report.
PM
SERIES-06: LEASING AND MOVE-IN
When: Thursday, March 20 | 12-1pm
Cost: $30 Members | $60 Guests
This session is part of a 12-part series designed for property managers and is also suitable for owners and other Washington housing providers. You will learn best practices for starting a new tenancy. We will explore:
• Setting lease terms to comply with all local laws
• Reviewing expectations and properly executing the lease
• Welcoming new tenants and move-in logistics
Instructor: Cory Brewer, PM Professional
PM
SERIES-07: TENANT AND CLIENT RELATIONS
When: Thursday, March 27 | 12-1pm
Cost: $30 Members | $60 Guests
This session is part of a 12-part series designed for property managers and is also suitable for owners and other Washington housing providers. You will learn best practices for managing good working relationships with your residents and clients. We will explore:
• Building relationships and creating a sense of community.
• Responding and following up to issues and maintenance requests, working with tenants and owners to satisfy the needs of both.
• Managing incident reporting, including documentation and taking corrective action.
Instructor: Kathryn Shabalov, PM Professional
GOVERNMENT AFFAIRS
First Month of Legislative Session
Corey Hjalseth | Public Affairs Manager | chjalseth@RHAwa.org |
Well, it was an extremely busy first month of session. The Empire Strikes Back with Rent Control as the Rebellion of the Rental Housing Association Coalition (RHAC) tries to hold them off on the frozen tundra of Hoth… I mean Olympia. I apologize for the all the puns. In all seriousness, rent control is back with House Bill (HB) 1217 and Senate Bill (HB) 5222.
These bills are a virtual carbon copy of last year's rent control bill, only worse. As a reminder, I'll go over some of the lowlights.
• 7% cap on rent increases
• Requirement for housing providers to provide 180-day notice for any increases of 3% or more.
• Limitation on late fees to 1.5% of the rent.
• It would empower local governments to establish and enforce their own regulations related to these matters.
• Tenants may pursue a private right of action with the backing of a possible Consumer Protection violation.
• Prohibits housing providers from offering preferential terms for longer lease agreements.
• Limits the combined total move in and security deposit to one month's rent.
• The legislation also extends to vacation rentals while exempting nonprofits and government run entities.
• There is an exemption for properties within the first ten years of their certificate of occupancy.
The initial rent control hearing for HB 1217 was scheduled for the first full day of session on January 13 which is extremely odd for such a bill as this, but more on that in a minute. RHAC members still came out in force and packed the hearing room as well as two overflow rooms. All united to help lawmakers understand the unintended consequences of rent control.
Unfortunately, the hearing started 45 minutes late due to the opening day
(206) 905-0603
hearing rooms and garnered media attention from multiple outlets.
Mirroring last year, the primary sponsor of the House Rent Control Bill was Representative Emily Alvarado of the 34th Legislative District. An interesting wrinkle with all of this, the Senator for the 34th Legislative District, Joe Nguyen, has been appointed by Governor Ferguson to run the Washington State Department of Commerce. That left an opening for the Senate seat in
pomp and circumstance, which is exactly why important bills such as rent control are not normally scheduled for the first day of session. The delayed start meant that only about ten members of the public were able to testify before the Housing Committee. We had RHAC members drive over from Spokane, Yakima, Tri Cities, Ellensburg, Vancouver and many other places who were not able to speak because the hearing began late and was not extended. Our signature “NO CAP” red shirts were all over the capitol and the
this district. Legislative appointments are handled by the county council where the district resides. In this case, King County Council. So, keep that in that back of your mind and we’ll come back to that in a minute.
HB 1217 was then voted out of the House Housing Committee during the executive session where only the committee members debate with no public input. It was moved out of the House Housing Committee by only one vote and thus moved on to the House Ap-
propriations committee. The bill was given a public hearing in the Appropriations Committee which is where the bill sits at the time of this printing.
The House Appropriations Committee is where every bill in the House of Representatives must stop if it has what is called a fiscal note attached. A fiscal note means that the bill will cost money in some fashion and will need money “appropriated” towards it for the bill to be able to function.
Now, let’s go back to the primary sponsor of the bill Representative Emily Alvarado of the 34th Legislative District. The Rent Control Bill HB 1217 was voted out of the housing committee by only one vote as I mentioned before. One vote. Remember I mentioned we would come back to the senate seat for district 34 that was vacated by Senator Joe Nguyen as he was tapped by Governor Ferguson to be the head of the Department of Commerce. The buzz for weeks was that Representative Alvarado would get the nod for the senate opening, but nothing had officially been done to make that happen…yet. Ok so check out the timeline below. Illegal? Not as far as we can tell. Unethical… you be the judge.
The Senate version of bill 5222 had a full-length hearing with a lot of public testimony and at the time of this
January 13 1 January 20 2 January 21 3 January 22 4
Monday, January 13 HB 1217 is introduced by the primary sponsor Rep. Emily Alvarado for a public hearing.
Monday, January 20 Executive session is held and HB 1217 is voted out of committee by 1 vote.
Tuesday, January 21 Representative Alvarado is appointed and confirmed as Senator for District 34 by the King County Council.
Wednesday, January 22 The Senate rent control bill SB 5222 has its first public hearing in the Senate Housing Committee which now includes newly appointed Senator, Emily Alvarado.
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Corey Hjalseth
Continued from page 3 Continued from page 5
Communication is the Cornerstone of Successful Tenant Relationships
Focus On Practical Outcomes
As the professional, manage your emotional state even during extreme conflict. The easiest way to do this is to be fully prepared.
• Remember that you are not responsible for the actions of others.
• Enter into discussions with an open mind and use active listening.
• Come prepared with acceptable outcomes in mind.
One of the best questions to ask up front is “What needs to happen in order for… (You to be happy, this to be resolved).”
Use Legal Action as Last Resort
There is usually a difference between doing what is right vs. enforcing your rights.
What One of the best questions to ask up front is “What needs to happen in order for… (You to be happy, this to be resolved). “
”
It’s important to choose your course of action based upon all of the circumstances and potential risks. Most lease compliance issues can be handled with a respectful verbal reminder, while major violations may be best handled through documentation and following the legal process.
When choosing the legal process course of action, there are some very important questions to ask yourself:
• Could there have been a valid, forgivable reason for the violation?
• Did I witness the violation personally, or is my knowledge of it hearsay?
• If it was reported to me, is there proof, was the reporting party willing to make a written statement? How dependable and credible is the witness?
• Can I include all the information on the notice form that will be needed to make a valid case?
Do not ever make assumptions when discussing the issue or filling in a Comply or Vacate Notice. Always focus on evidence. Even if the police are involved and you have a case number, remember that the facts of the case have not yet been proven.
If not convinced already, in this new environment, you really do need an attorney if you are in a serious dispute with a tenant or feel that eviction is necessary. There are many qualified attorneys listed in our vendor directory at RHAwa.org/vendor-directory/attorneys-landlord-tenant.
Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.
First Month of Legislative Session
printing still sits in the Senate Housing Committee.
RHAWA was also asked to take part in a debate on the TVW show “The Impact” where RHAWA lobbyist Chester Baldwin spoke to all the negative impacts that the rent control bills would have on housing in Washington. The full interview is available on the TVW website but check out the RHAWA Facebook and Instagram pages for an easy link to the interview.
Now last but not least, a positive bill. House Bill 1099, which RHAWA helped draft over the last year and is called the Tenant Assistance Program or TAP. What TAP is designed for is as follows:
• Offers short-term rental assistance to seniors, low-income households, veterans, and others on fixed incomes.
• Prevents evictions and preserves affordable housing for at-risk families.
• Provides gap funding to cover the difference between what tenants owe and what they can afford.
• Helps ensure family stability and reduces the risk of homelessness.
• Strengthens partnerships between tenants, housing providers, and the state to maintain community resilience.
TAP had a public hearing the in the House Housing Committee and had a very impassioned introduction by the primary sponsor Representative Sam Low where he spoke about how something like TAP would have helped his single mother stay in their duplex with her three children and out of the system of low-income housing.
“I lived in low-income housing from sixth grade until twelfth grade. Today when you call 211 for a situation similar to ours in Snohomish County it’s my understanding you need to wait eight years. Had this program been in place we probably could have stayed in our duplex and potentially stayed out of the system.”
Again, at the time of this printing TAP sits in the House Housing Committee and we will have to wait and see if it moves on. As I said, it was a very busy first month of session and I sincerely hope the RHAC is strong enough with the force to fend off The Empire once more.
I want to extend an immense thank you to all the RHAC members who have testified virtually or in person, sat in our weekly and pre-bill briefing rooms, signed in PRO or CON on important bills, and submitted written testimony. Your voices all matter and we thank you for all of the enthusiasm and support.
If you would like some more highlights or would like to listen to some of the testimony provided by the public, RHAC members and staff check out the RHAWA YouTube Channel for our 2025 Legislative Weeks in Review videos which have a lot of great interviews and testimony. Also keep an eye on all social media platforms as RHAWA has been very active with updates and information all session long. Lastly, keep looking at your emails. I know RHAC members have been getting a copious amount of emails from us, but I assure you they are all important so please read them and if a Call to Action email comes through we always appreciate your help in fulfilling with those requests.
Rental Regulations by the Numbers!
Two our most dedicated RHAWA members, Sharon Cunnington and Constance Nelson enjoy creating educational games and puzzles to support learning at the LINK meetings they lead in North King and South King. Their list of 9 key numbers in Washington’s rental laws will not only aid memorization, but also provides quick source look-up using QR codes. Enjoy!
The number of tenant(s) in a rental unit when a special form is used to designate a tenant representative, (RCW 59.18.590).
The number of days’ notice given to a tenant in order to enter an occupied unit for an inspection or general maintenance and repairs, (RCW 59.18.150 (6)).
The number of days’ notice given to a tenant who is committing a waste or nuisance upon the premises, in a non-CAREs Act property, (RCW 59.18.650(2)(c)).
The number of Comply of Vacate notices that gives a landlord "good cause” to end a tenancy, (RCW 59.18.650(2)(n)).
The required grace period for late rent before a late fee may be charged, (RCW 59.18.170(2)).
The minimum number of months in the first term of a lease that allows the landlord to end a tenancy without cause, (RCW 59.18.650(1)(b)(i)).
The number of days after quitting the rental unit a tenant must provide landlord with a copy of a protection or other written report in order to receive victim protections under (RCW 59.18.575(3)).
The number of jurisdictions that have required local law disclosure addendum (RHAWA Residential Forms List).
The number of months a tenant must wait after a bounced check until they can pay rent by check again according to state law, (RCW 59.18.063(1)).
WHO’S REALLY EXEMPT FROM RENT CONTROL?
A Deep Dive Into Washington’s Affordable Housing Agenda
Daniel Klemme | Engagement Coordinator | dklemme@RHAwa.org |
THE PARADOX OF EXEMPTIONS
If rent control is designed to protect the most vulnerable, why are subsidized housing providers the very ones housing those populations exempt from these policies?
Rent control has been positioned as a solution to housing affordability, aimed at shielding tenants from spiraling rents. But when you examine the framework, a critical inconsistency emerges: subsidized housing providers who house low-income and vulnerable tenants are exempt from these same policies.
This article explores why these exemptions exist, who benefits from them, what they reveal about legislative priorities, and whether rent control is truly about affordability or something else entirely.
THE EXEMPTION BREAKDOWN
What the Law Says
Washington’s proposed rent control policies, HB 1217 and SB 5222, explicitly exempt subsidized housing providers, including Low-Income Housing Tax Credit (LIHTC) projects, public housing, and nonprofit-owned affordable housing. The rationale behind this exemption is to incentivize private investment in affordable housing by ensuring financial feasibility.
At the same time, these bills argue that rent control is necessary because of an affordability crisis that is devastating Washington renters. This contradiction raises serious questions about who is truly impacted by these policies and who benefits from the exemptions.
The legislative intent language in HB 1217 and SB 5222 frames the reasoning behind rent control efforts:
"The legislature finds that:
(a) The state is in the midst of a housing affordability crisis. Homes cannot be built fast enough to meet the urgent need to keep families, seniors, and all Washington renters housed.
(b) Residential rents and manufactured/ mobile home lot rents have increased at a rate that outpaces inflation, wage growth, cost of living adjustments for programs like social security, and other standard economic metrics that drive price increases.
(c) Tenants in residential and manufactured/mobile home settings are subject to not only excessive rent increases, but also to the addition of new recurring or periodic fees that can have the effect of drastically increasing monthly housing costs."
"The legislature declares that failure to act urgently to protect Washingtonians from excessive rent increases will result in continued harm for millions of residents, especially when considering the essential nature of housing."
If lawmakers truly believe that "failure to act urgently" will harm millions of residents, then why are the very organizations housing these vulnerable populations granted an exemption from rent stabilization policies?
These carve-outs ensure that subsidized housing providers operate outside the constraints imposed on private rental providers, raising significant questions about equity and fairness in Washington’s rent stabilization efforts. If rent control is critical to affordability, why is it not applied uniformly across the housing market? The answer lies in who benefits and who bears the financial burden of these policies.
THE CONTRADICTION IN THE NARRATIVE
The Reality: A Two-Tier System Exempting subsidized housing providers completely undermines the stated goals of rent control. These providers
can and do raise rents within their regulatory frameworks, often outpacing increases imposed on private rental providers.
What makes this even more glaring is that the Spokane Low Income Housing Consortium (SLIHC) and the Housing Development Consortium (HDC) both work extensively with transitional and emergency housing providers, operating under the Housing First model. Their role is to house individuals experiencing homelessness in temporary units while they transition to permanent housing—permanent housing that is often provided by mom-and-pop rental operators and private housing providers like RHAWA members.
SLIHC represents a network of nonprofit housing providers in Spokane, focusing on affordable housing development, transitional housing, and partnerships with local governments. HDC, based in Seattle-King County, is a powerful coalition of nonprofit developers, public agencies, and private sector allies that shape regional housing policy and direct millions in taxpayer-funded subsidies to affordable housing projects. Both organizations advocate for Housing First initiatives, relying on private rental providers to absorb their program participants while securing direct subsidies and financial protections for their own operations.
And yet, both HDC and SLIHC have endorsed rent stabilization in Washington, as evidenced by their inclusion on WLIHA’s list of stabilization endorsers.
At the same time, these organizations are lobbying for increased taxpayer funding to offset rising operational costs. According to SLIHC’s policy recommendations for the 2025 Legislative Session:
Daniel Klemme
• Operating expenses for subsidized providers have increased by 30.3% from 2019 to 2024.
• Insurance costs have increased by 75% over just the last two years.
• Nonpayment of rent has skyrocketed, with tenant arrears increasing 210% from $473 to $1,464 per tenant.
SLIHC itself admits:
"Funders and investors in affordable
housing require project sponsors to demonstrate long-term financial feasibility of projects. Rising insurance costs and lower revenues are required to be built into these models, and investors are adopting more conservative underwriting requirements to protect against this risk. It was common for investors to require projects to generate 110% of the revenue necessary to cover projected expenses; however, investors now require projects to demonstrate
they will generate 125% of the revenue necessary to cover projected expenses. In many cases, this makes projects infeasible, especially those that serve households with the lowest incomes or those experiencing homelessness."
If subsidized housing projects cannot survive without ensuring revenue growth, then why is the private market being forced into policies that do the opposite? While HDC and SLIHC
Two-Tier Rent Stabilization System
push for government protections and financial safeguards for their own properties, they support rent stabilization policies that impose financial constraints on private landlords— without offering similar relief. This two-tiered system artificially disadvantages private rental providers, making it harder for them to remain in business while subsidized housing providers benefit from targeted financial incentives and program funding.
This flowchart illustrates how rent stabilization policies create a two-tier system, where private market landlords face increasing constraints while subsidized providers benefit from exemptions, subsidies, and market share growth. This imbalance leads to market distortions and exacerbates the housing crisis.
THE IMPACT ON RENTAL HOUSING PROVIDERS AND THE RENTAL MARKET
New Construction and Permanent Exemptions
New construction is exempt from rent stabilization for ten years from the first certificate of occupancy. However, the real issue is who else is permanently exempt—subsidized housing, affordable housing developments, and politically connected entities. The affordability crisis isn’t just about building new units; it’s about who owns them and what happens to naturally occurring affordable housing.
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The Affordability Dilemma
A rental home purchased in 1990 is naturally affordable today due to the long-term stability of its rent. However, if the current owner decides to sell, the new owner is faced with the necessity of charging significantly higher rents to make the investment financially viable. This situation creates a disconnect between the historical affordability of the property and the current market demands.
The Challenges of Selling
Under Rent Stabilization
Rent stabilization laws complicate the selling process for existing rental properties. New investors are often deterred from purchasing these properties because they would be required to maintain artificially low rents, despite the increased purchase price. This regulatory environment makes it nearly impossible for landlords to sell their properties to other investors, as the financial returns do not align with the current market conditions.
Shift in Ownership Dynamics
As a result of these challenges, small landlords are increasingly opting to sell their rental properties to owner-occupiers rather than other housing providers. This trend contributes to a shrinking rental supply, as properties that could have remained in the rental market are instead converted to owner-occupied homes. The reduction in available rental units exacerbates the housing crisis, particularly for low-income tenants.
The Reluctance of New Investors
New investors are hesitant to enter the rental market under these conditions. The inability to raise rents to match modern property values and capital costs makes it an unattractive investment opportunity. Consequently, the influx of new capital into the rental market diminishes, further constraining the availability of rental housing.
The Trapped Rental Property Providers
Current rental providers find themselves in a precarious position. They cannot sell their properties without incurring a loss due to the disparity between the purchase price and the rental income they can legally charge. As a result, many providers choose to hold onto aging rental stock, leading to a gradual deterioration of these properties. This stagnation not only affects the property provider but also impacts the quality of housing available to tenants.
The Long-Term Consequences
Over time, the combination of these factors leads to the destruction of naturally occurring affordable housing stock. As rental properties decline in quality and availability, tenants are increasingly pushed into government-subsidized housing systems. This shift creates a reliance on public assistance for housing, which can strain government resources and limit options for those in need.
Dynamics of Rental Housing Affordability
Rent Stabilization Laws
Laws that limit rent increases and complicate sales
Investor Reluctance
Hesitation of new investors due to low returns
Long-Term Consequences
Decline in affordable housing and increased reliance on subsidies
THE LONG-TERM CONSEQUENCES OF RENT CONTROL
A 2023 study, The Effects of Rent Control in St. Paul, examined the economic impact of St. Paul’s strict 3% rent cap enacted in 2021. Using parcel-level transaction data, researchers found that rent control not only failed to achieve its goals but actively worsened the housing crisis. The study’s findings highlight the unintended consequences of such policies:
• Real estate values declined by 4.4% to 5.8%, with apartment buildings suffering over a 13% drop in value.
• New housing construction plummeted, as developers were discouraged from investing in rental housing.
Ownership Dynamics
Shift from housing providers to owner occupiers
Current ProvidersHousing
Challenges faced by existing housing providers
• Higher-income renters benefited more than lower-income renters, revealing the regressive nature of rent control’s impact.
• Rental providers were incentivized to convert rental properties into owner-occupied units, further reducing the already limited supply of rental housing.
This isn’t a hypothetical scenario—it happened in real time in a U.S. city. The data from St. Paul provides a cautionary tale for Washington policymakers. St. Paul’s rent control ordinance, like Washington’s current proposals, not only failed to improve affordability but actively made the crisis worse.
Continued on page 34
Rental Registration and Inspection Programs
Myers | Program Director | dmyers@RHAwa.org | (206) 905-0614
Today, most cities in Washington require housing providers to obtain a standard business license – some per business entity, some for each property. Some require a separate rental housing registration, but most do not. Each local government is unique. The majority of cities and counties in Washington do not currently monitor residential rental property condition other than responding to tenant complaints about housing code violations. Only a select group have programs that require routine periodic inspections on all rental properties under their jurisdiction. RHAWA makes an effort to learn about and share information on these types of programs, but it is challenging for us to manage an exhaustive list. All rental housing providers should carefully review the city website where each property is located and look for any regulations related to rental housing. If the property is not within any city limits, check the county website. The table below includes a summary of mandatory inspection programs currently known to RHAWA, including new programs in Spokane and Olympia. If you are aware of additional city registration and inspection programs, or identify changes needed in our summary, please let us know by emailing Denise Myers at dmyers@RHAwa.org.
This year, we will be hosting registration demos and inspection Q&A sessions for several different cities. These are noted in the list below. Register for these and all live virtual classes at RHAwa.org/events.
ABERDEEN – Since 2019
• Registration + annual renewal for all residential rental housing units, single-family homes to large multi-family communities.
• Fees: $50 + $2/additional unit
• All registered rental properties are typically inspected at least once every 3 years.
• Owner must hire qualified rental housing inspector or use City inspector for inspections.
• City inspector fees are $75 for the initial inspection and $150 for the 3rd reinspection.
BELLINGHAM - Since 2015
• Annual Registration required for each residential rental housing unit.
• Fees: $16-$20 per unit
• Property inspections required every 3-31/2 years.
• Owner can hire City inspector for $100 or use private inspector + pay $45 fee to City.
BURIEN - Since 2021
Online Demo + Q&A: Thursday, May 29, 2025 | 3-4pm Register at RHAwa.org/events
• Annual Housing Business License required for each residential rental property.
• Fees: $315.29-$945.87 for each property based on number of units.
• Every three years, at least 20 percent of a property’s rental units are required to be inspected.
• Owner must hire qualified inspector from a list provided by the City.
KENT - Since 2013
• Properties with two or more units are subject to inspection and must be registered.
• Fees: No registration fee; $15 for online submission of inspection report.
• Property inspections required every 3 years. Single-Family homes are not subject to inspection.
• The owner must hire a qualified rental housing inspector.
Denise Myers
Denise
LAKEWOOD
- SINCE 2016
• Rental properties must be registered annually.
• Single family license is $50; Multifamily is $50 for the base fee plus $20 per additional unit.
• Property inspection by City or qualified private inspector is required every 5 years.
MOUNTLAKE TERRACE - Since 2012
• Rental Business Licensing + annual renewal for all residential rental housing properties.
• Fees: $40 + $1.50/additional unit
• All registered rental properties must be inspected at least once every 3 years.
• City or county inspectors conduct all inspections at no charge to the owner.
OLYMPIA - Since 2024
• Registration and business licensing + annual renewal for all residential rental housing properties.
• Fees: $35 per unit/year registration. $50 per business entity (one time); $30 annual endorsement, $5 annual license renewal.
• Annual registration AND Business Licensing required as of March 1, 2024.
• Inspection every 5 years as of January 1, 2025.
PASCO
- Since 1997D
• Licensing + annual renewal for all residential rental housing properties.
• Fees: $50 + $10/additional unit
• All registered rental properties must be inspected at least once every 2 years.
• City inspectors conduct inspections at no charge to the owner, or owner may hire qualified private housing inspector.
Exciting news for rental hous-
ing providers in Pasco. The city is reducing regulations on housing providers:
Specifically, Pasco’s City Council voted to repeal the city’s rental license program in a vote in January 2025, citing a need to reallocate staff resources to higher-priority initiatives and reduce regulatory involvement in private transactions.
We are hopeful that other cities notice Pasco’s reduced involvement in private transactions and follow suit.
PROSSER - Since 2012
• Business License required.
• Fees: $10 to register; $5 annual renewal.
• Property inspections required every 5 years.
• Inspection done by city for a fee or qualified private inspector paid by owner.
SEATTLE
- Since 2014
Online Demo + Q&A: Wednesday, March 5, 2025 | 2-3pm Register at rhawa.org/events
• All rental properties must be registered and renewed every two years.
• Registration Fees: $110 per property including one unit; $20 for each additional unit
• Inspection required once every 5-10 years, based on lottery selection.
• Inspection done by city for $210/property + $40 per unit or qualified private inspector paid by owner plus $50 submittal fee to the City.
SPOKANE - Since 2023
OnDemand Demo + Q&A: Free Member OnDemand Platform
• All rental properties must be registered on city portal.
• Fees: $127 annual business license fee + $15 per unit.
• Cause-based code enforcement inspections only.
• No inspection fee charged to landlord unless there are repeat offences.
• Notices to increase rent or end tenancy are prohibited on unregistered properties as of 2024.
TUKWILA - Since 2011
Online Demo + Q&A: Thursday, July 21, 2025 | 3-4pm Register at RHAwa.org/events
• Rental Business License is required and must be renewed annually.
• Fees: $88-$357 per property based on number of units.
• Each unit (including single-family homes and ADUs, long-term and short-term rentals) must be inspected before renting and then once every four years.
• Inspections done by city inspector or qualified private inspector; all fees paid by owner. City inspector fees are $83 per unit up to 4 units, then each additional unit, up to 12 is $39 per unit. For properties with 13 or more units, must contact a private inspector.
This article was written and edited by RHAWA representatives and is intended for the use of RHAWA members only. Copyrighted members-only materials may not be further disseminated. Formal legal advice and review are recommended prior to the selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.
Industry in Motion
Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.
ANNOUNCEMENTS
Interested in Submitting Your Announcement?
We welcome information about industry job postings, new employee and location information, and more. If you have questions, or would like to submit an item for consideration, email publications@RHAwa.org.
RHAWA joins UP FOR GROWTH who forges policies and partnerships to achieve housing equity, eliminate systemic barriers, and create more homes.
The ADDISON ON FOURTH video on RHAWA’s YouTube channel has reached a new milestone—1.2K views! Thank you to everyone who has watched and supported our content! If you haven’t seen it yet, check it out at youtube. com/@RHAofWA and don’t forget to hit Subscribe!
NEW TEAM MEMBER
1
Join us in extending a warm welcome to our newest employee as they join the RHAWA family!
Will Flynn
RHAWA Marketing & Design Specialist
A seasoned marketing professional with over eight years of experience spanning roles such as Marketing Director, Lead Videographer, Web Designer, SEO Manager, and PPC Campaign Manager. He has successfully led marketing initiatives in digital agencies and real estate development companies, specializing in comprehensive strategy development. Beyond marketing, Will enjoys exploring emerging technology, AI, robotics, ancient history, and content creation. He also trains in kickboxing, teaches his kids, and experiments in the kitchen as a self-proclaimed “wannabe chef.”
TEAM MEMBER ANNIVERSARY
Val Kushi RHAWA Support Services Administrator
Val joined the Rental Housing Association of WA in March 2020, and since then, she has been an unwavering source of support for our members. Her dedication, kindness, and hard work make a difference every day, and we are so grateful to have her on our team. Please join us in celebrating Val’s anniversary at RHAWA—HAPPYANNIVERSARY,VAL!
The YIMBY Movement Faces Challenges on Both Sides of the Aisle
“Yes In My Backyard” — if the phrase has yet to enter your lexicon, the YIMBY movement is a growing cultural and political response to its predecessor, NIMBY (“Not In My Backyard”), which conjured images of wealthy property owners in manicured neighborhoods railing against property development nearby that would change the “feel” of the area. Whether or not that image is fair and accurate, as the nation faces a shortage of nearly 4 million homes, a pro-housing response is understandably on the rise. And while the YIMBY movement has garnered impressive traction on both sides of the political aisle — Harris and Trump have both vocalized pro-housing development sentiment — it is also not immune to criticism from both sides.
A recent Vox analysis of the future of the YIMBY movement asks, “How much should democratic preferences matter” in the development and distribution of new housing? Describing the YIMBY housing movement as “divided against itself,” author Rachel Cohen casts the policy debate as a “paradox that echoes earlier civil rights battles: using higher levels of government to ensure broader participation and protect minority interests, even when that means overruling local control.”
In the greater Seattle region, three recent examples of democratic processes stymying housing development challenge the NIMBY stereotype and highlight the YIMBY paradox:
• A year ago, the Kenmore City
Council voted to reject a permanent supportive housing development from being built downtown. The near-unanimous vote came after hours of public comment in which residents expressed frustration with a lack of communication, and concerns about unrestricted drug use and crime associated with similar low-barrier developments. While Kenmore Deputy Mayor O’Cain described the community input as a vital part of democracy, state and county leaders were quick to criticize the Kenmore Council for halting the creation of new, affordable housing. Following this, the Washington State Legislature introduced a bill that would have given the state authority to override local decision-making on the siting of shelters and transitional or permanent supportive housing.
• In Tacoma, the Hosmer Business Association has been gathering residents and city officials to bring awareness to a tiny home village (of 60 units) that is being planned for development between a private school and a church property. According to an attendee, residents in the area were not notified of the plans and have been told that the tiny houses will not prioritize locals experiencing homelessness. Instead, the village will serve residents from three other cities.
• In December, the Bellevue City Council voted unanimously to halt housing development plans for a 12-acre plot of land by purchasing the space for $19.1 million from a building company. According to the Seattle Times, advocates for preserving the land, which is bordered by a regional park and natural area, have “spent years fighting the development through petitions, rallies and land-use appeals.” Their efforts succeeded in preventing the creation of at least 35 homes geared towards lower-income households and preserving the land for wildlife, hikers, and visitors.
A clear tension exists between the democratic engagement associated with NIMBYism and the enforcement of deregulation associated with YIMBYism. As much as YIMBYism has received bipartisan support, it also faces bipartisan skepticism among the general public and political advocates. According to a 2024 survey from Navigator Research, both Democrats and Republicans say that rental assistance and price regulation will do more to address housing affordability than building more homes.
The survey also showed that Americans on both sides of the aisle are seven times more likely to perceive a nationwide housing shortage than to perceive a shortage of homes in their own neighborhood. It’s far easier to say “yes” to housing development in someone else’s city or state than in your own town, especially if you perceive no need for it.
Speaking in broad terms, on the right, opponents of YIMBYism favor local authority and decision-making over state mandates. On the left, opponents of YIMBYism express concerns about the environment, the preservation of history and the arts, and the commodification of housing to begin with.
Though it’s uncertain what the future of the region’s housing movement is, one thing is clear. The stakes are high, with the Seattle-Bellevue-Tacoma metro facing a shortage of more than 70,000 homes. If saying “yes” to an unfettered building is truly the best path forward, the YIMBY movement must be equipped to counter the challenges coming from both sides of the aisle with a compelling message for political activists and the average citizen alike.
Caitlyn (Axe) McKenney is a research fellow and program coordinator for Discovery Institute’s Center on Wealth & Poverty. Her work has centered on government fiscal accountability, political rhetoric, and addiction with a focus on human dignity ethics. The Discovery Institute is a public policy think tank advancing a culture of purpose, creativity, and innovation. Learn more at discovery.org.
Caitlyn McKenney, Research Fellow & Program Coordinator | Center on Wealth & Poverty
Caitlyn McKenney
Common Plumbing Emergencies and What To Do
Phil Schaller, CEO | RentalRiff | RHAWA Vendor Member
Phil Schaller
Plumbing issues can range from a rapidly flooding basement to a small leak. All of these issues should be addressed as a landlord, some more quickly than others. Be cognizant of your local landlord/tenant laws as water issues are typically a high priority and require a landlord to initiate a fix immediately.
Before we dive into the list of common plumbing emergencies and what to do, there are a few items you should be familiar with at your property. The most important is the location of the main water supply. This is critical to know if there’s ever a plumbing emergency (and helpful for other plumbing issues as well). We always advise landlords to inform their tenants of the location of the main water supply (one of the first steps we take with customers is to make sure tenants, owners, and property specialists know where this is).
It’s also important to know the basics of your water heater: how to turn it on and off, how to increase the water temperature, where the pilot light is - basic troubleshooting.
BURST PIPE
A pipe can burst when too much water pressure builds up at a weakened joint. Pipes also burst in the winter when leftover water expands when frozen, hence the importance of insulating exterior pipes and interior pipes that are exposed to the cold. More likely than not, you will know when a pipe has burst - it can make a loud popping noise and there will be significant leaking. Burst pipes need to be addressed immediately. Turn the main water line off to stop the leak and call a plumber as soon as possible. After the water has been shut off it’s best to drain all the faucets and do your best to clean up the water. Let in as much warm air as possible to dry out the area around the leak.
NO HOT WATER
A lack of hot water is a little more tricky to diagnose - many things can cause this. Here are a few items to look at:
• What is your water temperature set to? If it’s below 120°F you may want to turn up the heat. Temperatures below that 120°F mark can also cause bacterial growth in your tank. State law RCW 19.27A.060(5)(b) requires that landlords set the temperature no higher than 120°F to prevent scalding injur00ies.
• Check the pilot light. If you have a gas water heater, it will have a
pilot light - if it’s out it will need to be re-lit. New heaters will have an ignition switch, older models may require you to light it manually. Reference the user manual when relighting the pilot.
• Flush the water heater. Over time sediment and other buildups can cause your water heater to not be effective. Again, take a look at the user manual for directions for flushing your tank - this may or not be a job a landlord is up to.
• Check for water pooling around the heater. If you can see a leak or determine that the pooled water is coming from your heater, this should be fixed. We recommend calling a plumber - the leak will get worse and worse with time.
BROKEN WATER LINE
A busted water line is a major headache for a landlord. These are not easy fixes and are typically quite expensive. Here are some indicators that your water line needs repair:
• Poor water pressure. If your tenants notice the water pressure is lower than normal, it could be because there’s a leak. If there are no other signs of water damage or a leak in the property it may be the water line. Bringing out a pro to scope your line is the next step to take.
• Increasing water bills. If you or
your tenants notice the water bill going up, it’s because water may be leaking into the ground. Hopefully, the city can alert you/your tenants of any significant changes but, again, bring out a plumber to look at your water line.
• Soggy ground. If the tenants notice soft spots or water build-up in the front lawn, for example, the water line may be broken.
Water can be one of the most damaging elements on any property. Make sure to keep a close eye on your plumbing systems and check for signs of malfunction often.
Phil Schaller is the CEO of RentalRiff. RentalRiff provides an ongoing property maintenance and tenant support solution for small rental properties. A property owner or manager can hire a RentalRiff “property specialist” (licensed/insured general contractor or maintenance pro) to be on-call for their property. Tenants simply reach out to their property specialist for any property-level needs - the specialist will then head to the property and fix the issue. Routine preventative maintenance, emergencies, and turnovers are all included.
BUILDING STRONG CONNECTIONS
The RHAPAC works diligently throughout the year to vet and support candidates who we believe share in our mission to be able to provide plentiful and affordable housing to members of our community. I want to take a minute to share a few of the RHAPAC early endorsements.
We will be sure to update our readers on the progress of the these candidates as well as keep everyone up to date on new candidates the RHAPAC has chosen to support. We want to thank everyone who has donated previously to RHAPAC and know that your generosity helps elect candidates who will advocate for local rental housing providers.
State Representative District 33
Kevin Schilling is currently the Mayor of Burien and has been a strong advocate for housing providers in his city. Schilling fought valiantly to stem the tide of many city policies that were detrimental to the naturally occurring affordable housing that our members provide. He has testified on behalf of RHAWA many times at the legislature in Olympia and truly understands how housing and housing providers affect a community not just through the housing they provide, but also the funding the economic stimulus they provide for their local area. If elected, Mayor Schilling will carry these values and his experience to Olympia and staunchly advocate for the betterment of housing and housing regulations across the state.
Jared Nieuwenhuis
Bellevue City Council
Jared Nieuwenhuis has been a great friend to RHAWA and has been supportive on many different types of housing issues in Bellevue. He has supported housing providers from expanding housing options in Bellevue, to advocating for a housing provider who is now going on two years of trying to remove a non-pay tenant from his property. Nieuwenhuis has spoken at several RHAWA events including our ENGAGE conference and understands the struggles Washington housing providers are facing.
John Hines has been a member of the Tacoma City Council for a number of years and now wants to take that experience to the Mayor’s Office. Councilmember Hines has worked very closely with RHAWA over the years 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.
Kevin Schilling
John Hines Mayor of Tacoma
As we continue our fight in the 2025 Legislative Session, I wanted to highlight that our members have demonstrated an unprecedented level of engagement and advocacy. This year, the Rental Housing Association Coalition (RHAC) has had some of its highest participation across multiple channels, underscoring the dedication and passion of our members in shaping policy. From record-setting email outreach through our Advocacy Center to a remarkable turnout at the rent control hearing, our members have made their voices heard in an extraordinary way.
EXCELLENT TURNOUT AT THE RENT CONTROL HEARING
One of the most significant moments of this Legislative Session was the great attendance at the first rent control hearing. Well over a hundred members showed up, filling the hearing room and overflowing into adjacent spaces. Our presence sent a powerful message to lawmakers who were likely not expecting us in such significant numbers on the very first day of session. Not only was the turnout significant in size, but the level of enthusiasm was inspiring, nearly the entire line was dressed
LEGISLATIVE Thank You for Showing Up
in “NO CAP” shirts created by the RHAC to communicate the message without even needing to say a word.
This turnout was the result of quick organizing and grassroots mobilization efforts. Through our outreach channels, including social media campaigns and targeted emails, we were able to galvanize support and encourage participation. Despite the delays in the hearing getting started and the lack of time for everyone to testify, members kept their spirits up as we recapped during the follow up meeting.
The proponents of rent control likely thought they would stifle our engagement efforts with the short notice and significant delays. The strength and dedication of our in person attendees – as well as several hundred members who shared their perspectives by signing in on the leg.wa website – showed the legislature that they cannot push poor policy through without strong opposition.
THE ADVOCACY CENTER REACHES ALL-TIME HIGH
Another major highlight of this Legislative Session has been the use of our Advocacy Center. Our email system has been a valuable tool for member engagement for several years, but in 2025, we witnessed an all-time high in its utilization. Members sent thousands of emails to legislators, urging them to oppose rent control and support alternative policies. The sheer volume of communication underscored the collective strength and
commitment of our membership.
Several factors contributed to this surge in engagement. First, we refreshed the Advocacy Center to make it more user-friendly and efficient, allowing members to send personalized messages with greater ease. Additionally, we worked through these stories on briefing room calls to help members craft
compelling messages that effectively conveyed their perspectives.
The impact of this email advocacy cannot be overstated. Lawmakers took notice of the influx of messages and many were compelled to respond to the concerns of our members. Your involvement was so significant this year that our 2025 average attendance is close to our highest one-day number from the entire 2024 session. This level of engagement not only influenced policy discussions but also strengthened our credibility as the leading force in housing issues in Washington State.
BRIEFING ROOM ATTENDANCE
Briefing room attendance has also been higher than in years past. Every year we have successfully hosted more and
Daniel Bannon | Engagement Coordinator | dbannon@RHAwa.org | (206) 905-0609
Daniel Bannon
& Being Involved
more members in both our Monday call as well as the calls we host two hours before any hearing. On the first day of session we had some of our highest attendance in a hearing to date which fostered great discussion and sharing of different perspectives on the impact of rent control. Throughout session members demonstrated a keen interest in staying informed, asking insightful questions, and holding elected officials accountable.
Our attempts to streamline the process while also sending enough emails that members notice is a unique balance to attempt to maintain, but I am happy to say our Government Affairs team rose to the occasion and made sure our systems were easy to use while also responding to feedback quickly.
LEGISLATIVE DAY ON THE HILL
We hosted the highest number of members at the 2025 Legislative Day on the Hill since before COVID-19 disrupted our ability to host in person activism. Legislative Day on the Hill allowed members to come down to Olympia in person and engage with policymakers directly. Sharing your stories with these lawmakers makes a huge impact on their perspectives on rental housing policy generally. It’s easy to push forward policy when you don’t have any
CAP
understanding of how the policy will truly impact members of the community and that is why Legislative Day on the Hill is so crucial to our fight against harmful policies.
Members who attended our event got to meet both their constituent lawmakers as well as several other lawmakers who attended our catered lunch. It always proves to be a unique experience that is informative while also being a lot of fun. Our Government Affairs team always looks forward to hosting this event as we get to show members around the capitol campus, engage in meaningful discussion and provide insight into how we do what we do.
THE FUTURE OF RHAC ADVOCACY
As we look ahead, it is clear that the momentum generated during the 2025 Legislative Session must be sustained.
The unprecedented engagement we witnessed this year sets a new standard for advocacy within our organization. Building on this success, we will continue to refine our strategies, expand our outreach efforts, and strengthen our relationships with legislators.
One key focus moving forward will be utilizing the feedback from our membership to further enhance engagement. The refinement of our process this year will allow us to explore other methods of getting our members engaged as well. Some of these methods include expanding our presence on social media, developing interactive policy briefings, and providing members with more opportunities to engage in virtual and in-person discussions with lawmakers.
Additionally, we will continue to prioritize issue-based organizing to ensure that members remain informed and motivated to take action. By pro-
viding timely updates on policy developments, hosting briefing rooms and facilitating direct interactions with policymakers, we will empower our members to remain active participants in the advocacy process.
THANK YOU! LET’S KEEP IT UP
The 2025 Legislative Session has been a landmark period for member engagement. The extraordinary turnout at the rent control hearing, record-breaking participation in the Advocacy Center and great attendance at Legislative Day on the Hill, demonstrates the strength and commitment of our community. Our members have shown that when they come together, they can drive meaningful change and influence lawmakers.
This year’s successes reaffirm the importance of grassroots advocacy and the power of collective action. As we continue to build on this momentum throughout the rest of session, we remain committed to promoting deeper engagement and ensuring that our members' voices continue to be heard. This success would not be possible without each individual member who decided to give some of their time to help us fight against the harmful policies that we battle every year. Keep it up, session isn’t over yet and we must continue being involved until the very end.
Unlock New Leads & Valuable Exposure at Our Housing Provider Workshops
Are you looking for a unique opportunity to connect with rental housing providers across Washington? RHAWA’s new Housing Provider Workshops are coming up this May, bringing together 100-150 engaged industry professionals at each of our three one-day tradeshows in Federal Way, Lynnwood, and Spokane.
These workshops attract a highly targeted audience of independent landlords, property managers, and housing professionals who are actively seeking solutions to enhance their businesses. Sponsors get direct access to decision-makers, making this an ideal event for vendors offering legal, financial, maintenance, or technology services tailored to the rental housing industry.
South Puget Sound
WHY SPONSOR?
• Regional Reach & Scalability
Choose one event or bundle all three at a discounted rate to maximize exposure across the state.
• High-Quality Networking
Unlike larger tradeshows, these events provide intimate, one-on-one engagement with attendees looking for trusted partners.
• Perfect Timing
Held just before peak leasing season, this event allows sponsors to connect with housing providers right as they need their services.
• Exclusive Attendee List
Sponsors will receive a limited attendee list, making post-event follow-ups easy and effective.
• Brand Visibility & Credibility
Gain premium exposure through speaking opportunities, booth placements, and logo recognition on event materials.
• Lead Generation That Matters
Connect with housing providers ready to invest in tools and services that improve their operations.
Sponsorships are limited and filling quickly! Don’t miss this opportunity to showcase your brand in front of Washington’s housing industry leaders.
Sound
Be a part of NOT ONE, BUT THREE impactful events this May, reaching rental housing providers across Washington! These focused gatherings offer a unique chance to connect with a highly engaged audience of rental property owners, management professionals, and other important industry stakeholders. Showcase your brand and connect within the region’s rental housing community.
Bundle discount: all 3 for or any 2 for $1,000.
Federal Way HP Workshop
Date: May 8, 2025
Time: 9:30 am - 3:30 pm*
Place: Performing Arts & Event Center 31510 Pete von Reichbauer Way South
SPONSORSHIP LEVELS
Date: May 15, 2025
Time: 9:30 am - 3:30 pm*
Place: Embassy Suites by Hilton Seattle North Lynnwood 20610 44th Ave West
Spokane HP Workshop
Date: May 22, 2025
Time: 9:30 am - 3:30 pm*
Place: CenterPlace Regional Event Center 2426 North Discovery Place
* Tentative time subject to change.
Lynnwood HP Workshop
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
Gatewise | Simple Multifamily Smart Access
Kurtis Gilbreth (404) 985-1247 | gatewise.com
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
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
White Clover Properties (425) 230-6000 | whiteclover.org
Pacific Publishing Co. | Print + Internet (206) 461-1322 pacificpublishingcompany.com
Seattle Rental Group | Property Management (206) 315-4628 | seattlerentalgroup.com
ShowMojo | Leasing Automation
Kristine Young (312) 584-8733 | hello.showmojo.com/sales
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
CMG Home Loans
BANKS
Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com
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
| REMODEL
+1 Construction (206) 313-6587 | plusoneconstruction.com Bellan Group, LLC
Susan Bellan (206) 383-0102 | bellan.com
Construction Expeditors, LLC (206) 595-8852 | (877) 644-1700 constructionexpeditors.com
Steven Whipple Law Group, PLLC (509) 869-3223 | whiplaw@gmail.com whiplawgroup.com
1312 N Monroe Street, Suite 253 Spokane, Washington 99201
o: (509) 838-4458
e: SS@StevenSchneiderLaw.com w: StevenSchneiderLaw.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
B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com
| carpetcleaningspokane.com
CARPET CLEANING + INSTALATION
Visible Difference
Carpet cleaning; Floor coverings
James Giles (509) 534-1390 | jgiles97@hotmail.com
Visible Difference
Carpet Cleaning & Floor Coverings
James Giles jgiles97@hotmail.com | (509) 534-1390
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
Lund's Carpet Cleaning
benlund1957@gmail.com (509) 922-6153 | carpetcleaningspokane.com
Mordecai Elmblad Cleanco Carpet Cleaning & Cleaning (509) 655-1916 | cleanco-wa.com
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
CBRE - PNW Multifamily | Private Capital Group (206) 292-1600 | cbre.com
Lee & Associates Multifamily Team Candice Chevaillier (206) 284-1000 | lee-nw.com
Real
Advisors, Inc.
of the Year | 2016 (206) 623-8880 | (800) 643-9871
Ventures LLC Jason Kono | (206) 566-6600 | pilotnw.com
CONSULTING
Straight Street Small Business/ Home Consultation Services
HUD 203K Consultant ID# S0838
John Leon Gonzalez
Renovate your property with a HUD 203k Consultant (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
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
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)
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
Cisneros Agency, LLC Jonathan Cisneros (425) 513-8723 | amfam.com
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
Group, LLC
“Jeri” Schuhmann (206) 799-0544 | OlympicWealthStrategies.com
Restora Services (425) 761-2136 | info@restoraservices.com
SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com
ER Flooring (360) 402-9566
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
Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com
SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com
HEATING | AIR CONDITIONING (HVAC)
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
Straight Street Home Inspector, Lic# 707,74657 FREE! WDIR/SPI report with every H.I. report (206) 999-1234 | iNspect.ws
Taurus Home Inspections
Lisa Lotus | WA State Home Inspector #2261 (206) 676-0023 | taurushomeinspections.com
Bio Clean, Inc. (425) 754-9369 | biocleanwa.com
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
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
CBRE - PNW Multifamily | Private Capital Group (206) 292-1600 | cbre.com
Jack W. Hanemann, P.S. (360) 357-3501 | Cody@hbjlaw.com | hbjlaw.com
Tacoma Housing Authority (253) 281-7674 | tacomahousing.net
(206) 909-6873
Lender, Mortgage & Screening Cole Hockett | (509) 324-1350 | acranet.com
Darco Inc (206) 322-9495 | darcoapts.com
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
(425)
| velocity1031.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 www.wafd.com
MAINTENANCE
White Clover Properties (425) 230-6000 | whiteclover.org
MASONRY SERVICES
Brooklynn Masonry
Bryan Funk | (253)722-7904
Bryan@brooklynnmasonry.net
Maintenance Man Unlimited Seattle LLC (206) 517-8000
mmuwa.com | info@mmuwa.com
Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com
Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com
MOLD | MOLD INSPECTIONS
Envirotest
Mold, Air Quality Analysis, Inspections
Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com
Maintenance Man Unlimited Seattle LLC (206) 517-8000 mmuwa.com | info@mmuwa.com
PAINTING | PAINT
Downey & Sons Property Care (206) 832-6204
erin.garcia@downeyandsonspc.com
Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com
FINNMARK Property Services (206) 418-8056 | alvinr@finnmarkps.com finnmarkps.com/about/ RODDA PAINT
Tim Puckett | (509) 868-3552 | roddapaint.com
Sherwin WIlliams (425) 495-4124 | sherwin.com
Eden Advanced Pest Technologies (509) 327-3700 | edenspokane.com
Prosite Pest Control
raymond@prositepestcontrol.com (509) 925-5900 | prositepestcontrol.com
PEST INSPECTIONS
Straight Street Building/Home WDIR Reports
SPI/WDOs, Mold, Asbestos, Lead testing (206) 999-1234 | iNspect.ws
PLUMBING
365 Plumbing (253)478-9298 | 365plumbingseattle.com
Danika Plumbing LLC
Frank Gaborik
frank.g@danikaplumbing.com (425) 335-3515 | danikaplumbing.com
Day & Nite Plumbing & Heating Inc.
Vendor of the Year | 2020 (425) 775-6464 (800) 972-7000 dayandnite.net
Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com
The Drain Specialists
Sewer & Septic Lines, Sinks, Bathtubs & Toilets (509) 467-5555 | ktwinston@me.com
Pacific Publishing Co. (206) 461-1322 | pacificpublishingcompany.com
PROPERTY MANAGEMENT
Allen Property Management
Mike Larson | (253) 582-6111 800) 995-6111 | haroldallen.com
Bell-Anderson & Assoc., LLC, AMO (253)852-8195 | bell-anderson.net
Brink Property Management
Dean Foggitt | (425) 458-4848 | brinkpm.com
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
Cornell & Associates Inc (206) 329-0085 | cornellandassociates.com
Dave Poletti & Associates (206) 286-1100 | davepoletti.com
Dobler Management Company Inc. (253) 475-2405 | doblermanagement.com
Emerald Door Property Management (206) 992-7334 | emeralddoor.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
Icon Real Estate Services Inc.
Jeremiah Roberson (425) 633-3330 | iconre.org
Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com
Jevons Property Management
Enrique Jevons (206) 880-7935 | jevonsproperties.com
Krishna Realty (425) 209-0055 | krishna-realty.com
Longley Property Management Inc.
Venita Longley | (206) 937-3522 | longleypm.com
Madrona Real Estate Services, LLC
Bradford Augustine (206) 538-2950 MadronaRealEstate.com
Maple Leaf Management LLC
Michelle Bannister (206) 850-8095 | mapleleafmgt.com
Nathaly Burnett Property Management (253) 732-9535 | beyondseattle.com
Next Brick Property Management (425) 372-7582
PROPERTY MANAGEMENT
North Pacific Property Management
Joshua Fant | (206) 781-0186 | (800) 332-1032
northpacificpropertymanagement.com
Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com
Park 52 Property Management Paul Jakeman | (253) 473-5200 | park52.com
People’s Real Estate, Inc.
Lisa Brannon | (425) 442-9941 | peoplespm.com
Pilot Ventures LLC | Property Management (206) 566-6600 | pilotnw.com
Dave Poletti & Associates (206) 286-1100 | davepoletti.com
DVF Legacy Investments (206) 650-6113 pugetsoundinvesting.com
Darco Inc (206) 322-9495 | darcoapts.com
Foundation Group, LLC (206) 324-7622 foundationgroupre.com
GoodRoots Companies, Inc (480) 710-6074 | goodroots.io
Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com
Kidder Mathews
Dylan Simon: (206) 414-8575
Jerrid Anderson: (206) 499-8191
DylanSimon.com
Krishna Realty (425) 209-0055 | krishna-realty.com
Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com
Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com
Real Estate Investment Services (REIS) Lakewood: (253) 207-5871 Seattle: (206) 319-5981 | REISinvest.com
Real Property Management Today (253) 426-1730 | rpmtoday.com
Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com
Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net
Seattle's Property Management (206) 856-6000
seattlespropertymanagement.com
Seattle Rental Group (206) 315-4628 | seattlerentalgroup.com
SJA Property Management (425) 658-1920 | sjapropertymanagement.com
SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 | suhrco.com
TQ Handyman LLC
Trevor Rose: (206) 222-5129 trevor@tqhandyman.com
Viaclarity Inc (206) 853-1568 | divalerie1259@outlook.com
Weber & Associates Property Management (425) 745-5838
Westlake Associates (206) 505-9400 | westlakeassociates.com
White Clover Properties (425) 230-6000 | whiteclover.org
Windermere Property Management / JMW Group (206) 621-2037 | windermere-pm.com
Windermere Property Management / WPM South, LLC
Ed Verdi | (253) 638-9811 | wpmsouth.com
WPI Real Estate Services, Inc. (206) 522-8172 | wpirealestate.com
Azibo | Financial Services Platform (855) 920-3565 | azibo.com
Gatewise | Simple Multifamily Smart Access
Kurtis Gilbreth (404) 985-1247 | gatewise.com
Allied Property Experts (206) 717-5777 | apex-re.com
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com Cornell & Associates Inc (206) 329-0085 cornellandassociates.com
Lee & Associates Multifamily Team Candice Chevaillier (206) 284-1000 | lee-nw.com
Madrona Real Estate
Bradford Augustine (206) 538-2950 | MadronaRealEstate.com
McCue & Associates, Inc (425) 748-9902 | scott@mccueproperty.com
Next Brick Property Management (425) 372-7582
North Pacific Property Management (206) 781-0186 | (800) 332-1032
northpacificpropertymanagement.com
Paragon Real Estate Advisors, Inc.
Vendor of the Year | 2016 | paragonrea.com (206) 623-8880 | (800) 643-9871
Park 52 Property Management
Paul Jakeman | (253) 473-5200 | park52.com
People’s Real Estate, Inc. (425) 442-9941 | peoplespm.com
Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com
Real Estate Investment Services (REIS) Lakewood: (253) 207-5871 Seattle: (206) 319-5981 | REISinvest.com
SJA Property Management (425) 658-1920 | sjapropertymanagement.com
Sound Reatly Group
Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com
SUHRCO Residential Properties (425) 455-0900 | (206) 243-5507 | suhrco.com
Westlake Associates (206) 505-9400
westlakeassociates.com
Windermere Real Estate Commercial Therasa Alston | (206) 650-4777
WPI Real Estate Services, Inc. (206) 522-8172 x105 | wpirealestate.com
Drewett (253) 582-4700 | brinkandsadler.com Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com
ACRAnet (509) 324-1350 | acranet.com Azibo | Financial Services Platform (855) 920-3565 azibo.com
99Gem (206) 579-9533 | D.Perkins5637@gmail.com
Lorna Arnold (206) 276-0588 | shorttermsuites.com
Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139
Bio Clean, Inc. (425) 754-9369 | biocleanwa.com
Conservice (866) 947-7379 | conservice.com
Pacific Publishing Co. | Print & Internet (206) 461-1322 pacificpublishingcompany.com
Renters Marketplace Larry Cutting (425) 277-1500 | rentersmarketplace.com WATER HEATER SALES & SERVICE
365 Plumbing (253) 478-9298 | 365plumbingseattle.com
Day & Nite Plumbing & Heating Inc.
Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net
Greenwood True Value Hardware (206) 783-2900 greenwoodhardware.com
Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com
DE-EL Inc (360) 926-6330 | jwade@deelinc.com deelinc.com
Shine a Blind | Blinds On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net
SRC Windows (253) 565-2488 | (800) 870-2488 srcwindows.com FIRST-TIME DONORS Start small – even a little helps. Small contributions collectively make a big impact on local legislation. Your first donation defends your rights as a small housing provider. REGULAR DONORS Thank you for supporting RHA and fellow housing providers statewide. Help us reshape local politics in Washington: consider increasing your donation to strengthen RHA’s PAC and drive vital local changes. Support our entire membership by donating and make a difference
How Do I Send an Adverse Action Notice to a Declined Rental Applicant?
Val Kushi | Support Services Administrator | vkushi@RHAwa.org | (206) 283-0816
When screening tenants through Azibo you have the option to decline applicants:
• With an Adverse Action Notice
• Decline with a conditional offer
• Decline with no notice
Azibo offers you the option to generate and send an Adverse Action Notice (AAN) to a declined applicant [which is required under WA State law].
To decline your applicant, you will first navigate to the Renter Screening section.
Locate the application you will be declining, and click it to enter the Applicant Details section.
Select ‘Decline’ where a sidebar with rejection options will open.
In this sidebar, you will also have the option to view and download an Adverse Action Notice sample document.
Input the reason for denial, and continue to review and complete the rejection of the applicant.
As soon the rejection is completed, a badge will appear next to the renter indicating the rejection:
Your applicant will receive an email notifying them that their application has been updated.
When your applicant logs in, and navigates to their Applications tab, they will see a banner indicating the details for the application updates. They can download this Adverse Action Notice from the details banner, or from their document tab for their reference.
If you are rejecting an applicant with a conditional offer: You will have the option to increase payments, request a qualified guarantor, or indicate ‘other’.
To decline your applicant with a conditional offer, you will navigate to the Renter Screening section.
Locate the application you will be declining, and click it to enter the Applicant Details section.
Select ‘Decline’ where a sidebar with rejection options will open.
Input the reason for denial and include your conditional offer expectations. These conditional offer details will be pre-populated in the payment terms generated on Azibo. Click continue to move through the lease generation workflow and begin inputting the rest of the payment terms.
If you require further assistance, Azibo’s Customer Specialists are available to walk you through the platform or answer any questions you may have. They can be reached via email at support@azibo. com or by calling (855) 920-3565.
This article was selected from the Azibo Help Center
Val Kushi
CROSSWORD PUZZLE
CITIES WITH RENTAL INSPECTION PROGRAMS
Down
1. The only city (as of March2025) to prohibit rent increases on unregistered properties as of2024.
2. The first city in Washington that tried to implement a rental inspection program in 1984, was overturned by an RHAWA backed lawsuit, then reinstated in 2014.
3. The first city to successfully pass a rental inspection program in 1997.
Across
4. The city with the most recently implemented inspection program in Washington in 2024.
5. First city in the Seattle metro area to successfully implement an inspection program in 2011.
6. Another recently implemented program in the Seattle metro area in 2021.
Note: Solution will be in the next issue of the CURRENT.
RHAWA is thrilled to announce we are taking our beloved annual Spring Workshop and Tradeshow on the road. This year, we're making it easier for you to get up to speed on new laws, market trends, and best practices in a single day – wherever you live! Hear from housing providers, property managers, attorneys, financial experts, and more to build your knowledge base and run your rental properties with confidence.
South Puget Sound
May 8
Performing Arts & Event Center
Date: May 8, 2025
Time: 9:30am - 4:00pm*
Place: Performing Arts & Event Center
31510 Pete von Reichbauer Way S Federal Way, WA 98003
Phone: (253) 835-7010
This state-of-the-art venue is conveniently situated in the heart of Federal Way, offering easy access for both local and out-of-town attendees. For those traveling from afar, the venue is just a short drive from Seattle-Tacoma International Airport (Sea-Tac), making it a hassle-free destination. Additionally, the area boasts a wide range of hotels and restaurants within a few miles, ensuring comfortable accommodations and dining options for all our guests. Whether you're coming from nearby or across the state, the Event Center provides a welcoming and accessible location for an unforgettable experience.
* Tentative time subject to change.
We will have a variety of local vendors and sponsors at each of our events for you to mingle and network with. You’ll engage with RHAWA’s vendor members to explore valuable housing industry products and services.
Get ready to join us at any of the following locations!
North Puget Sound May
15
Embassy Suites by Hilton
Date: May 15, 2025
Time: 9:30am - 4:00pm*
Place: Embassy Suites by Hilton 20610 44th Ave West Lynnwood, WA 98036
Phone: (425) 775-2500
This premier venue offers exceptional convenience for attendees, whether you're local or traveling from afar. Situated just off I-5, the hotel is easily accessible by car, and for those flying in, it’s only a 30-minute drive from Seattle-Tacoma International Airport (Sea-Tac). The Embassy Suites by Hilton provides spacious accommodations, complimentary breakfast, and evening receptions, ensuring a comfortable stay for out-oftown guests. Additionally, the surrounding area features a variety of dining options and shopping destinations, all within a short distance. offering ample time to enjoy the program and connect with fellow attendees.
Eastern Washington May 22
CenterPlace Regional Event Center
Date: May 22, 2025
Time: 9:30am - 4:00pm*
Place: CenterPlace Regional Event Center 2426 North Discovery Place Spokane Valley, WA 99216
Phone: (509) 720-5200
Nestled in the heart of Eastern Washington, this modern and versatile venue is easily accessible for attendees from Spokane Valley, Spokane, and beyond. For those traveling from out of town, the venue is just a short drive from Spokane International Airport (GEG), making it a convenient destination. The CenterPlace Regional Event Center is surrounded by a variety of hotels, restaurants, and shopping options, ensuring a comfortable and enjoyable experience for all guests. No matter where you’re coming from—near or far—this event is the perfect destination, combining accessibility with a warm, welcoming atmosphere for an event you won’t forget.
Don’t miss this opportunity to elevate your property management game! Whether you’re in South Puget Sound, North Puget Sound, or Eastern Washington, these events are designed to bring you the latest insights, tools, and connections to thrive in today’s competitive rental market. With expert speakers, hands-on workshops, and a vibrant tradeshow floor, you’ll leave equipped with actionable strategies and a stronger network. Plus, the chance to explore local vendors and sponsors ensures you’ll discover solutions tailored to your needs. Mark your calendars, grab your tickets, and get ready to make 2025 your most successful year yet!
Be sure to register before April 1st for discounted early-bird pricing! Each event will follow the agenda structure below, with speakers and vendors drawn from the area so you can make relevant connections and get information specific to your local laws and trends.
Tickets
are on sale NOW!
$10 DISCOUNT
SALE ENDS ON EARLY BirdMar31
SCHEDULE
9:30am - 10:00am
10:00am - 11:00am
11:00am - 12:00pm
Registration + Exhibitor Reception
Meet and greet exhibitors and fellow members while checking in and enjoying coffee and a quick bite.
Welcome + Keynote
An industry leader shares thoughts on current trends in rental housing and way forward.
2025 Legislative Session Outcomes
RHAWA lobbyist and attorneys will review and discuss the rental housing related bill battles fought, lost and won in the 2025 session.
12:00pm - 1:00pm Lunch + Exhibitor Reception
Best Practices for Reducing Liability in Your Rental Business
1:00pm - 2:00pm
2:00pm - 3:00pm
3:00pm - 4:00pm
Focusing on new laws and trends in the industry, a panel of experts will discuss the growing liabilities in the rental housing business and how to best mitigate various risks. Any recently passed laws will be addressed.
Getting the Most Out of Your Investment
Strategies for buying, improving, holding and selling rental properties to maximize your return on investment. Expert professionals in taxes, estate planning, and real estate investment will discuss current trends and best practices.
Exhibitor Reception
Who’s
Really Exempt
From Rent Control?
A Deep Dive Into Washington’s Affordable Housing Agenda
The study’s findings demonstrate that rent control, despite its good intentions, often leads to reduced investment, shrinking supply, and distorted market dynamics. These outcomes ultimately harm the very people the policies are intended to protect, leaving renters with fewer options, deteriorating housing stock, and increased reliance on government-subsidized programs.
Washington must learn from St. Paul’s mistakes and avoid implementing policies that stifle investment and exacerbate the housing crisis under the guise of affordability.
THE PATH FORWARD: A CALL TO LAWMAKERS
There is no reason to impose rent stabilization on any housing provider, private or subsidized. If affordable housing projects must meet specific revenue requirements to stay viable, why wouldn’t the same principle apply to private market rental housing providers?
RHAWA supports building more affordable housing. Washington needs a massive expansion of housing at all income levels. But this should not come at the expense of the private market, which provides the real-life affordable housing that Washingtonians rely on, not just the “affordable housing” that subsidized loans and their investors want.
One of the great mistakes is to judge policies and programs by their intentions rather than their results.
– Milton Friedman
“ ”
Somewhere, someone isn’t telling the truth about why these policies are being pushed. The data contradicts the narrative. The science shows that rent control discourages housing production, worsens affordability, and creates systemic inefficiencies and market distortions.
"One of the great mistakes is to judge policies and programs by their intentions rather than their results." – Milton Friedman
Washington lawmakers must decide: will they create policies that actually increase housing supply, or double down on failed systems that shrink it?
The choice should be clear.
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A Brief History of Water Heaters: PART I
Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year
“Once Upon a Time….water heaters, all water heaters, use to last at least a dozen years, and often even twice that. And we never, ever use to see things like those little expansion tanks, earthquake straps, pans, or stands on water heaters. What happened? Why have these things changed? Is it just more Code Bureaucracy? Is it cheaper, lower manufacturing standards? What’s happened?”
When I started plumbing many decades ago, most water heaters were the standard 40-, 52-, or 66-gallon tank water heaters, and it wasn’t unusual to change a leaking water heater that was 15 to 25 years old. Many of the components now required by code just didn’t use to be installed. You never saw them. Things seemed to work fine and last a long time. What’s happened?
except at a Plumbing Shop. For a long time, even local hardware stores didn’t have plumbing fixtures; just a few toilet-repair parts, and faucet washers.
Then in the 80’s the first ‘big-box Home-Center’ stores started on the East Coast and moved west, and in 20years they were everywhere; and the DIY (Do It Yourself) market exploded. Everything anyone wanted for home improvement, including all plumbing fixtures and supplies, was readily available, and in many places, there were even quick little workshops to show you how easy it is to do things yourself; so, you could avoid those expensive trades-people and even those pesky government codes if you wanted to.
In this and the next one or two articles I’ll share a brief history of water heaters and what’s behind some of the changes that have been made. …
Expansion Tanks
Many (30+) years ago everyone living in any city in North America, had either a very basic water meter out at the street or no water meter at all and just an in-ground shut-off. If you wanted a sink, toilet, or water heater, there were very few places to get anything like that
Interestingly, at about the same time, Water Purveyors (the people responsible for City/County water supplies), and BackFlow Device Testers started noticing a huge increase in ‘cross-connection’ events, especially in residential areas. A cross-connection event means that the potable drinking water system has been contaminated somehow. And it soon became apparent that the increase in these events was likely related to all the DIY projects happening everywhere. So, to protect the City/County water supplies, most of the public water systems started to install new water meters that had ‘check-valves’ in them, ( the old ones didn’t). With these new water meters, once the water went through it, it couldn’t go backwards, or ‘back-flow’ back out into the potable water supply; and that completely
changed the dynamics of every water system that was served by these new water meter.
Why? Mainly because in the morning when everyone showers and uses a lot of hot water, it has to be replaced with fresh, cold water. And when cold 45-degree or 50-degree water is heated to 120 degrees, the water physically expands and grows significantly; 40 gallons becomes 40.7 gallons, 50 gallons becomes 50.8 gallons, etc. And if everyone has gone to work or school and no one uses any water, where does that ‘extra’ ½ to ¾ gallons of water go? Well, it used to just go backward out into the City Main through the old water meters, but if the water meter is newer and has check valves in it, it can’t. And if it can’t go backward, (or into a properly installed expansion tank), the pressure increases hugely on the water system until the water heater’s relief valve starts to leak or ‘pop off’ and relieve the pressure, (assuming the relief valve was still working properly). By that time the big pressure increase had already started to do its damage on the different parts of the water system. High pressure like that is hard on all the water valves, and every time there is a big pressure increase, it can cause the sides of the water heater to bulge or swell slightly, just enough to crack the ‘glass lining’ that protects the inside of the steel tank on the water heater. Then, thousands of tiny cracks in the glass lining + fresh water + steel = corrosion = leaks. Leaks much, much sooner… years sooner …than necessary or normal for that tank.
This is such a basic, fundamental issue, that every single manufacturer of water heaters voids the unit’s warranty if its installation doesn’t include (among other things) a properly installed expansion tank and/or relief valve that is maintained (checked) annually.
When installed, the expansion tank should be ‘tuned’ to that specific system. Expansion tanks have an air chamber and a water chamber, and the pressure of both needs to be about the
same. The chambers are separated by a butyl/rubber bladder so the water and air don’t touch, because that would cause the water to absorb the air bit by bit, and over a year or two the ‘balance’ would be gone. Imagine what would happen to the room in the air chamber if the water pressure was 80 psi and the air pressure was 30 psi; the higher water pressure would push the bladder way over and greatly reduce the room for expansion into the air chamber when heated, expanded water needed a place to go to.
Some manufacturers of expansion tanks claim that their ‘pre-charge’ of 40-psi or 50-psi is close enough to most of the water pressures on most water systems. Well, perhaps so; but in our company it’s simply lazy not to be sure and balance the air side to the water pressure. Also, we recommend that it be checked annually with the water heater’s annual maintenance because you never know what will happen in the local neighborhood water pressure or if the bladder has failed prematurely.
Next month, join us to explore some of the other changes that we see nowadays on water heaters….
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.
Bruce Davis, Sr.
MAKE EDUCATION YOUR
Denise Myers | Program Director | dmyers@RHAwa.org | (206) 905-0614
Now in our fourth year, the Property Manager (PM) Series has been updated with a fresh look, all state-licensed Real Estate instructors and a few new and revised classes. All classes will be a little more interactive so during these weekly ONLINE sessions you can get to know some of your fellow students across the state! While the series is designed with the property management professional in mind and includes a career-building focus, most of the classes are equally relevant to the self-managing property owner as well. If you missed the first three class sessions, that's OK! Just don't miss the rest!
PM
SERIES-01: BUILDING A CAREER IN THE HOUSING INDUSTRY
When: Thursday, February 13 | 12-1pm
Instructor: Kathryn Shabalov, PM Professional In this session, you will learn best practices for developing a successful and satisfying career in the housing industry. We will explore:
• Various career opportunities in the industry and how to develop a career as a real estate professional.
• Education and licensing requirements in Washington State.
• Standards for professional appearance, behaviors, and communication.
PM SERIES-02:
HARASSMENTS PREVENTION & RESOLUTION
When: Thursday, February 20 | 12-1pm
Instructor: Michael Chin, Civil Rights Attorney In this session, you will learn best practices for creating and participating in a safe rental housing environment where harassment of any kind is not tolerated amongst tenants, employees, management, vendors or property owners. We will explore best practices for:
• Prevention of sexual and other types of harassment.
• Promoting diversity, equity, and inclusion in the workplace.
• Reporting unethical behaviors.
PM SERIES-03: FAIR
HOUSING BASICS
When: Thursday, February 27 | 12-1pm
Instructor: Maxwell Glasson, Housing provider-Attorney In this session, you will learn best practices for providing fair and equal housing opportunities to prospects and tenants. We will explore:
• Protected classes in various jurisdictions, including source of income and criminal history.
• How to process accommodation requests, including use of service animals.
• How to respond to retaliation and harassment claims involving tenants and/ or staff members.
PM SERIES-04: MARKETING
YOUR RENTAL
When: Thursday, March 6 | 12-1pm
Instructor: Kathryn Shabalov, PM Professional In this session, you will learn best practices for understanding and managing your company's presence in your market area. We will explore:
• Technology and methods for conducting an accurate market survey.
• How to evaluate your property and set rent based on analysis of comparable properties.
• Monitoring feedback and managing your company reputation.
PM SERIES-05: WORKING WITH PROSPECTIVE TENANTS
When: Thursday, March 13 | 12-1pm
Instructor: Christopher Cutting, Attorney In this session, you will learn best practices for working with prospective tenants close sales quickly with qualified tenants while following all fair housing laws. We will explore:
• Responding to inquiries, explaining rental terms and screening criteria.
• Effective and safe techniques for showing the property.
• Evaluating applications and properly following up with all applicants.
PM SERIES-06: LEASING AND MOVE-IN
When: Thursday, March 20 | 12-1pm
Instructor: Cory Brewer, PM Professional In this session, you will learn best practices for starting a new tenancy. We will explore:
• Setting lease terms to comply with all local laws
• Reviewing expectations and properly executing the lease
• Welcoming new tenants and move-in logistics
YOUR PRIORITY IN 2025
Register today for individual classes at RHAwa.org/events. All class sessions are presented Online Only. The entire series will be available ONDEMAND in June 2025.
Licensed real estate professionals can earn 12 continuing education clock hours after completing all 12 courses on May 1. Read on to get a better idea of what we’ll cover in each class…
Event Cancellation and Other Policies https://www.RHAwa.org/cancellation-policy.
PM SERIES-07: TENANT & CLIENT RELATIONS
When: Thursday, March 27 | 12-1pm
Instructor: Kathryn Shabalov, PM Professional In this session, you will learn best practices for managing good working relationships with your residents. We will explore:
• Building relationships and creating a sense of community
• Responding and following up to issues and maintenance requests.
• Managing incident reporting, including documentation and taking corrective action.
PM
SERIES-08 MANAGING RENTS AND FEES
When: Thursday, April 3 | 12-1pm
Instructor: Christopher Cutting, Attorney In this session, you will learn best practices for managing rental operations income. We will explore:
• Securing and processing lease renewals.
• Giving notice to increase rent in compliance with local laws.
• Charging and collecting fees appropriately.
PM SERIES-09: PARTNERING WITH COMMUNITY
When: Thursday, April 10 | 12-1pm
Instructor: Kathryn Shabalov, PM Professional + In this session, you will learn best practices for establishing effective working relationships with organizations that support tenants. We will explore:
• Your responsibilities when working with prospective tenants on rental assistance.
PM SERIES-10: ASSESSING DAMAGE RESPONSIBILITY
When: Thursday, April 17 | 12-1pm
Instructor: Chris Benis, Attorney
In this session, you will learn best practices for determining damage responsibility and handling deposit accounting and refund when the tenant moves out. We will explore:
• Determining what damages are from “ordinary use.”
• Laws that address who is liable in specific situations.
• Required timing and procedure for deposit return.
PM SERIES-11: EVICTION LAWS AND PROCEDURES
When: Thursday, April 24 | 12-1pm
Instructor: Christopher Cutting, Attorney In this session, you will learn best practices for enforcing compliance with rental terms and managing other circumstances that require ending a tenancy. We will explore:
• Notices and eviction procedures for rules violations.
RESOURCES
• Connecting tenants in crisis situations to appropriate support organizations.
• Partnering with organizations that place individuals in housing.
• Notices and procedures for non-payment, including the Eviction Resolution Pilot Program.
• Other good causes to end tenancy and related procedures.
• Best practices when preparing for court, what to expect in court.
PM SERIES-12 HOUSING INDUSTRY LEGISLATION
When: Thursday, May 1 | 12-1pm
Instructor: Christopher Cutting, Attorney
In this session, you will learn how to participate as an active stakeholder in setting of housing policy. We will explore:
• Recent and pending legislative changes impacting Washington housing providers.
• The impact of voting and communicating with state and local representatives.
• How to actively participate through industry advocacy groups.
Denise Myers
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For the past 29 years Paragon Real Estate Advisors has been the premier commercial real estate brokerage firm in the Puget Sound. When our expert knowledge of the greater Seattle area is paired with our targeted marketing strategies, our contract negotiation skills, and our vast network of contacts; it is easy to see why we are experts in our market.
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With the recent interest rate drop the market is starting to move! If you have any questions or would like to speak about your personal investment properties and projected market trends, we would be happy to help you. Call us today to speak with one of our specialized commercial brokers to start a free property evaluation.
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About Us
We are very proud to be a family owned and operated company. John, Barry and Jill have been serving RHA Members for over 22 years. Our focus is to solve customers’ roof problems and concerns with a reliable, high-quality roof system. Our dedicated crews take pride in their craftsmanship and treat our customers roofs as if it were our own.
We Stand by Stability
Polyflex G (torch down) provides an exceptionally durable roofing product and provides long-term weathering performance. With a granulated surface, Polyflex G exceeds all minimum ASTM standards for tensile strength, puncture resistance and flexibility. This torch down roof membrane is ideal for Northwest roofs; where common branches sometimes fall or residents want a roof-top patio. We stand behind Ployglass APP Membranes with the most reliable warranties in the industry. Their warranty provides extended protection, assuring the optimum system performance is guaranteed.
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EGH inspires homeless women to transform their lives. Through services offered, women can meet immediate needs, as well as long-range goals to break the cycle of homelessness.
Learn more about EGH and how you can help at eghseattle.org. Thank you.
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YOUR SUPPORT BUILDS STRONG CONNECTIONS
Representative Andrew Barkis, a long-time advocate for rental housing providers will return to Olympia this January thanks to your support. His work aligns with RHAPAC’s goals for 2025, advancing policies that benefit housing providers, tenants, and communities statewide.
The RHA Political Action Committee (RHAPAC) bridges the gap between housing providers and lawmakers, fostering collaboration to strengthen the rental housing industry. In the 2024 election, RHAPAC supported qualified candidates and continues to work in Olympia for fair policies that protect your business and promote statewide housing growth.
All re-elected with the help of your donations!
Your contributions make it possible to elect leaders who work for you. Together, we will build a stronger future for housing. Build with the PAC. DONATE TODAY.
For more information on how to make a contribution, visit
Al French was re-elected as Spokane County Commissioner, continuing his advocacy for pro-housing policies.
Annette Cleveland’s key vote prevented rent control in the 2024 Legislative Session.
Ron Muzzall weathered the storm of an incredibly close race this year with help from RHAPAC.
UNITED WE STAND, TOGETHER WE DEFEND
The Legal Defense Fund (LDF) is your shield and spear against unjust laws and government overreach. Like Spartans in battle, we stand strong to protect your rights and defend your livelihood. From rent control to constitutional challenges, the LDF is here to ensure fairness and justice for rental housing providers across Washington State.
McCready/Margola
But even the strongest phalanx needs every warrior in formation. Your support strengthens our fight. Every contribution empowers the LDF to defend and attack on behalf of rental housing providers. We’re