RHAWA is hitting the road this May—bringing expert education, industry updates, and powerful networking opportunities directly to your region.
We’re making three exclusive stops across Washington throughout the month—and seats are filling fast.
South Puget Sound | May 8
Federal Way, Performing Arts & Event Center
North Puget Sound | May 15
Lynnwood, Embassy Suites by Hilton
Eastern Washington | May 22
Spokane Valley, CenterPlace Regional Event Center
Luke Brown | Marketing & Sales Associate | lbrown@RHAwa.org
As peak leasing season quickly approaches, it’s time for housing providers to ensure their properties are in top shape to attract and retain quality tenants. The real game-changers for this season are the trades: professionals who can make your property not just habitable but truly market-ready. RHAWA’s online and print vendor directories offer a wide variety of skilled tradespeople who can help you elevate your rental business to new heights.
From painters and landscapers to plumbers, electricians, and general contractors, these experts can address cosmetic and functional needs alike. A fresh coat of paint, meticulous landscaping, and well-maintained utilities can all significantly boost a property’s appeal. In Washington’s competitive rental market, standing out is crucial. By investing
| (206) 905-0610
in professional trade services, you’ll showcase a commitment to quality that prospective tenants notice immediately—often leading to faster leasing and higher rental rates.
Moreover, engaging qualified trades ensures that the work is done right the first time, avoiding costly emergencies or DIY mishaps. By adopting a proactive approach to maintenance, you can mitigate risks and extend the longevity of various systems within your property, ultimately saving time and money. What’s more, reliable trades professionals stay updated on evolving industry standards and can recommend improvements that resonate with modern renters— think energy-efficient installations, contemporary fixture updates, and practical layout enhancements.
Not sure where to start? That’s why
RHAWA’s Vendor Directory exists. It is curated with professionals who understand the unique demands of rental properties. By partnering with these trades, you’ll be well-prepared to welcome new tenants confidently and keep current residents satisfied.
In short, don’t let leasing season
catch you off guard. Now is the perfect time to make strategic upgrades and complete essential maintenance. Tap into our online and print vendor directories, connect with industry-leading trades, and give your rental business the boost it needs to thrive in the upcoming leasing rush.
Administrative
Chloe Moser: cmoser@RHAwa.org
Board Administrator Jim Nell: jnell@RHAwa.org
Creative Director
Sisi Mereness: (206) 905-0605
Deputy Director Melissa Canfield: (206) 905-0615
Engagement Coordinator
Daniel Bannon: (206) 905-0609
Engagement Coordinator
Daniel Klemme: (206) 905-0611
Marketing & Sales Associate
Luke Brown: (206) 905-0610
Program Director
Denise Myers: (206) 905-0614
Public Affairs Manager
Corey Hjalseth: (206) 905-0603
Support Services Administrator Val Kushi: (206) 283-0816
Support
Support
tion. High-resolution (300 dpi) graphics and photos should be sent separately. Deadlines are generally 30 days before the issue date, which is the first of each month. The editors reserve the right to edit, revise, or reject any submitted material. Submit to publications@RHAwa.org. Advertise
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.org/products/education
When: Thursday, May 1 | 12-1pm
Cost: $30 Members | $90 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. In this session, you will learn how to participate as an active stakeholder in setting 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. Instructor: Christopher Cutting, Landlord-Tenant Attorney
Location: Federal Way Performing Art Center
When: Thursday, May 8 | 9:30am-4pm
Cost: $85 Members | $125 Guests (Advance Registration Recommended)
Join us for an eye-opening event where you’ll gain essential insights into the latest rental regulations, discover smart tactics to reduce liability, and get inspired by real-world strategies for building long-term wealth in the rental industry. Our dynamic lineup of speakers includes top attorneys— Chris Benis, Christopher Cutting, Julie Martiniello, and Sean Flynn —alongside seasoned industry leaders Austin Bowlin, Matthew Layson, and Kathryn Shabalov. Whether you're an experienced investor or just starting out, this is your chance to elevate your rental game and connect with the best in the business. Read more about it on pages 17-20.
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. The May discussion will focus on 1031 Exchanges and RHAWA Vendor members.
• Claim Jumper, Tukwila | Tuesday, May 13, 6:30-8pm
• St. Andrews Pub, Seattle | Thursday, May 15, 6-8pm
• Darcy’s, Spokane Valley | Monday, May 19, 12-1:30pm
• Dave & Buster’s, Bellevue | Tuesday, May 20, 6-8pm
• Ben Dews, Tacoma | Thursday, May 22, 6-7:30pm
*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.
HOUSING PROVIDERS WORKSHOP STATEWIDE TOUR –NORTH SOUND
[ LIVE IN-PERSON EVENT! ]
Location: Lynnwood Embassy Suites
When: Thursday, May 15 | 9:30am-4pm
Cost: $85 Members | $125 Guests (Advance Registration Recommended) Join us for an eye-opening event where you’ll gain essential insights into the latest rental regulations, discover smart tactics to reduce liability, and get inspired by real-world strategies for building longterm wealth in the rental industry. Our dynamic lineup of speakers includes top attorneys— Christopher Cutting, Sean Flynn, and Synthia Melton—alongside seasoned industry leaders, Cory Brewer, Candice Chevaillier, Enrique Jevons, John Mullally, and Jeff Sand. Whether you're an experienced investor or just starting out, this is your chance to elevate your rental game and connect with the best in the business. Read more about it on pages 17-20.
HOUSING PROVIDERS WORKSHOP STATEWIDE TOUR –EASTERN WA
[ LIVE IN-PERSON EVENT! ]
Location: Spokane Valley CenterPlace Regional Event Center
When: Thursday, May 22 | 9:30am-4pm
Cost: $85 Members | $125 Guests (Advance Registration Recommended) Join us for an eye-opening event where you’ll gain essential insights into the latest rental regulations, discover smart tactics to reduce liability, and get inspired by real-world strategies for building longterm wealth in the rental industry. Our dynamic lineup of speakers includes top attorneys— Chet Baldwin, Sean Flynn, Maxwell Glasson, Steven Schneider, and Eric Steven—alongside seasoned industry leaders, Max Frame, Bryan Gwynn, Daniel Klemme, and Tyler Vinson. Whether you're an experienced investor or just starting out, this is your chance to elevate your rental game and connect with the best in the business. Read more about it on pages 17-20.
When: Wednesday, May 29 | 3-4pm
Cost: $30 Members | $90 Guests
Do you have Burien multifamily rental 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 the city program representative Manuela Ginnett will walk us through the registration process, a typical inspection, and what happens if you need to make corrections.
Please note that the Burien registration and inspection requirement only applies to residential multifamily rental properties with two or more units.
With the addition of a new local law in summary for the City of Woodinville, we’ve added another City Law Summary article the Support Center and have updated to the following general tools that aggregate local law details into easy-look-up charts all updated with Woodinville details:
First, the WA State and Local Law Chart covers several different types of laws such as registration and inspection, use of social security numbers, special tenant’s rights information required, amount of move-in fees and installment periods, rent increase notice periods, the regulation of late fees, and how tenancies can be ended by the landlord. This chart is useful if you manage properties in several areas and need a quick reference to see how much notice is needed for that rent increase in Issaquah, or if there is a cap on move in fees in Burien. A link to the actual legal code is included for each city so you can check details as needed.
Another chart focuses in on one very complex area of the law usually referred to as, “just cause eviction” or “good cause to end tenancy.” Since the State law version and pre-exiting Seattle, Auburn and Burien and Federal Way versions were not difficult enough… King County, Kenmore and SeaTac had to jump on the bandwagon and create their own version of “just
causes” to terminate tenancies. Our article Good Cause to End Tenancy (Statewide Guide), and the form End of Tenancy Notice will help you make sense of how much notice to provide based on the circumstances and where the property is located.
Municipal codes for 19 different local governments that have rental regulations going beyond registration/inspection. Ten more have registration (some with inspection) but no other tenant protections. Most cities now require having business licenses for each rental property. This Support Center article lists each of the cities, and so far, just one county (King) that have rental regulations. Links to the actual municipal codes and any related law summary articles that we offer are included in the chart.
For each clause in the lease, it will list any special requirements by city or county. For instance, under clause 2, where you specify your late rent fee, there are several areas that limit the fee to either a percentage or in some cases only $10. These limitations are detailed by city or county. Make sure to follow this document closely when filling in your lease.
The following legal forms have also been updated with Woodinville instructions:
This article provides a summary of the following Woodinville policies related to rental housing:
• Notice or Rent Increase
• Move-in Cost Caps
• Move-in Cost Payment Plan
• Notice of Non-Renewal
• Use of SSN in Screening
• Tenant Rights
These policies are found in the following: The Woodinville Tenant Protections WMC 8.16 applies to tenancies governed by RCW Chapter 59.18 (RLTA) and RCW Chapter 59.20 (Manufactured/Mobile Home Landlord-Tenant Act), and is effective April 12, 2025.
Notice or Rent Increase
Any rental agreement or renewal of a rental agreement entered into following April 12, 2025, shall include, or shall be deemed to include, a provision requiring not less than:
• 120 days' written notice for combined rent and/or increases* greater than three percent (3%) above the previous combined rent and fees; or
• 180 days' written notice for combined rent and/or increases* greater than ten percent (10%) above the previous combined rent and fees.
*Any increase in fees charged to a tenant shall be deemed to be a rent increase, along with any increase in base rent.
As required under WA State law, 60 days' written notice for any rent increases 3% or less.
If the rental agreement governs subsidized housing where the amount of rent is based on the income of the tenant or circumstances specific to the subsidized household, the landlord shall provide a minimum of thirty (30) days' prior written notice of an increase in the amount of rent to each affected tenant.
The total of all move-in fees and deposits charged by landlord must not exceed one month's rent, except in subsidized housing where the monthly rent is based on the tenants income.
Tenants entering rental agreements with terms lasting six or more months may choose to pay their move in fees and security deposits in six equal monthly installments over the first six months occupying the dwelling unit.
Tenants entering rental agreements with terms lasting fewer than six months or month-to-month rental agreements, may choose to pay move-in fees and security deposits in two equal monthly installments over the first two months occupying the dwelling unit.
Continued on page 10
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org | (206) 905-0603
As we enter the month of May and the flowers begin to bloom, it’s also an indicator that the filing deadline for those wishing to run for public office is approaching. 2024 was a statewide and national election year, but 2025 will be more focused on local races. While the theatrics and the glamour of statewide and national races are a big draw, people often ignore the significant impact that their local city leadership can have on how they live and operate in their daily lives.
I sat down with Spokane Councilmember Jonathan Bingle, who is running for his second term and represents the minority conservative voice on the council, along with Councilmember Michael Cathcart. Bingle, who was born and raised in Spokane, represents District 1, which encompasses parts of downtown, the hospital core, Hillyard, Logan, Shiloh Hills, and several other neighborhoods. He and his wife are blessed with a 4-year-old and 20-month-old twins who keep them extremely busy.
Before his time running a small business and entering politics, Bingle started a church with his father and served as the Youth Pastor while his father served as the Lead Pastor for the congregation. This calling took Bingle and his father to many different places all over the world to participate in ministry work. “Definitely brings a different perspective to the United States and how great it is despite all its foils and the real issues we’re dealing with. I would take ours over anybody else’s any day of the week,” Bingle said.
What was the primary draw for you to pursue public office?
“I’ve always known I was going to be in politics. This is what God made me for. I have known it my entire life, but it was really COVID. We own an events and entertainment business, and Washington was shut down longer than every other state in the country. When you specialize in people gather-
That is constantly on my mind because my people need housing that’s affordable, and I want to do everything I can to make sure that’s possible in the City of Spokane.
– Jonathan Bingle “ ”
ing and you can’t gather, that kills your business.” Bingle said, speaking to the events and entertainment business that he owns and operates. With Washingtonians forced to abandon gatherings for such an extended period, Bingle started a small home remodeling business in the interim.
What are some infrastructure projects in Spokane that you would really like to address?
“The big push for me this year is going to be on infrastructure funding specifically because Spokane has unique challenges that other cities and counties in the state don’t have, in that we have something in our charter that keeps us from being able to bond out for infrastructure. Which is a massive downside for us, and so we actually could fund some of the bridge repair and things like that we need by actually taking out bonds against them.”
He drew attention to the Maple Street Bridge as well because Maple Street was originally a toll bridge, but the tolls were removed once the bridge was paid off, but bonding infrastructure would help the city immensely.
What would you like to convey to our membership and readers in Spokane about rental housing policy?
“I have opposed the landlord tenant regulations that have been really poor for landlords and housing in that regard. I oppose rent control measures that are trying to be implemented here and across the state because it’s bad for housing, it’s bad for renters, it’s bad for everybody. People in my district who tend to be more low-income tend to also disproportionately rent, and so I want affordable rental housing, and that’s always in the forefront of my mind. How can we make it to where it is a good ripe city for investment? Because for us to drive down prices, we need to drive up supply. So how can we get more built as quickly as possible, and how can we oppose all of the unnecessary and really damaging legislation that’s going to hurt rental housing? That is constantly on my mind because my people need housing that’s affordable, and I want to do everything I can to make sure that’s possible in the City of Spokane.”
Councilmember Bingle also wants to address public safety, homelessness, and building a new jail, as Spokane’s current building is typically at almost double the capacity of its intended occupancy.
Keep an eye out for more coverage of Councilmember Jonathan Bingle as we move through the 2025 election year. If you would like to help support candidates who understand the concerns of small rental housing providers, be sure to donate to the RHAPAC at RHAwa.org/pac.
Daniel Klemme | Membership Development & Government Affairs |
In my previous article, The Elephant in the Room, I examined the stark reality of Washington State’s housing crisis—where federal and state policies, ostensibly designed to reduce homelessness, have ironically entrenched it. Initiatives like the U.S. Interagency Council on Homelessness’s (USICH) All In strategy set ambitious goals but failed to deliver measurable results. Similarly, the widely promoted Housing First approach, while rooted in compassionate intent—or at least marketed as such— was implemented without performance-based accountability. The result was skyrocketing homelessness, even as bureaucratic and nonprofit entities profited from an ever-growing flow of taxpayer dollars.
I also exposed how Continuums of Care and the federally mandated Pointin-Time Count inadvertently reinforced a funding model that prioritized management over resolution. The outcomes speak for themselves. Washington’s chronic and unsheltered homelessness has surged far beyond national averages, despite billions poured into programs that consistently fail to deliver.
That article ended with a warning: If state leaders continue to reject deregulation and market-driven solutions, Washington’s housing crisis will deepen.
That was three months ago. Since then, the Trump administration has begun dismantling the very bureaucratic frameworks that have long defined housing and homelessness policy. USICH has been slated for elimination. HUD faces sweeping budget cuts. The Community Development Financial
Institutions Fund, a financial pillar of the affordable housing industrial complex, is now on the chopping block.
In short, the regulatory forest is being clear-cut. The question now is whether this aggressive deregulation will stimulate sustainable growth or simply add chaos to an already fractured housing landscape.
This article explores what’s changed, the implications for housing and homelessness policy, and whether this disruption will clear a path for reform or remove the last remaining safeguards in a struggling system.
Most Americans have never heard of
Community Development Financial Institutions, or CDFIs. Yet for decades, they served as a financial foundation of the affordable housing industrial complex. That is, until a recent executive order from the Trump administration erased them from the federal budget with the stroke of a pen.
The executive order didn’t just shrink HUD or shutter USICH. It went further by targeting the Community Development Financial Institutions Fund—a federal mechanism that funneled billions of taxpayer dollars to politically aligned intermediaries. While HUD and USICH operated in the spotlight, CDFIs worked in the shadows. They didn’t just administer programs; they moved capital, shaped development priorities, and influenced which housing models thrived or failed.
CDFIs were presented as mission-driven lenders filling gaps left by traditional banks. In theory, they supported small businesses, community centers, and affordable housing. In practice, they evolved into powerful financial intermediaries with clear ideological preferences—often directing funding toward regulatory-heavy housing models, politically connected nonprofits, and tenant advocacy groups. Many of these groups actively lobbied for:
• Rent control and rent stabilization
• Eviction moratoria
• Increased regulation of private landlords
• Prioritization of nonprofit developers over private-sector providers
These were not just financial decisions. They shaped policy and market dynamics across cities and states.
The Language Was Clear
The executive order states: “The non-statutory components and functions of the following governmental entities shall be eliminated to the maximum extent consistent with applicable law…”
which allowed indirect lending through CDFIs rather than direct engagement with low-income borrowers.
Few in the housing sector fully grasped how deeply embedded CDFIs had become in the regulatory landscape. Their influence was buried beneath layers of
Among the entities named: the CDFI Fund. With that single line, the federal government severed a key artery of funding—one that had long sustained the nonprofit development lobby and institutionalized regulatory preference.
HOUSING POLICY
For decades, Community Development Financial Institutions (CDFIs) quietly shaped housing policy, channeling billions through federal programs, private banks, and nonprofit developers. Though largely invisible to the public, CDFIs held significant influence over which housing models were financed and what policies advanced at the state and local levels.
CDFIs were created as mission-driven institutions to finance underserved communities—supporting small businesses, community centers, and affordable housing. Their capital came from federal grants, tax credits, and investments by banks incentivized under the Community Reinvestment Act (CRA),
projects—while sidelining initiatives outside that mold. Without CDFI-aligned designs, developers often couldn’t secure financing.
Title: Affordable Housing Capital Stack
Caption: CDFI loans often filled the gap between soft debt and senior debt, becoming essential to making complex capital stacks work in projects dependent on subsidy.
2. Funding Advocacy to Influence Regulation
CDFIs didn’t just fund housing—they funded the politics that shaped it. Many directed capital toward nonprofit advocacy groups lobbying for policies like rent control, eviction moratoria, and increased regulation of private housing providers. These groups not only influenced legislation but also benefited from the financing structures and exemptions embedded in the policies they helped advance.
A key example is Washington State Senator Emily Alvarado, who also
work in Washington and Oregon to “create and preserve affordable homes and bring programmatic solutions to scale through policy advocacy.”
Enterprise has financially supported organizations that advocate for stricter regulation of private housing providers, while simultaneously financing and developing the types of subsidized projects that are often structured to avoid those same constraints. The rent stabilization bill currently advancing in Washington State, originally sponsored by Alvarado, exempts many forms of income-restricted housing—including properties financed through tools like the Low-Income Housing Tax Credit (LIHTC), which Enterprise frequently utilizes. While not every LIHTC project is categorically exempt, the bill creates a clear competitive advantage for a class of assets that Enterprise funds, builds, operates, and lobbies for in the legislature. This dual role raises serious ethical concerns and creates the appearance of preferential policymaking.
Meanwhile, Enterprise was receiving
bureaucracy and financial complexity, allowing them to shape systems without public scrutiny.
Title: The Role of CDFIs in the Affordable Housing Capital Stack
Caption: CDFIs provided subsidized capital for politically favored housing models, often directing funding toward projects aligned with regulatory and nonprofit priorities.
On paper, CDFIs helped manage risk and attract public-private partnerships. In practice, they reinforced bureaucratic frameworks and rigid funding criteria that often failed to solve homelessness or increase housing supply.
1. Controlling Capital, Defining Priorities
CDFIs served as gatekeepers to Low-Income Housing Tax Credit (LIHTC) financing, supportive housing, and nonprofit development capital. Their standards favored tightly regulated models—such as permanent supportive housing or mixed-income
serves as a senior official at Enterprise Community Partners, one of the nation’s largest and most politically active CDFIs. According to its own website, Enterprise engages in affordable housing development, financing, and political advocacy—a rare and potent combination that allows it to influence nearly every phase of the housing ecosystem. Alvarado herself, as Regional Vice President, oversees Enterprise’s
millions in federal Section 4 capacity-building grants from HUD. That funding was recently terminated, with HUD citing misalignment with new executive orders. This rare action served as an acknowledgment that taxpayer funds were, at least indirectly, supporting political advocacy through institutional actors.
Always download the latest version to stay in compliance.
GUIDELINES REVISION EFFECTIVE 4/1/2025:
• Language on how to use credit history reflecting recommendations from an April 2024 HUD guideline that have been referenced in WA State fair housing complaints. General recommendation is to avoid blanket denials based on credit score, and instead conduct an individualized assessment establishing business risk before denying tenancy or taking other adverse action.
• More space was provided on the form to enter criteria and other details.
• Woodinville rule on SSN added (see below).
LEASE FORM REVISIONS EFFECTIVE 4/1/2025:
• Inconsistencies in the usage of the terms Premises and Property throughout all versions of the leases/rental agreements were corrected.
• Inconsistencies in cited titles of required addenda were corrected.
• Section 13 – Utilities: The dollar sign was removed from the option to “invoice with limits” allowing user to limit by utility unit measurement instead of dollar amount.
The new revised lease forms were available on our website as of 12/6/2024 to be updated in our digital lease signing package in Azibo the following week.
WOODINVILLE FORM REVISIONS EFFECTIVE 4/7/2025:
Application Criteria Guidelines
Leases (Leasing Requirements by Local Jurisdiction)
Local Law Disclosure – Woodinville
Deposit Payment Schedule (Extended)
Cannot require Social Security Number, even if applicant may have one.
See lease form instructions for Woodinville in Leasing Requirements by Local Jurisdiction.
Tenant rights notice link added to forms page under Leasing and Required Addenda.
Tenants have right to extended 6 month installment plan for move-in costs.
End of Term Notice with Nonrenewal 120 days’ notice for nonrenewal (instead of 60)
End of Term Notice with Lease Extension
End of Tern Notice with MTM Conversion 120 days > 3% and 180 days >10%
Rent Increase Notice
Please contact Denise Myers at dmyers@RHAwa.org or (260) 905-0614 with any questions or comments. We are always seeking to improve our materials and appreciate your feedback.
Continued from page 5
120 days’ notice is required for non-renewal of a lease with a fixed term of six months or longer and is exempted from "good cause termination" as per RCW 59.18.650.
A housing provider:
• Shall not require a social security number for the purposes of screening a prospective tenant, as allowed under RCW 59.18.257.
• May request a social security number of a prospective tenant but shall not refuse to enter into a rental agreement with a prospective tenant because the prospective tenant does not agree to provide a social security number.
• May utilize information including, but not limited to, previous names, addresses, personal references and work history to screen prospective tenants.
• Shall maintain the right to take adverse action because of inaccurate, unfavorable or unavailable screening results.
• A Notice of Tenant Rights must be given to tenant at lease signing and renewal. See Woodinville Tenant Rights webpage for more information.
• Any provisions in a lease or renewal entered into after April 12, 2025 that are in violation of this chapter are considered null and void.
• A landlord and tenant may agree to waive specific requirements of this chapter only if the agreement is in writing but is not part of the standard lease, the tenant has equal bargaining power and is represented by an attorney.
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.
Cory Brewer, General Manager | Windermere Property Management / Lori Gill & Associates | RHAWA Regent & Vendor Member
The property management firm that I’ve been with since 2011 has always held a firm line in that, while technically licensed by the state to do so, our brokers may not engage in real estate sales transactions. We focus on what we excel at: The leasing and management of residential rental property.
As the laws governing landlord/tenant relationships have grown more complex in Washington State (and in particular around the Greater Seattle and Tacoma areas), we have seen an increase in what we refer to as “management takeover” clientele: Owners of tenant-occupied properties have approached us to take over the management, whether they had been self-managing or they are moving their business from another agent, or similar.
When approached with a takeover opportunity, my first question is always, “What’s wrong?” Something clearly has changed… it could be as simple as the owner moving away and wanting to keep someone local overseeing the management, or there could be terrible problems with maintenance, tenant behavior, rent delinquency, and communication… you name it. Not every opportunity is a good one.
One of the common threads we have uncovered is that real estate brokers who focus primarily on sales transactions and do leasing & management
“on the side” or “as a favor” to the client often miss many of the most important steps. One silver lining of the growing complexity of landlord/tenant law has been a shift in direction by the managing brokers of many sales offices, instructing their teams to focus on what they do best (sales) and refer out leasing properties to specialists (much like they bring in a third-party home inspector when representing a buyer client, rather than attempting to do it themselves “as a favor”).
Perhaps the most common mistake that we see is the lack of a formal, signed move-in condition (inspection) report.
Washington State requires that both landlord and tenant sign off on a premove-in condition report as the basis for a landlord to hold a tenant’s security deposit. If there is no such signed document, the tenant can ask for their deposit to be refunded at any point during their tenancy. (When conducted properly, the landlord holds the deposit for the duration of the tenancy and then resolves any expenses or charges, and applicable refund, at the time of move out). Speaking of security deposits, we also find that far too often, these funds are held by landlords or ill-informed licensees in the same bank accounts where rental income funds are deposited. This is known as the co-mingling of funds and is prohibited by law.
Accurate record-keeping, in general, is an area where we have also seen a lot to be desired, such as the lack of a full tenant ledger. There is a program run by the state department
of commerce that allows landlords to claim assistance funds in certain situations, but lack of a full tenant ledger renders them ineligible.
One of the more problematic scenarios that we encounter is a lack of Fair Housing compliance, which can be very troubling. For example, “source of income” has been a protected class in WA state since 2018. What this commonly refers to is the use of a Housing Choice Voucher (aka Section 8 voucher), which is to be considered just the same as a paycheck stub or any other form of funds or income. Unfortunately, some seven years later, we still get prospective tenants asking us, “do you accept Section 8?” Prospective tenants should not have to keep asking this question, however, they do because they are being told by other (uninformed or ill-meaning) landlords & licensees that Section 8 need not apply. This is a HUGE violation of Fair Housing; it sets these landlords up for significant legal/financial liability, and ultimately it makes the housing search more difficult for the prospect. A lose/ lose scenario all the way around.
To bring this full circle: It’s not uncommon to see these part-time or uninformed landlords (and/or agents) be identified as the reason for landlord/ tenant law becoming more complex in the first place. The more often prospects are told that Section 8 vouchers are not allowed, the more opportunities they have to take their stories to the Fair Housing board, to the press … and ultimately to lawmakers who have
largely taken it upon themselves to fix these problems with broad strokes, and paint a narrative that landlords are bad actors, one and all, existing to prey on the vulnerabilities of tenants.
As an industry of leasing and property management professionals, we can change this narrative. Real estate brokers who focus on sales should continue to do so – that is what their brokerages, accounting departments, and educational platforms are built for. On the other hand, leasing & property management brokerages are built for what we do … not sales, but rather leasing, maintenance, rent collection, and proper handling of security deposits in our trust accounts. Not to mention Fair Housing compliance and all things geared toward facilitating a cooperative partnership between landlords and tenants. We can take a lot of pride in what we do, which is provide much-needed rental housing to our local communities. We can do it correctly, with empathy and precision, with integrity, and we can show everyone that we provide value beyond measure. We specialize in what we do, and we excel at it. That’s best for our clients, and that’s best for tenants. It’s a win/win.
Cory Brewer is the Vice President of Residential Operations at Lori Gill & Associates Property Management in Seattle, WA. He oversees a team of 35 property managers who collectively manage 2,200+ rental homes throughout the Greater Seattle Area. He may be contacted via wpme@windermere.com. Visit their website wpmnorthwest.com.
With the 2025 Legislative Session now over, it is time to give a full overview of the ups and downs of this year. Unfortunately, at the time of writing this article, EHB 1217 Rent Control has just passed out of the Senate and will likely move on to the Governor's desk for signature. However, I’m sure you will already be well aware of the status of this bill by the time you are reading this article.
However, Rent Control is only the tip of the iceberg when observing the hard work RHAWA engaged in throughout the 2025 Legislative Session. Long days, weekend meetings, and urgent hearings became the norm for your RHAWA Government Affairs team as we fought back against the slew of regulations the legislature proposed this year. Below is a full breakdown of all the accomplishments and hard work we engaged in this year, including all dead bills we advocated against and all the legislation we promoted, as well as our incredible media campaign and membership engagement in the 2025 Legislative Session.
SB 5222 (EHB 1217 Companion Bill)
The version of rent control that was originally proposed in the Senate did not even make it out of the committee. It was voted out of the Senate Housing Committee but never had a hearing in the Senate Ways and Means Committee and so was a dead bill near the end of February, which significantly streamlined our advocacy efforts for the rest of the 2025 Session.
SB 5469: Prohibiting Algorithmic Rent Pricing
This bill, which would have prohibited housing providers from collecting and
analyzing rental data, died in the House Appropriations Committee in early April. The bill would have regulated access to pricing tools, which would have gone far beyond regulations that any other industry is subject to. Analyzing data in order to set prices is a process involved in the pricing of any good, and this bill failing is a huge win for business in general in Washington state.
SB 5496: Limiting Homeownership
This bill would have set a hard limit on the number of single-family homes an individual or business is allowed to own. If this bill were to have passed, it would have set a dangerous precedent for the government’s ability to restrict your right to property, which is a fundamental right going back to the foundation of our country. This bill died in the Senate Rules Committee in the middle of March.
Keep in mind, these are only the bills that were dead at the time of writing this article. Check out the RHAWA Blog for an up-to-date list of all dead bills when the 2025 Session concludes.
RHAWA helped promote several key pieces of legislation that made it further in the 2025 Legislative Session than ever before:
HB 1088 / SB 5678: Housing Task Force
The Housing Task Force bill aimed to set up a diverse group of stakeholders to analyze the current rental housing policies in order to figure out what was effective and what was ineffective. This would have created more consistency in our statewide rental housing policy while eliminating much of the
red tape that makes it more difficult for housing providers to provide affordable housing.
HB 1089 / SB 1089: Tenant Safety Act
Currently, families can be forced to live next door to abusive and sometimes dangerous tenants while waiting for an eviction to be carried out. TSA would have:
• Streamlined the process to evict residents engaged in dangerous activity
• Protected tenants who report dangerous or illegal activity
• Created an expedited process for dangerous or unruly tenants
• Prevented manipulation or intentional delays of the system.
HB 1099 / SB 5371: Tenant Assistance Program
Short-term rental assistance for seniors, fixed-income households, veterans, and others facing acute economic stress. TAP prevents evictions, preserves affordable housing, ensures family stability, and helps prevent homelessness.
SB 5661: Statewide Harmonization
Washington state needs a consistent set of rules for all Washington cities across the state. This will alleviate confusion, create confidence and compliance, and foster a more harmonized rental housing market landscape for both tenants and housing providers.
Each of these bills made significantly more progress this year than in any previous Legislative Session. As with any proposed policy, progress is built year over year, and it is encouraging to see the legislature beginning to understand that there are alternatives to the restrictive rental housing policy. Going
forward, these policies will continue to be workshopped and presented in future Legislative Sessions to continue promoting positive change and the eventual passage of these policies.
RHAWA made significant strides in our campaign against the rent control bill. In addition to advocating for proactive housing solutions like Governor Ferguson's plan to create 200,000 new units in the next four years, we successfully raised the funds needed to secure commercial airtime for 30 spots. Our digital marketing initiatives have also achieved over 3.45 million impressions. We've engaged with 50 top developers across 13 legislative districts to discuss EHB 1217's impact on housing. Please read a more detailed summary of what we have accomplished below.
• Coalition Building: We distributed a letter to the Governor, Lt. Governor, and all sitting senators, signed by a coalition of housing providers, real estate professionals, and developers.
• Commercial: We aimed to raise an additional $100,000 to acquire airtime for our powerful TV commercial and to enhance our influence on lawmakers while shaping public opinion. We successfully reached our target and secured airtime for 30 commercials, including 13 during prime time.
• Digital Marketing into Target Districts
o Ran ads in 11 local outlets targeting key legislative districts.
o Total Impressions Delivered: Over 3.45 million – up from 1,923,412 impressions as of March 14.
o The last Seattle Times takeover scheduled for April 8, we anticipate reaching approximately 4.55 million impressions—almost double our initial expectations.
• Meetings with Target Lawmakers
o Developer Meetings: Engaged 50 top developers across 13 districts, with 23 participating to discuss EHB 1217's impact on financing and development in Washington. They highlighted that rent control policies reduce housing supply by deterring investment and new construction, especially for affordable housing. Investors see rent control as high-risk, leading to fewer investments; rising costs force providers to defer maintenance, worsening tenants' conditions. Additionally, declining property values lower tax revenues and complicate financing for new projects, discouraging public-private partnerships.
o Legislative Day on the Hill: More than 100 meetings with lawmakers strengthened relationships and advanced ongoing advocacy initiatives.
• Media Highlights (View a digital version of CURRENT on our website for links to all media)
o Seattle Times Takeovers: Completed three takeovers on February 19, March 13, and April 8.
o Coverage – Visit RHAWA’s press page for more coverage on this issue
• Listen to TurboTenant’s podcast, Rent Cap Bill Passes in Washington: “This Is How You Destroy Cities”
• Read Bill capping annual rent increases at 7% passes Washington state House on KOMO News
• Listen to RHAWA on the Ari Hoffman Show
• Watch the rent increase regulation debate on TVW's The Impact o RHAWA Produced Content
• The Economic Consequences of Rent Control
• History of Rent Control Short Documentary
• Legislative Session Weeks in Review: Weeks 1-2
• Housing Matters Episode 12: George Petrie Goodman Real Estate & Legislative Session News
• Legislative Session Midpoint Review
• Housing Matters Episode 13: Rep. April Connors and Legislative Update
Together, We Made a Difference! Your ongoing support was crucial as we continued to advocate against Engrossed House Bill 1217. Together, we secured effective housing policies, promoting affordability and growth. Thank you for your help!
Excellent Turnout Across All Rent
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 the session. Not only was the turnout significant in size, but the level of enthusiasm was inspiring; nearly the entire line was dressed in “NO CAP” shirts created by the RHAC to communicate the message without even needing to say a word.
Throughout the rest of the Legislative Session, we continued to have incredible in-person attendance at each of the rent control hearings. We consistently outnumbered testimony from proponents of rent control by a significant margin, and our in-person and virtual testimony was crucial in reshaping the rent control policy to something much more reasonable by the time it arrived on the Senate floor.
Additionally, a big thank you to all those who took time out of their day to sign in as CON on each bill we opposed. Historically, this is where the proponents of rent control thrived, but this year, we made this a closer battle than it has ever been in the past. Several times throughout the legislative Session, we maintained a lead in the pro/con sign-ins, which is a rare occurrence. Especially considering the fact that during some of the hearings, there were over 8000 total sign-ins, it is incredible that we were able to remain competitive in this fight despite the fact that we are significantly smaller in scale than the tenant advocacy groups.
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 more than 2,000 messages to their legislators, more than doubling our engagement from the 2024 Legislative Session.
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 highest one-day engagement in the 2024 Legislative Session was closer to our average in 2025. 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 has also been higher than in years past. Every year, we have successfully hosted more and more members in both our Monday 11 AM call as well as the calls we host two hours before any hearing. On the first day of the 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 the session, members demonstrated a keen interest in staying informed, asking insightful questions, and holding elected officials accountable.
Le
I’m seeing a lot of misconceptions about DSCR loans that I wanted to clarify. Most people learn about loan products from their lenders, but most lenders don’t see the entire picture; they only see what they offer (but not what the market offers). I’ll share what I’ve learned after being involved with hundreds of DSCR loans as a borrower, broker, and direct lender (where I was part of the team that wrote the guidelines and policies for the DSCR product we created).
A Debt Service Coverage Ratio (DSCR) loan is a 30-year mortgage on an investment property (from SFR up to a 10-unit apartment) that is based on the property’s actual or potential cash flow. It does not rely on
the borrower’s personal income (no tax returns, pay stubs, etc.); thus, a borrower can be unemployed and still get a DSCR loan. Unlike conventional loans, DSCR loans were made for real estate investors.
There are a couple ways to calculate the DSCR, either as NOI / Debt Payments (usually principal & interest), or as Gross Rent / PITI. Nowadays, the latter is much more common among lenders, although a lot of web searches still use the first definition.
Up until Q4 of 2024, investment conventional loans were better priced than DSCR loans. However, I’m seeing that most DSCR scenarios are better priced than investment conventional loans. DSCR loans are not based on the same index as traditional mortgages and have lately been more resilient to the pricing increases that we’re seeing across the
standard mortgage industry.
DSCR loans offer a lot of advantages over conventional loans:
• Faster closings
• Borrow in an entity
• Cash-out seasoning is shorter (3-6 months vs 12 months)
• Higher LTVs on 2-4 unit properties (75-80% vs 70-75%)
• Can go up to 10 units (vs up to 4 units on conventional)
• The ability to have an interest-only payment instead of an amortized payment (if you are looking to cash flow better)
• No limit on how many loans you can get (vs. conventional loans capping at 10)
The main advantage a conventional loan has over DSCR loans is that there are no prepayment penalties (which we’ll talk about later). If you want a long-term loan and are thinking about selling or refinancing with -
in a year, conventional is the better way to go. Another advantage is the ability to get different terms, such as a 5-year or 15-year loan; DSCR is mostly a 30-year loan.
I always try to get a DSCR loan before attempting to get conventional. It’s just so much easier and, nowadays, cheaper too. However, DSCR loans don’t work well in markets that don’t have cash flow, such as the West Coast. In these areas, using your personal income (instead of the property’s cash flow) can probably get you a higher loan amount.
You can get a DSCR loan from a “conventional” lender (who typically originates conventional mortgages and has added DSCR to their product line) and a “hard money” lender (who typically originates fix-n-flip loans and has added a DSCR offering). Lenders tend to follow what they’re used to doing, and I’ll dig into that.
A “conventional” DSCR lender will still provide disclosures (such as formal Loan Estimates and Closing Disclosures), and they will have more stringent documentation and underwriting requirements. For example, they may want to collect leases and/or mortgage statements on all properties you own, confirm that you’ve been current on all properties that you own (including your primary residence) for the past 12 months, ask for multiple LOEs (especially the purpose of cash-out), etc. If you don’t own a lot of properties, this may not be much work, but if you do own a lot, especially if they don’t show up on your credit report, it may take some effort to “unravel” those properties. The advantage of these loans is that they’re typically a little cheaper, but they often still report to your credit report (although some lenders won’t if the property is held in an LLC).
A ”hard money” DSCR lender will ask for much less documentation and is easier to work with, but they are often higher priced. However, they offer much more flexible products that fit more scenarios, they usually don’t report the loan to the credit bureaus (but always ask), and they don’t cap how many loans you can have.
You can get a standard DSCR loan if you have at least a 1.00x DSCR ratio (where your cashflow is breakeven, i.e., rents = PITI). You may get a slight rate discount if you have good cash flow, which could be defined as 1.15x, 1.2x, or 1.25x, depending on the lender.
If the property doesn’t have cash flow, you can still get a DSCR loan. The next tier down is either 0.75x or 0.8x. This means your rent is 25% or 20% lower than your mortgage payment. Usually, these DSCR loans are more expensive (somewhere between 0.5% - 1% higher in rate), and oftentimes your max LTV is lower as well.
Below 0.75x, you enter the territory of a “No Ratio” DSCR loan, which means there is no minimum (or I guess technically the minimum is 0.00). It’s odd to have a cashflow-based loan based on no cashflow at all, but it does exist. Expect interest rates to be at least 1.5% higher than standard DSCR rates, as well as lower LTVs and fewer prepayment penalty options.
Note that DSCR loans are primarily based on long-term rents, often the
lower of actual rents vs market rents (which is derived from the appraisal). If you are renting the property for higher than market rents, most lenders will use the lower market rent towards their DSCR calculation. However, if you’re renting below market value, most lenders will take your rent. Unlike a conventional loan, where a lower appraised value can affect your loan amount, a DSCR loan amount can be affected by two things: the appraised value or the market rent.
There are lenders that will take the higher of actual vs market rents, or they’ll take the higher actual rent if you can provide proof of at least 3 months of it. However, this is not the norm, and thus you will pay a little higher for it.
DSCR loans based on short-term rental (STR) income (such as AirBNB or VRBO) also exist, but you often pay a little bit of a higher rate for it as well. Some of these lenders will want to see the last 12 months of STR history, while others can use market rent from AirDNA.
Note that other types of cashflow strategies, such as rent-by-the-room (including PadSplit), adult family, sober living, supported living, group homes, etc., are extremely difficult to get a DSCR loan on. It is possible, especially when tied to a “no ratio” DSCR loan, but the rates are much higher than a standard DSCR loan. The best way to get a loan on these properties is to finance them before you start renting them out.
To be clear, you still need to have decent credit (usually at least in the high 600s) to get a DSCR loan. What I’m talking about is whether the loan will show up on your credit report after you close. There are two main reasons why not reporting to credit is a big advantage:
1. If it doesn’t show on your credit, it may not affect your ability to get other loans that are more DTI-based, including conventional loans, HELOCs/ HELOANs, and bank statement loans (which we can talk about another day). There are arguments on whether it can still count against your DTI and whether you need to disclose them anyway, but it all depends on how your loan officer structures your financing and the type
of loan you are trying to get (this is more of a 300-level strategy).
2. The more properties and loans that report to your credit, the more chances you have of something going wrong and affecting your credit. I know plenty of great borrowers who, by no fault of their own, have a late payment show up on their credit because their ACH failed to pull, and they didn’t catch it in time. But not having these loans report to your credit, it’s much easier to maintain your credit.
DSCR lenders either do one of 3 things:
1. They will always report to your credit (usually more conventional DSCR lenders).
2. They will sometimes report to your credit (oftentimes, this is due to whether you are taking the title in your personal name or in an entity).
3. They will never report to your credit (usually more hard money DSCR lenders).
You should ask every DSCR lender you talk to whether they report to your credit. Note that lenders don’t have full control over this since it’s the servicer that does the credit reporting, and sometimes the servicer makes mistakes and reports the loan to the credit when they aren’t supposed to (but you should be able to fight this). However, hard money DSCR lenders often use servicers that don’t report to credit, whereas conventional DSCR lenders use servicers that do.
This article is getting long, so I’ll make this the last topic for this 200-level course.
Prepayment penalties (“prepay” for short) are all over the place. There are two main types of prepays: fixed and step-down. Then you have the prepay length, which ranges from 0 (i.e., no prepay) to 5 years. Fixed prepays and longer prepay terms usually get you the best pricing.
A fixed prepay is the same across the entire prepay term. For example, a 3-yr fixed prepay could mean 3-3-3, which means you pay 3% (of the loan balance) if you pay off the loan in the first year, 3% in the second year, 3% in the third year, and then no prepay after that. A 3-yr fixed prepay could also mean 5-5-5, which means you just pay
5% anytime you pay off the loan within 3 years.
A step-down prepay gets lower each year you’re into the loan. For example, a 3-yr stepdown could mean 3-2-1, which means you pay 3% if you pay off in the first year, 2% the second year, and 1% the third year. However, you could also have a 3-yr stepdown as a 5-4-3.
YOU ALWAYS NEED TO ASK EXACTLY WHAT THE PREPAY IS! Do not assume a 3-yr stepdown is 3-2-1!
Note that a 1-yr prepay is often either 3% or 5%; it’s rare these days to find a 1% 1-yr prepay.
I see so many lenders giving borrowers a 5-year prepay these days, and I do not believe it is in the borrower’s best interest. Most of us expect to refinance into lower rates within a couple of years. And most of us can’t predict emergency situations where we need to sell the property immediately. Not only is a 5-year prepay a longer term, but oftentimes it hurts much more than a 3-yr prepay if you happen to need to sell the property in the first year (5% vs 3%).
I normally try to get a 3-year stepdown prepay. The rate is usually an eighth or fourth of a percent higher than a 5-year, but it’s worth it for the flexibility it gives you. You can try to buy down to a shorter prepay, such as 1-yr or 2-yr, but the pricing gets hit pretty hard (and it’s already hard enough to cash flow). It’s usually not worth it to get a no prepay DSCR loan; you should consider whether a bridge loan makes more sense.
Hopefully, this helps you find a better DSCR loan with whichever lender you're talking to! Feel free to message me if you want a second opinion on something.
Flynn Family Lending is a local private lending company based in Renton, WA specializing in creative financing solutions. We help real estate investors unlock equity and seize opportunities quickly—without the red tape of traditional lenders. Please visit our website at www.flynnfamilylending.com to learn more, or you can contact us at sales@flynnfamilylending.com or 1-833-359-6648.
RHAWA Advocacy Team | advocacy@RHAwa.org
While you may still be recovering from the chaotic pace of Legislative Session, it is important to keep up to date on changes at the local level as well. Check below to see if your local jurisdiction has experienced any changes in the last several weeks.
As always, you can reach out to our government affairs team if you have any questions or other information that would be helpful
——
The city of Bellingham discussed a slew of rental housing provisions specifically targeted at several charges assessed to tenants that were labeled as “Junk Fees” in the fall of last year.
Following heavy opposition from both RHAWA and other small housing
providers in the area, the city council decided to engage in an independent series of focus groups where various rental housing provisions were discussed. These focus groups consisted of both renters, large and small housing providers who provided a variety of perspectives and opinions on rental housing legislation.
Following these focus groups, a report was presented to the city council on March 24. At the time of writing this update, it is yet to be seen how the city council will decide to move forward with rental housing policy updates, but it is likely we will see a revised set of proposals in 2025. If you are a member who operates housing in Bellingham, make sure to check your email regularly for more information on incoming proposals.
The Burien City Council discussed a variety of rollbacks to its rental housing
regulations in the fall of 2024. During that meeting, city staff was directed to develop a proposal to bring Burien’s rental housing policy in sync with state law which will likely result in significant changes in the near future. Right now, it seems the city staff are still developing this proposal, however, housing providers in Burien likely have some positive changes to look forward to in 2025.
Stay on the lookout for an RHAWA Call to Action whenever these changes are brought to the Burien City Council.
The City of Kenmore was sued by the Washington Business Properties Association in 2023 regarding their Just Cause Provisions which did not allow a housing provider to end a term lease with no cause. In the fall of last year Kenmore City Council was required to remove these Just Cause Provisions resulting in a big win for housing providers in the city.
Housing providers in Kenmore can now serve an End of Term Notice (Non-Renewal) with no Just Cause requirements when a lease term is 60 days from its conclusion. As always, make sure you are serving notices with sufficient time and proper service procedures. You can find directions for notice service on our Forms page: titled Notice Service Instructions + Declaration of Service.
Despite opposition from RHAWA, our membership and other housing associations, Woodinville passed a series of regulations in the fall of 2024 which are now in effect. These provisions are quite similar to A Regional Coalition for Housing (ARCH) proposals we have seen spreading across King County for the last several years. Denise Meyers gives a full breakdown of these updates in her article on page 5.
RHAWA has presented the beloved annual Spring Workshop and Tradeshow for many years, and for just as many of those years, we’ve heard requests from you,
Date: Thursday, May 8, 2025
Time: 9:30am - 4:00pm*
Place: Performing Arts & Event Center
31510 Pete von Reichbauer Way S Federal Way, WA 98003
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.
our members, to diversify our event locations and host our in-person events in more cities across our great state. Well, you’ve asked, and we’ve delivered!
Date: Thursday, May 15, 2025
Time: 9:30am - 4:00pm*
Place: Embassy Suites by Hilton 20610 44th Ave West Lynnwood, WA 98036
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-of-town 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.
RHAWA presents the Housing Provider Workshops, three in-person events hosted in the North South and Eastern Washington.
Date: Thursday, May 22, 2025
Time: 9:30am - 4:00pm*
Place: CenterPlace Regional Event Center 2426 North Discovery Place Spokane Valley, WA 99216
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.
Our one-day workshops are packed with high-value educational sessions led by industry experts, covering the most pressing topics that housing providers need to stay informed and successful.
• 2025 Legislative Update: Understand the latest state and local laws impacting rental housing, including key legislative wins, challenges, and compliance updates.
• Reducing Liability & Protecting Your Business: Learn strategies to minimize legal risks, navigate new regulations, and safeguard your investments with expert legal guidance.
• Maximizing Your Rental Investments: Gain insights into property acquisition, management, and tax strategies to help you grow your portfolio and maximize your ROI.
• Market Trends & Housing Industry Forecasts: Stay ahead of the curve with expert analysis on Washington’s rental market, economic shifts, and future opportunities.
• Exclusive Vendor Access: Engage with trusted vendors and service providers offering solutions to help you run your rental business more efficiently.
This one-day event is structured to provide actionable insights and practical takeaways, ensuring that every attendee leaves better equipped to manage their properties successfully.
Our lineup of industry-leading speakers includes experienced attorneys, seasoned housing providers, financial experts, and real estate professionals who will share valuable insights on legal updates, market trends, and best practices for rental housing success.
Austin Bowlin is a licensed CPA and Partner at Real Estate Transition Solutions (RETS), a national real estate investment advisory firm specializing in 1031 Exchange strategies and Delaware Statutory Trust investments. As Chief Exchange Strategist, Austin leads the firm’s team of licensed 1031 Exchange advisors and analysts. His work focuses on tax analysis, developing tax-deferral strategies, legal entity re-structuring, co-ownership arrangements, 1031 replacement property options, and Delaware Statutory Trust investments.
Bryan Gwynn is a 20+ year veteran in the real estate market specializing in property management of Residential Real Estate. He started helping investors with property management in 2009, bringing owners together with quality tenants through a thorough screening process. From prep, to marketing, to the placement of a renter in home, all of the owners needs are covered, including maintenance and evictions.
Candice Chevaillier has been selling commercial real estate investment property in the Seattle market for over 20 years. She joined Lee & Associates as a Principal to spearhead the growth of their Multifamily practice and has built a stellar team of investment brokers on her direct team. Her commercial investment real estate sales total over $362M, to include 1,678 units across 155 buildings. Her reputation in the marketplace is sterling for her work ethic, industry leadership, and ability to create win/wins for clients on both sides of the negotiating table.
Chester Baldwin is a lobbyist and attorney in private practice at Baldwin Legal Group, PLLC. He has built strong relationships with lawmakers in House and Senate Leadership and members of each caucus to facilitate the priorities of his clients. Chester’s business experience along with his degrees in Healthcare, Finance, Business Computer Information Systems, and Law make him uniquely positioned to do this. He routinely facilitates meetings with lawmakers, reviews and drafts legislation, and testifies before the Legislature.
Christopher T. Benis is Of Counsel to the law firm of FIRST AVENUE LAW GROUP, PLLC, with offices in Seattle, WA., where he advises his clients on practical and understandable solutions to their legal needs and concerns. He holds a B.A. in Political Science, a Master of Urban Planning and Juris Doctor from the University of Washington. He is a lifelong rental property owner and is a regular speaker and author on topics related to property management. He currently serves as Legal Counsel for RHAWA and is a past-President of the organization.
Christopher D. Cutting has over a decade of experience in landlord-tenant law, judgment enforcement, and appeals. He founded Cutting Law Office PC in 2017. Christopher currently serves as Board of Directors VP for RHAWA and is Co-Chairman of their Legislative Committee. He has provided expert testimony on landlord-tenant relations the State Legislature and multiple city councils. He is a licensed real estate clock hours instructor and frequently teaches legal seminars for state and local bar associations, trade groups, and private companies.
Cory Brewer is the VP of Residential Operations, and wears a number of hats regarding day-today brokerage activity. He is heavily involved in keeping multiple office locations working in concert with one another, and he brings a unique perspective to the firm with his background in real estate sales and brokerage management. One of his key roles is to oversee legal compliance (leases, management agreements, resident engagement, vendor relationships, etc.), and he is also a point of contact for Property Manager and Leasing Agent recruiting efforts.
Daniel Klemme has served on RHAWA’s Membership Development & Government Affairs team since 2024. He is a seasoned advocate for property rights and a dynamic leader within the rental housing industry. With a focus on innovative solutions and effective communication, Daniel has established himself as a trusted figure in the field. Having dedicated his career to addressing homelessness and housing insecurity, Daniel is recognized as an expert in housing provider outreach and engagement strategies.
Enrique Jevons founded Jevons Property Management in 2008. As a former General Manager of a Marriott Hotel, he started the company with the goal to own and manage the best rental properties available for people living all across Washington State. Today, he owns over a hundred properties and his company manages over one thousand rental units across King County, Pierce County, Yakima County, Tri-Cities, and Ellensburg.
Eric M. Steven is the principal attorney at Steven Law Office in Spokane with a practice emphasis in the area of landlord-tenant relations and housing. He regularly handles cases brought or opposed by tenant advocacy groups and is acting counsel for numerous property owners, landlords, management companies, mobile home parks, subsidized housing providers, and the Spokane Housing Authority. He is active in legislative reform and frequently lectures to attorneys, property managers, law enforcement, and owners at continuing legal education programs.
Jeff Sand is an experienced State Farm Insurance agency owner with a strong focus on providing personalized coverage solutions for individuals and businesses. With over 20 years in the industry, he specializes in life, health, and property insurance, helping clients navigate their options to find the best policies for their needs. Known for his exceptional customer service and attention to detail, Jeff is dedicated to building longterm relationships with his clients.
John Mullally is one of twelve children of A.J. and Geraldine Mullally. John grew up in the family’s Apartment and construction business, and is currently one of the Manager Members of the Mullally Group of Companies. Over the last 30 plus years John has been directly involved with operations, construction management and acquisitions. He served on the board, executive committee and past President of the Rental Housing Association of Washington. John is an avid golfer, loves to travel and to spend time with his three daughters and wife of 34 years.
Julie Martiniello is an Estate Planning Attorney and Managing Partner of Dimension Law Group. She has focused her practice on trusts & estates, real estate, and business transactions for the past 11 years. She pays particular consideration to property investors due to her personal experience and knowledge of the financial landscape of real estate. Julie is passionate about helping clients plan for the future and build a legacy through proper business formation, succession planning, and comprehensive estate planning.
Kathryn Shabalov is the Managing Broker at MacPherson’s Property Management. She has 20 years of experience managing all types of properties in King and Snohomish counties – from single homes to apartment buildings, mobile home Parks and multifamily properties. She is a wealth of knowledge and experience and her clients rave about her commitment to each of their properties and concerns. Kathryn is a licensed real estate instructor and National Association of Residential Property Managers (NARPM), WA State Chapter President-Elect.
Matt Layson is a fourth-generation insurance agent, bringing a unique blend of heritage and modern engagement to the industry. Featured in the P&C Specialist by the London Financial Times and on the Insurance Guys podcast, his expertise is widely recognized. He shares his knowledge, creating educational content online with viral TikTok videos reaching millions, demystifying insurance for a broad audience.
Max Frame is a Vice President at Kidder Mathews, specializing in the sale of apartment buildings in Eastern Washington. While based in Seattle, Max was born and raised in Eastern Washington, allowing him to combine his local knowledge and expertise with Kidder Mathews’ national exposure and outreach. Since 2021, Max has sold 45 apartment buildings in Eastern Washington, making him the market leader in the region.
Max Glasson is Of Counsel at Williams Kastner, focused on real estate, business, estate planning and probate. His practice spans both the litigation and transactional sides of matters, leading with a pragmatic approach of avoiding pit-falls at the outset of a transaction and aggressively enforcing his client’s rights in litigation. In 2022 he was appointed as a Commissioner Pro Tem for the King County Superior Court. Max recently relocated from Seattle to Spokane, and now works with clients on both sides of Washington state.
Sean Flynn is a graduate of the University of Washington, holds an MBA with a concentration in Finance from Clark University and J.D. from Seattle University School of Law. He is the owner of Flynn & Associates, PLLC. His firm focuses on representing clients in real estate and trust and estate litigation, planning, and transactions. He also manages several of his own rental properties and serves as RHAWA Board President and Executive Director.
Steven Schneider is a member of Spokane’s legal community since 1987, Mr. Schneider graduated from Gonzaga University School of Law and was licensed to practice in the State of Washington in 1993. Admitted to practice in the State of Idaho in 2003, he also received training as a mediator at Pepperdine University in 2009. Mr. Schneider has practiced in state trial courts and courts of appeal, United States Bankruptcy Court, United States District Court and the 9th Circuit Court of Appeals. He now brings his experience to clients through his solo practice, Steven Schneider, Attorney at Law, P.S.
Synthia Melton is a co-founder and Managing Partner of Dimension Law Group. Synthia’s practice focuses on Business Law and Commercial and Residential Real Estate, including Landlord-Tenant matters. Synthia works primarily with real estate investors and small business owners on matters involving complex transactional and litigation matters. She also serves as general counsel to various small to mid-size businesses throughout Washington State.
Tyler Vinson has over 22 years of experience in real estate investment acquisitions and private investment. He specializes in creative deal structure, real estate finance, and private equity, raising capital and completing hundreds of multi-million-dollar transactions. As the owner of Extant Investment, Tyler has consistently been able to innovate some of the best acquisitions and asset management strategies in the industry. He now uses his skill set to help create superior real estate deals leveraging tokenization and blockchain technology.
to see you there!
Find the event closest to you and join us for a day
filled with education, networking, and fun. Each event will follow the same basic format, but each will feature different speakers who will discuss the concerns of your region.
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.
Brink & Sadler (253) 582-4700 | brinkandsadler.com
Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com
Omlin, Gunning & Associates PS Accounting/bookkeeping; Real Estate Investors (509) 467-2000
(206) 461-1322
Seattle Rental Group |
(206) 315-4628 |
Chris Bourassa, C.P.A Shareholder Quickbooks Consultant 9515 N. Division, Suite 200 Spokane, WA 99218 (509) 467-2000 Fax: (509) 466-0537 chrisb@ogacpa.com
Fischer Heating and Air (206) 783-1190 | humaheating.com
Hurliman Heating and Air Conditioning hurlimanjp@gmail.com (509) 891-5110 | hurlimanheating.com
Envirotest | Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 seattlemoldandairquality.com
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com
Brink Property Management Dean Foggitt (425) 458-4848 | brinkpm.com
Armitage & Thompson PLLC
Jessica Thompson (509) 252-5048 | jat@law-wa.com
Jessica Thompson | Attorney at Law (509) 252-5048 | jat@law-wa.com
Astuno & Associates APC (888) 231-3004 | jj@astuno.com
Bradley Kraus (503) 255-8795 | Kraus@warrenallen.com
Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com
Cam Mcgillivray Attorney At Law (509) 262-4617 | ccMcgillivray@yahoo.com
Christopher T. Benis, Attorney at Law
First Avenue Law Group, PLLC
Vendor of the Year | 2006 (206) 447-1900 | firstavenuelaw.com
Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com
Dimension Law Group PLLC
Synthia Melton (206) 973-3500 | dimensionlaw.com
Eller Law Firm PLLC (206) 801-1188 | accessevictions.com
Flynn and Associates, PLLC
Sean Flynn (206) 330-0608 | theflynnfirm.com
GR Law Group (509) 456-0400 | grlawspokane.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Holmquist & Gardiner, PLLC (206) 438-9083 | lawhg.net
Humphries, Patterson, & Lewis Law (509) 838-4148 | Neil E. Humphries
Jack W. Hanemann, P.S. (360) 357-3501 | Cody@hbjlaw.com | hbjlaw.com
Jeffery Bennett (503) 255-8795 | bennett@warrenallen.com
Ledger Square Law (253) 327-1701 | ledgersquarelaw.com
LT Services (206) 241-1550 | ltservices.net
Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com
Micheal D Mclaughlin, Attorney at Law (253) 686-9786
Steven Schneider Law Firm (509) 838-4458 | stevenschneiderlaw.com
Steven Whipple Law Group, PLLC (509) 869-3223 | whiplaw@gmail.com whiplawgroup.com
CMG Home Loans
1312 N Monroe Street, Suite 253 Spokane, Washington 99201
o: (509) 838-4458
e: SS@StevenSchneiderLaw.com w: StevenSchneiderLaw.com
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 REPAIR | REMODEL
+1 Construction (206) 313-6587 | plusoneconstruction.com
ABC Cleaning (253) 432-1748 | abcservices0723@gmail.com Bellan Group, LLC
Susan Bellan (206) 383-0102 | bellan.com
Construction Expeditors, LLC (206) 595-8852 | (877) 644-1700 constructionexpeditors.com
Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com
FINNMARK Property Services (206) 418-8056 | alvinr@finnmarkps.com finnmarkps.com/about/
Maintco (425) 822-5505 | maintcogc.com
Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com
Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
RKC Construction, Inc. Kyle Caulk (206) 595-3565 | cajames.com
T.E. Kelly Company, LLC Tim Kelly | (206) 240-1950
The Wall Doctor, Inc.
Gary Borracchini (425) 822-8121 | thewalldoctor.com
Envirotest |
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
ABC Cleaning (253) 432-1748 | abcservices0723@gmail.com
Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com
Lund's Carpet Cleaning
benlund1957@gmail.com (509) 922-6153 | carpetcleaningspokane.com
Mordecai Elmblad Cleanco
Carpet Cleaning & Cleaning (509) 655-1916 | cleanco-wa.com
Vacancy Services (253) 778-6373 | service@vacancyservices.com vacancyservices.com
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
CBRE - PNW Multifamily | Private Capital Group
Paragon Real Estate Advisors, Inc.
Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871
Pilot Ventures LLC Jason Kono | (206) 566-6600 | pilotnw.com
Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com
Westlake Associates richk@westlakeassociates.com (206) 505-9400 | westlakeassociates.com
Windermere Real Estate Commercial
Therasa Alston | (206) 650-4777 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com
DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com
Icon Real Estate Services Inc.
Jeremiah Roberson (425) 633-3330 | iconre.org
Kidder Mathews
Dylan Simon: (206) 414-8575
Jerrid Anderson: (206) 499-8191
DylanSimon.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
Lee & Associates Multifamily Team Candice Chevaillier (206) 284-1000 | lee-nw.com
Brooklynn Masonry
Bryan Funk | (253) 722-7904 Bryan@brooklynnmasonry.net
RKC Construction, Inc. Kyle Caulk | (206) 595-3565 | cajames.com
RDH Building Science (206) 462-5726 | marndt@rdh.com | rdh.com
Straight Street Small Business/Home Consultation Services
HUD 203K Consultant ID# S0838
Renovate your property with a HUD 203k Consultant John Leon Gonzalez | (206) 999-1234 | iNspect.ws
+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
Homestead Construction (509) 926-0755 | homesteadconstructioninc.com
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
Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com
Goodwill Industries Spokane (509) 592-1934 | marcw@giin.org
SRC Windows (253) 565-2488 | srcwindows.com
& Nite Plumbing
EDUCATION
Denise Myers (206) 283-0816 | RHAwa.org
A&A Electric (206) 212-1888 | anaelectric.com
Reinhart Electric & Service (425)
Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com
Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com
Eller Law Firm PLLC (206) 801-1188 | accessevictions.com
LT Services, Inc. (206) 241-1550 | ltservices.net
Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com
1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Real Estate Transition Solutions (206) 502-4862 | info@re-transition.com re-transition.com/rhawa
Sound Realty Group
Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com
Velocity 1031 (425) 247-3307 | velocity1031.com
American Family Insurance
Cisneros Agency, LLC
Jonathan Cisneros (425) 513-8723 | amfam.com
Country Financial
Financial, Insurance & Life Insurance Services
john.kapelac@countryfinancial.com (509) 228-9125
CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
Extant Realty
Rachel Vinson (509) 251-2871 | rachel@extantrealty.com
Olympic Estate Group, LLC
G.A. “Jeri” Schuhmann (206) 799-0544 | jerischuhmann1@gmail.com
Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com
SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com
ER Flooring (360) 402-9566 | erflooring.com
Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com
Visible Difference
Carpet cleaning; Floor coverings
James Giles (509) 534-1390 | jgiles97@hotmail.com
+ LEASES
Rental Housing Association of Washington (206) 283-0816 | RHAwa.org
GOVERNMENTAL AGENCIES
Tacoma Housing Authority (253) 281-7674 | tacomahousing.net GUTTER CLEAN + INSTALLATION
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com
Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
TQ Handyman LLC
Trevor Rose (206) 222-5129 | tqhandyman.com
Valencias Handyman (509) 346-3694 | Javiervv065@icloud.com
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com
Bio Clean, Inc. rtoles@biocleanwa.com (425) 754-9369 | biocleanwa.com
Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com
Disaster Response (208) 661-9890 | bwichman@teamdr.com teamdr.com
Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com
SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com
(HVAC)
Fischer Heating and Air (206) 783-1190 fischerheating.com
Hurliman Heating (509) 891-5110 | hurlimanjp@gmail.com
hurlimanjp@gmail.com | (509) 891-5110
Seattle Rental Inspection Services (RRIO) (206) 854-0390 seattlerentalinspectionservices.com
Taurus Home Inspections
Lisa Lotus | WA State Home Inspector #2261 (206) 676-0023 | taurushomeinspections.com
American Family Insurance Cisneros Agency, LLC
Jonathan Cisneros (425) 513-8723 | amfam.com
Americus Insurance shawn@americusinsurance.net (509) 944-5414 | americusinsurance.net
Brent Ward State Farm Insurance (425) 488-9100 | (888) 532-1875 brentwardagency.com
CalRose Insurance calroseinsurance@calroseins.com (425) 252-5188 | calroseins.com
Country Financial Financial, Insurance & Life Insurance Services
john.kapelac@countryfinancial.com (509) 228-9125
Leavitt Group Northwest
Michael Hufschmid (253) 929-4643 | leavitt.com
Madison Avenue Insurance Group Inc (206) 805-6244 | stacey@madisonaveins.com madisonaveins.com
CBRE - PNW Multifamily | Private Capital Group (206) 292-1600 | cbre.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 Real Estate (425) 247-3307 | velocity1031.com
JUNK REMOVAL
Vacancy Services (253) 778-6373 | service@vacancyservices.com vacancyservices.com
Trashy Women 509 (509) 768-3507 | trashywomen509.com
Allied Property Experts (206) 717-5777 | apex-re.com
Jack W. Hanemann, P.S. (360) 357-3501
Darco Inc (206) 322-9495 | darcoapts.com
ACRAnet
Lender, Mortgage & Screening
Cole Hockett | (509) 324-1350 | acranet.com
Lender, Mortgage & Screening
Cole Hockett | (509) 324-1350 cole.hockett@acranet.com
CrossCountry Mortgage LLC (206) 650-4041 keane@keaneloans.com
CMG Home Loans
Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com cmghomeloans.com/mysite/eric-aasness
CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
Eastside Funding (425) 873-8873 | eastsidefunding.com
Flynn Family Lending (833) 359-6648 | nghi@flynnfamilylending.com flynnfamilylending.com
Kidder Matthews Simon and Anderson Team (206) 747-4725 | dylansimon.com
Luther Burbank Savings Bank (425) 739-0023 | lutherburbanksavings.com
Pacific Crest Savings Bank Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com
Peak Mortgage Partners
Dave Eden | (206) 660-3014 | peakmp.com WAFD Bank (206) 777-8213 | tim.marymee@wafd.com
Envirotest Mold, Air Quality Analysis, Inspections
Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com
Disaster Response (208) 661-9890 | bwichman@teamdr.com teamdr.com
Maintenance Man Unlimited Seattle LLC (206) 517-8000 | mmuwa.com | info@mmuwa.com
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
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
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
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
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
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 richk@westlakeassociates.com (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
(855) 920-3565 | azibo.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
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
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
Westlake Associates
richk@westlakeassociates.com (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
RENTAL HOUSING INSPECTORS
Ideal Inspection Services LLC
RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
Seattle Rental Inspection Services (RRIO) (206) 854-0390 seattlerentalinspectionservices.com
RETIREMENT PLANNING
Humphries, Patterson, & Lewis Law (509) 838-4148 | Neil E. Humphries
Bio Clean, Inc. rtoles@biocleanwa.com (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
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
We’re turning up the heat on marketing for our Housing Provider Workshops Statewide Tour, and sponsors who get in now will ride the wave of visibility!
These exclusive one-day events in Federal Way, Lynnwood, and Spokane are your chance to get in front of over 100 highly engaged housing providers actively seeking services in legal, financial, maintenance, and technology solutions.
With leasing season fast approaching, these events are perfectly timed to connect you with members who are actively preparing their properties, signing leases, and investing in tools and services. Your business needs to be front and center when those decisions are being made—and that time is now.
• Event promotions are live—get in early for maximum exposure
• Direct access to decision-makers in the rental housing industry
• Choose one event or bundle all three for statewide reach
• Face-to-face networking in a high-value, low-noise setting
• Premium brand visibility through logos, booth space, and speaking time
• Exclusive attendee list for easy follow-ups after the event
Don’t wait until it's too late—our sponsorship slots are limited and filling quickly. Secure your spot today and make your mark on Washington’s rental housing industry in 2025!
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.
Date: May 8, 2025
Time: 9:30 am - 3:30 pm*
Place: Performing Arts & Event Center 31510 Pete von Reichbauer Way South
Date: May 15, 2025
Time: 9:30 am - 3:30 pm*
Place: Embassy Suites by Hilton Seattle North Lynnwood 20610 44th Ave West
Spokane
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.
Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.
Interested in Submitting Your Annoucement?
We welcome information about industry job postings, new employee and location information, and more. If you have questions, or would like to submit an item for consideration, email publications@RHAwa.org.
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.
We’re excited to welcome the newest additions to the RHAWA vendor community! Learn more about their services by visiting RHAwa.org/Vendor-Directory.
(425) 252-5188 | calroseins.com
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 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.
We hope you already know how much the RHAWA Government Affairs team appreciates the members who got engaged this year, it really cannot be overstated how much your involvement empowers us to be more effective than we could ever be as individuals. Collective action is the lifeblood of government advocacy, and we deeply appreciate each and every one of you who took time out of your day to send a message, come down to Olympia, or simply give us a call to ask questions about current legislation.
I have conducted a fair number of interviews in various legislative buildings in Olympia, but I have to say, I have never felt more relaxed and almost at home than I did when entering Representative April Connors' office. With the relaxing décor, beautiful art and mirrors on the wall, and the absence of a desk in preference for a table to sit around and have a more intimate conversation.
Connors is now serving her second term in the House of Representatives, and she represents District 8, which encompasses Kennewick and other chunks of the Tri-Cities, Badger, and a few pieces of other nearby cities. While not serving in Olympia, Representative Connors is a realtor in her district and has been in the real estate and construction industry for thirty years. She and her husband have four children, with one still remaining in high school.
I asked her what really spurred her to run for elected office, and she discussed helping her husband win a seat on the local school board and a friend who won election for Mayor of the City of Kennewick.
“When the two seats came open in the 8th legislative district and they were open seats for state representative, and my friend, and my husband said its time for you to put up or shut up. I have always been interested in politics my entire life, from the time when I was elected leader in high school to being elected in the state house. So, that’s kind of what led me here was encouraging others to get involved and then them encouraging me,” said Connors.
Representative Connors had an interesting perspective on the rent control bill, given the fact that she sits on all
the Committees the bill had to pass through before being voted off the house floor.
• House Housing Committee
• House Appropriations Committee
• House Rules Committee
• House Floor Vote
I asked her about the work behind the scenes as the bill made its way to the full house for a vote.
“In the House Housing Committee, it was very disappointing because we heard that bill on the first day of session, and when it came in on the first day of session, we were late,” Connors said. She is referring to the hearing starting forty-five minutes late, and as such, many members of the public who had traveled from across the state were not able to speak.
The bill has what is called a fiscal note, meaning it will cost the state money, so the bill next stopped in Appropriations and then moved on to the Rules Committee.
“The Rules Committee is a group of members on each side that are put together that actually pull bills to the House Floor. So, the Speaker of the House then decides which bills the Speaker would like on the Rules Committee. So again, the Chair hears it great, but then the Speaker actually has to want that bill to come to the House Floor. So, she’ll put the bills on the Rules Pull List and then as a member of the Rules Committee you’re usually allowed to pull one to two bills off of that list onto the House Floor.”
When speaking on the floor about the bill, she described the legislation as a “self-inflicted economic wound” and warned about developers leaving the state. We also discussed the proposed budget package and some pro-housing legislation that Connors supported this year.
For our full conversation, check out the Housing Matters podcast wherever you get your podcasts. If you prefer the video version, check out the RHAWA YouTube channel, where you can find all episodes of Housing Matters, along with many other great RHAWA video content.
If you have a topic that you feel should be covered on a future episode of Housing Matters, please send me an email at chjalseth@RHAwa.org.
Phil Schaller, CEO | RentalRiff | RHAWA Vendor Member
Springtime is a beautiful season that brings warmer weather, blooming flowers, and longer days. It is also a great time to perform certain maintenance tasks on your rental property. Taking proactive care of your property coming out of winter, you ensure that it remains in good condition for your tenants and reduces the risk of costly repairs down the road.
Here are some rental property maintenance tasks to complete in springtime:
1. Inspect the roof: Spring is an excellent time to check the condition of the roof of your rental property. Check for any damage or missing shingles, and repair them as soon as possible. A damaged roof needs to be addressed promptly, especially in springtime when the weather can be wet.
2. Check gutters and downspouts: Clear out any debris that has
accumulated in the gutters and downspouts over the winter. Clogged gutters can cause water damage to the property and, in some cases, even lead to mold growth.
3. Check for pests: Spring is the time when pests start to become more active. Check for signs of pest infestation, such as droppings or damage to wood structures. If you find any signs of pests, call a professional exterminator (or your property specialist if you work with RentalRiff) to take care of the problem.
4. Test smoke detectors and carbon monoxide detectors: Ensure that all smoke detectors and carbon monoxide detectors in your rental property are in good working order. It’s always a good habit to test these systems - it’s quick, easy, and an important safety measure.
5. Clean windows and screens: Clean the windows and screens of your rental property in the spring. This will not only improve the appearance of the property but also allow more natural light to enter the unit, which can help to reduce energy costs.
6. Check for water leaks: Check all faucets, pipes, and water-using appliances for leaks. Winter can wreak havoc on plumbing (especially if not insulated properly). Fixing leaks promptly can prevent water damage to the property and reduce water bills for your tenants.
7. Clean and inspect the exterior: Clean the exterior of the rental property, including the siding, deck, and patio. Inspect these areas for any damage - winter can really wear on the exterior of a rental.
Hooray for spring and some warmer
weather! Here at RentalRiff, we work closely with our customers to develop a custom preventative maintenance plan that will often include the items listed above. It’s a great way to keep your investment healthy and provide a wonderful home for your tenants.
Happy landlording!
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.
Continued from page 9
The diagram below explains how CDFIs operated within a self-reinforcing ecosystem—recycling federal dollars, CRA-motivated bank investments, and regulatory influence to fund projects that often prioritized compliance over outcomes.
The elimination of the CDFI Fund marks a pivotal moment in housing finance. What fills that space will depend on who steps in and how incentives are structured.
Private capital can pursue returns without apology. In many cases, it succeeds where public systems fail. But when
The result was a funding infrastructure where money flowed from the government to banks, from banks to CDFIs, and from CDFIs to politically favored developers and advocacy organizations. All the while, housing production stagnated and homelessness increased.
The Trump administration’s executive order removed federal support for the CDFI Fund, eliminating its primary capital source. Without taxpayer backing, CDFIs must now rely entirely on private investment or reduce operations significantly.
Key implications:
• Nonprofit developers may face capital shortages, disrupting regulatory-dependent projects
• Advocacy groups may lose funding streams used to influence housing policy
• Banks may be required to reengage directly in affordable housing lending, potentially leading to more performance-based investment
This is more than a bureaucratic change. It is a foundational disruption.
or a redistribution of influence depends on what happens next and who is paying attention.
If you're in the rental housing industry wondering whether this affects you, it does. If the last article was about selective logging, this one is about the clearcut. What comes next is not theory. It is a legal and political collision with direct consequences for Washington State housing providers.
The trees are coming down. The chainsaws are running. What happens next will decide who is left standing.
In February 2025, President Trump issued Executive Order 14218—Ending Taxpayer Subsidization of Open Borders—setting the stage for a direct legal clash with Washington State housing law. At its core, the order prohibits undocumented immigrants from receiving federal housing benefits and ties HUD funding to compliance with immigration enforcement.
• PRWORA (1996) – Bars undocumented immigrants from most federal benefits, including housing.
• Section 214 of the Housing and Community Development Act (1980) – Limits HUD assistance to U.S. citizens and legally qualified noncitizens.
These laws had been largely dormant. The executive order brought them roaring back—this time with funding consequences.
Washington State, however, has enacted protections that directly contradict the federal mandate:
• RCW 49.60.030 prohibits housing discrimination based on immigration or citizenship status.
• RCW 59.18.255 bans source-ofincome discrimination, requiring landlords to accept vouchers without regard to immigration status.
Cities like Seattle add a third layer. Under Municipal Code 14.08, immigration status is explicitly protected, and housing providers are barred from inquiring about it at all.
taxpayer dollars are involved—whether through grants, subsidies, or tax credits—transparency, performance, and accountability must follow. No exceptions.
Deregulation may open space for new models focused on housing production, sustainability, and measurable outcomes. But if public subsidies are simply redirected to institutional philanthropy, ESG portfolios, or impact funds without reforming the incentives, we risk rebranding dysfunction instead of fixing it.
These funding streams often partnered with CDFIs and sometimes relied on public pension dollars. With that infrastructure removed, the affordable housing asset class is entering a period of rapid redefinition. Early signs suggest a shift from direct public spending toward tax incentives, which may force these capital sources to realign—less around ideology, more around results.
That’s a conversation for another article. For now, one thing is clear: a central pillar of the affordable housing-industrial complex has collapsed. Whether this leads to genuine reform
HUD Secretary Scott Turner quickly followed with a directive revising grant agreements to require screening for lawful presence and warning that sanctuary jurisdictions could lose federal funds. The policy leans on two long-standing but inconsistently enforced statutes:
The result is a compliance trap. Federal law requires screening. State and local law forbids it. Housing providers face legal exposure no matter which rules they follow.
The table below summarizes this collision:
Federal vs. State vs. Local Law
Conflict: Housing Provider Compliance Dilemma
The Sound of Conflict
This legal standoff isn’t theoretical— it’s operational. If a tree falls in the forest and every level of government gives contradictory instructions, does it make a sound? We’re about to find out. The chainsaw is already running.
DEFORESTATION – WILL THE CLEARCUTTING OF THE REGULATORY FOREST LEAD TO NEW GROWTH?
The courts may pause some executive actions. But make no mistake: the deforestation of the housing-industrial complex is already underway.
The question is not whether new growth will follow. It is whether we will seize
Programs like CDFIs, LIHTC, ESG initiatives, and impact investments are not inherently flawed. When executed well, they can align capital providers, developers, operators, and communities to deliver meaningful outcomes, especially in underserved markets. Despite the disruption caused by recent executive orders, this may not be the end of affordable housing as an asset class. It may be the beginning of something more effective.
The problem emerges when these programs become entangled in cycles of political influence, bureaucratic inertia, and institutional self-preservation. Too often, the funding flows while results remain elusive.
Let us be clear. Property is political. And when billions of taxpayer dollars are at stake, transparency and accountability are not optional. They are obligations.
While entrenched institutions scramble to preserve remnants of the old order, something new is already taking root. The elephant in the room no longer stands by. It now resembles Ganesha, remover of obstacles, holding a Stihl chainsaw. The path is being cleared, perhaps indiscriminately, but cleared nonetheless.
In my next article, I will explore the implications of shifting federal land use, the repositioning of Opportunity Zone investment, and new models of housing production that may shape what grows in this newly opened landscape. With the pending restructuring of Fannie Mae and Freddie Mac and a redirection of federal priorities, we may be witnessing the most significant reset in housing policy in decades.
Whether this becomes a renaissance or simply a clearing for someone else’s mistakes depends on who picks up the shovel.
References
• Executive Order 14218 – Ending Taxpayer Subsidization of Open Borders (February 2025)
• Personal Responsibility and Work Opportunity Reconciliation Act of 1996 (PRWORA), Public Law 104-193
• Section 214 of the Housing and Community Development Act of 1980, Public Law 96-399
• RCW 49.60.030 – Washington Law Against Discrimination (WLAD)
• RCW 59.18.255 – Source of Income Discrimination
• Seattle Municipal Code Chapter 14.08 – Fair Housing Ordinance
• HUD Announcement (2025) – Termination of Enterprise Community Partners’ Section 4 Capacity Building Grants
• HUD Secretary Scott Turner (April 4, 2025) – Directive on Executive Order 14218 Enforcement
Bruce Davis, Sr. | Day & Nite Plumbing & Heating, Inc. | 2020 Vendor Member of the Year
There are few things as frustrating, filthy, and damaging as a clogged drain or toilet. Some systems seem to never have any problems, others seem to be constantly slowing or clogging and flooding things. What’s the reason for that?
In our experience, it’s not just ‘a reason’… but a number of possible ‘reasons’.
• Something wrong with the system,
• People using the system wrongly,
• Negligence in maintaining the system.
Of course, it could be some combination of all three. The truth is that a modern plastic (30 years or younger) properly designed and installed Drain System, that is used correctly and maintained regularly should never clog…ever. (Older steel, iron, or clay drain systems are another story and another article)
Whether it’s a toilet, kitchen sink drain, main drain under the house, or any drain, it needs to be designed and installed properly according to the Plumbing Code. Over the years, we have found so many different things wrong with drains and fixtures that it’s prohibitive to even begin to list the possibilities. Suffice it to say that if you have a drain or fixture that has reoccur-
ring clogging problems, one of the first things to do is have an experienced, Licensed Service Plumber clear the problem and examine the entire system, inside and out. These days, the examination is a lot easier to do so with cameras that can go into any system and record what is there. Then, your plumber can show you if there is a problem that needs correcting, like a bad fitting, belly in the line, etc. If something is wrong and it’s not repaired properly, it will always give you trouble no matter how much you ‘baby’ it.
If there isn’t anything obviously wrong with the physical fixture or system, then it is possible that it’s not being used properly. Drains are designed to drain water and slurry from a garbage disposer with lots of water before, during, and after grinding up non-leafy, non-fibrous soft foods, nothing else. No grease, paint, chemicals of any kind, mortars or calking of any kind, etc. Toilets, even the best quality ‘large throated’ toilets, are not designed to take anything besides human waste and toilet paper; that’s it. They obviously can’t take foreign objects like toys and combs, but they also can’t take things like feminine products, paper towels, food waste (like extra noodles, chili, etc.), cat litter or plant trimmings and litter, etc. An exception to this is that we have seen that many ‘builder grade’ toilets won’t always stand up to ba-
sic, regular use and often have to be plunged. This is due to an inferior fixture and not the fault of the users.
Is it true that a modern, properly designed and installed system sometimes needs maintenance, even when used properly? Yes, absolutely. Main drains in a system shouldn’t need maintenance, but kitchen sinks, bathroom sinks, tubs and showers definitely need periodic maintenance. The frequency depends on who is using the systems and how they live.
There is really no getting around the fact that bathroom sinks, tubs, and showers need their drains kept clear of hair that will accumulate from normal use. A family with 4 teenage girls will need it more often than a senior couple, but it still is needed. Experience will tell you how often. It’s usually not necessary to cable, snake, or jet these drains, just a regular use of a commercial grade sodium hydroxide drain cleaner (not Drano) will do a good job dissolving hair and soap scum. If misused, this chemical can be dangerous, so be careful to follow instructions and use gloves and face shields.
Kitchen sinks also need some maintenance due to grease build-up. The type of food that is cooked and eaten in the home will make the difference in the frequency of cleaning. The mainte-
nance that is best for this is usually a small Jetter used by a professional who won’t end up flooding everything.
If any of your drains do need cleaning, snaking, or jetting, there should be an accessible clean-out available at the top or bottom of any drain to make it easy to service. If the installer cut corners and didn’t put in clean-out where they belong, it’s worth the investment to have your Service Plumber install them properly to limit the intrusion and expense of maintenance in the future.
Toilets and drains: everybody has them. Poor construction, misuse, and neglect of these systems keep us very busy. We’re here to help you if and when you need us, but if you, your family, or your tenants are reminded of these “basics”, hopefully, it won’t be quite as often.
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.
AVAILABLE - 9 UNITS
PENDING - 36 UNITS
AVAILABLE - 29 UNITS
AVAILABLE - 22 UNITS
AVAILABLE - 8 UNITS
For the past 30 years Paragon Real Estate Advisors has been the premier commercial real estate brokerage firm in the Puget Sound. When our expert knowledge of the greater Seattle area is paired with our targeted marketing strategies, our contract negotiation skills, and our vast network of contacts; it is easy to see why we are experts in our market.
AVAILABLE - 5 Units
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.
Studio Apt From $80
One Bedroom Apt ............................................. From $90
Two Bedroom Apt ........................................... From $100
Three Bedroom Apt .......................................... From $110
Houses/Townhouses .......................................... Bid Only
Heavily Soiled Additional Charges, Townhouses add $75
Studio Apt ......................................................... From $80
One Bedroom Apt From $90
Two Bedroom Apt ........................................... From $100
Three Bedroom Apt .......................................... From $110
Houses/Townhouses .......................................... Bid Only
Studio Apt ......................................................... From $80
One Bedroom Apt ............................................. From $90
Two Bedroom Apt From $100
Three Bedroom Apt .......................................... From $110
Houses/Townhouses Bid Only
HALLWAY CLEANING SPECIALISTS Bid Only
One Coat Labor Only. Customer to Supply Paint Walls Only* Ceilings Only
Studio Apt From $395 From $150
One Bedroom Apt .................. From $495 ....... From $175
Two Bedroom Apt .................. From $595 ...... From $200
Three Bedroom Apt ............... From $695 ...... From $225
Houses/Townhouses ................. Bid Only ......... Bid Only
*Additional Charges: Doors, Jambs, Kitchen Cabinets, Millwork, Base Trim, Wall Repairs, Color Changes and Popcorn Ceilings
Studio Apt ........................................................ From $225
One Bedroom Apt From $250
Two Bedroom Apt ............................................ From $275
Three Bedroom Apt From $300
Houses/Townhouses .......................................... Bid Only
Heavily Soiled Apartments – Additional Charge
Topical Enzyme Deodorize From $95
Ozone Treatment ............................................. From $250
Thermal Fogging Treatment From $250
ULV Mist Treatment ......................................... From $250
Hydroxyl Generator Treatment From $350
Pressure Washing • Exterior Painting Bid Only
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.
Polyflex G (torch down) provides an exceptionally durable roofing product and provides long-term weathering performance. With a granulated surface, Polyflex G exceeds all minimum ASTM standards for tensile strength, puncture resistance and flexibility. This torch down roof membrane is ideal for Northwest roofs; where common branches sometimes fall or residents want a roof-top patio. We stand behind Ployglass APP Membranes with the most reliable warranties in the industry. Their warranty provides extended protection, assuring the optimum system performance is guaranteed.
About Elizabeth Gregory Home (EGH)
EGH inspires homeless women to transform their lives. Through services offered, women can meet immediate needs, as well as long-range goals to break the cycle of homelessness.
Learn more about EGH and how you can help at eghseattle.org. Thank you. Special pricing for RHAWA members AND $100 donation toward EGH with paid re-roof contract!
Contact John Paust for more information:
Operating rental housing in Washington without the right knowledge is risky, costly, and potentially devastating. One missed law. One wrong form. That’s all it takes.
RHAWA Academy offers the only housing education in Washington that’s built by experts, for housing providers—lighting the path to compliance. Your membership unlocks FREE courses on local laws, tenant screening, leasing tools, and more. And when you’re ready to go deeper, we’ve got live sessions, certificates, and a full ONDEMAND course library to back you up.
Because knowing the rules isn’t a luxury — it’s how smart housing providers stay in business.
Get trained. Stay compliant. Operate with confidence. ONLY AT RHAWA ACADEMY.
For questions about the Academy, please contact Denise Myers at dmyers@RHAwa.org
SEATTLE CITY COUNCIL:
has been a wonderful advocate for rental housing providers in Seattle. Nelson has worked on policy to encourage housing development and a continual effort to reform rental housing policy to support our membership in fulfilling their mission of providing housing. Councilmember Nelson needs our continued support to move Seattle in a positive direction.
The RHA Political Action Committee (RHAPAC) strives to help elect lawmakers that are not afraid to work hard in the proverbial engine room to grind the gears and turn the ship of Washington in a better direction for rental housing policy. All the above candidates will move to their cities and, in so doing, also move our state towards a more positive environment for housing supply and regulations on housing providers.
BELLEVUE CITY COUNCIL:
has been a great friend to RHAWA and has been supportive of many different types of housing issues in Bellevue. He has supported housing providers with expanding housing options in Bellevue, to advocating for a housing provider who went two and a half years without receiving rent from a tenant. Nieuwenhuis has spoken at several RHAWA events, including our ENGAGE conference, and understands the struggles Washington housing providers are facing.
MAYOR OF TACOMA:
has been an ally of RHAWA for his numerous years on the city council and has advocated for smart and pragmatic housing solutions in the City of Tacoma. He was an outspoken critic of Measure 1 during the 2023 election season and has also been a speaker at RHAWA Link Meetings and other events. If elected, we believe Hines would continue his drive for smart housing solutions for the entire City of Destiny.
SPOKANE CITY COUNCIL:
is one of only two members of the Spokane City Council remaining who understand our membership issues and goals. Bingle thinks of pragmatic ways to combat housing supply and how to assist housing providers in being able to run their business in a city that seems to regularly bring forward onerous rental housing policy. Bingle will continue to work hard for our Spokane area members.