Issuu

VOL. MMXXVI No. 09

September 2026

R H AWA

CURRENT R E N T A L

H O U S I N G

I N D U S T R Y

N E W S

 MUST READ

WHAT WASHINGTON STATE’S PRIMARY TELLS US DANIEL BANNON | 9

 MUST READ

UNDERSTANDING WASHINGTON'S 2027 RENT INCREASE CAP DENISE MYERS | 10

DANIEL KLEMME | 4

PRSRT STD US POSTAGE PAID PERMIT #13465 SEATTLE,WA

 A CLOSER LOOK

CHANGE SERVICE REQUESTED

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

POLITICS IS A RENTAL HOUSING SKILL

TRACK C | 16

IS HOMELESSNESS REALLY

SMALL CLAIMS COURT AND

TRUST VS. WILL

A HOUSING PROBLEM?

SECURITY DEPOSIT DISPUTES

IN WASHINGTON STATE

HOUSING MATTERS PODCAST | 13

CORY BREWER | 23

JULIE MARTINIELLO | 28

UPCOMING

LINK MEETINGS SEPTEMBER 8, 10, 15, 17, 21, 22

CONNECT

/RHAofWA

@RHA_ofWA

@RHAofWA

RHAwa.org

Rental Housing Association of WA EDUCATION + EVENTS

SEPTEMBER CALENDAR Denise Myers | RHAWA Member Programs Director |  dmyers@RHAwa.org |  (206) 905-0614

All class sessions are presented ONLINE only unless otherwise specified. For all ONLINE classes, 30-day access to a recording of the session is included. Upgrade your membership to include a premium dues package. The Weekly ONLINE Session Package includes 12-months' access to live weekly ONLINE educational sessions for $250/person/year. The ONDEMAND Library Package provides full access to over one hundred recorded educational sessions for $120/person/year. JUST CAUSE LAWS REVIEW

RHAWA MEMBERSHIP PREVIEW & ORIENTATION

When: Cost:

Wednesday, September 2 | 3-4pm $35 Members | $200 Guests

Washington's eviction laws have become increasingly complex. Join an experienced landlord-tenant attorney Max Glasson for a practical review of RCW 59.18.650 (Just Cause Eviction) and the overlapping local regulations in Burien, Federal Way, SeaTac, Seattle, and unincorporated King County. Designed for residential rental property owners and managers, this class explains when tenancy may legally be terminated, required notices, local variations, and common compliance pitfalls to help reduce legal risk and avoid costly mistakes. LABOR DAY – OFFICE CLOSED When: Monday, September 7 | All day LINK MEETINGS Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. September topic is Creating and Managing LLC’s. • • • • • • • • •

Location TBD, Vancouver | Tuesday, September 8, 6-7:30pm Onion Bar & Grill, Spokane | Tuesday, September 8, 6-7:30pm Elliot Bay Brewing, Seattle | Tuesday, September 8, 6-8pm Dimension Law Group, Tukwila | Thursday, September 10, 6:30-8pm Realty Pros NW, Bellevue | Tuesday, September 15, 6-8pm Ben Dews Clubhouse, Tacoma | Thursday, September 17, 6-7:30pm Bob’s Burgers, Everett | Thursday, September 17, 6:30-8pm Darcy’s, Spokane Valley | Monday, September 21, 12-1:30pm LINK Meeting | ONLINE | Tuesday, September 22, 6-7:30pm

*Meeting time and subject may change. Please check the calendar at RHAwa.org/events. PREDICTIVE BUILDING MANAGEMENT When: Cost:

Wednesday, September 9 | 12-1pm $35 Members | $70 Guests

Successful property management is built on preparation, not reaction. In this practical one-hour class, Kathryn Shabalov, Property Management Professional, will teach proactive building management strategies designed to help rental property owners reduce costly surprises and respond confidently when problems arise. From preventing unexpected water heater failures to planning for power outages, storms, and larger emergencies, you’ll learn how to create systems that protect your property, tenants, and budget. The class will cover preventative maintenance planning, establishing appropriate capital reserves, emergency preparedness, vendor coordination, and practical steps that keep buildings operating smoothly while minimizing stress, disruption, and expensive last-minute repairs.

Wednesday, September 16 | 12-1pm Free

Please join our team for an overview of member benefits and services offered by RHAWA. Participants will receive a tour of the RHAWA website and tools and are encouraged to ask questions relating to member benefits throughout the meeting. This meeting is designed for new members and those considering membership with RHAWA. Specific property management and legal questions cannot be addressed during this meeting. Seats are limited to 25 participants and registration is required. HOW TO RETIRE FROM YOUR RENTAL When: Cost:

Thursday, September 17 | 2-4pm $35 Members | $70 Guests

Many rental property owners spend years focused on acquisition and operations, but few take the time to plan for a successful exit strategy. In this practical and forward-thinking session, estate planning attorney Julie Martiniello will walk you through the key legal, financial, and personal considerations involved in transitioning out of active rental property ownership. You’ll learn about succession planning, transferring property to heirs, minimizing tax burdens, creating trusts and estate documents, evaluating sale options, and preparing for long-term financial stability. Whether retirement is around the corner or years away, this class will help you make informed decisions that protect your assets and your legacy. ESTABLISHING EFFECTIVE SCREENING CRITERIA When: Cost:

Wednesday, September 23 | 2-3pm $35 Members | $70 Guests

Under Washington law, before obtaining any information about a prospective tenant, you must give them your screening criteria notice. It must indicate what information you will access, what criteria may result in denial, and other specific details about any consumer report you may use. Using this notice will assist you in effectively screening out high-risk tenants while following all fair housing laws and rental regulations. Attorney Kaitlyn Jackson will review the laws and best practices for writing criteria based on key terms of your rental agreement, income, rental history, financial history, criminal and civil court records, and other important factors. ROUTINE INSPECTIONS & MAINTENANCE When: Cost:

Wednesday, September 30 | 3-4pm $35 Members | $70 Guests

As a rental property owner, not only is it in your best interest to stay on top of building repair and maintenance, it is your legal responsibility to ensure that the property meets basic habitability standards. For these reasons and more, routine inspections are a must. Learn what to look for and what could happen if problems are missed. Our speaker, Phil Schaller is the founder of Rental Riff, providing property maintenance and repair services for independent rental owners/operators.

CURRENT | September 2026 GOVERNMENT AFFAIRS

Income Tax on the Ballot: What’s at Stake Kevin Schilling | RHAWA Government Affairs Director |  kschilling@RHAwa.org |  (206) 905-0603

Washington State is experiencing a structural budget squeeze. Fundamentally, this comes down to the state’s projected costs of maintaining current public programs being higher and growing faster than the recurring public revenue. The Office of Financial Management locates the following problems contributing to the worsening budget outlook: inflation, higher state labor costs, increased caseloads for safety-net programs, long-term care obligations, slower sales-tax growth, weak real estate activity, and uncertainty around federal funding. Washington has historically relied on sales and business-and-occupation taxes to fund most of its public programs. Recently, the State Legislature has already passed several taxes to fill its own budget hole. In 2021, the Legislature enacted a 7% tax on long-term capital gains, which was upheld by the State Supreme Court in 2023 as an excise tax. The B&O Tax was expanded; the estate tax remains one of the

spending problem, and that Washington has historically been a no-income tax state. The “no” campaign is arguing that repealing this tax means cuts for everyone else, that it broadens tax relief once implemented, that only 20,000 people pay it, and that our tax system now depends too much on ordi-

BOARD OF DIRECTORS President Sean Flynn

Secretary Larry Crites

Vice President Christopher Cutting

Treasurer Neil Wilson

IN THIS ISSUE EDUCATION + EVENTS: Calendar..........................2 GOVERNMENT AFFAIRS: Income Tax on the Ballot: What’s at Stake..............................3 GOVERNMENT AFFAIRS: A Change in Tactics......4 EDUCATION + RESOURCES: Your Free Member Education................................................7

Past President William Shadbolt

GOVERNMENT AFFAIRS: What Washington State’s Primary Tells Us .......................................9

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

Elaine Armstrong Jason Dolloph Kaitlyn Jackson Kristi Tripple Mark Mullally Sharon Cunnington Steve Corker Synthia Melton

LEGAL COUNSEL Christopher Benis

CONNECT WITH US  Facebook: Like us at facebook.com/RHAofWA  Instagram: Follow us at @RHAofWA

highest in the country; sales taxes were expanded to additional service-oriented activities; gas taxes were increased; and payroll-based taxes were added to specifically fund social-insurance programs. On top of all that expanded taxation, the Legislature passed SB6346 this session to establish an income tax of 9.9% on income of a household above $1 million. While the tax was passed this legislative session, it doesn’t take effect or begin collections from taxpayers until later. A repeal campaign has been established for voters to approve or deny the instatement of this tax. This November, you will have an opportunity to vote for or against this tax measure. With many ballot measures, however, the language can be confusing. A “yes” vote will overturn the tax, while a “no” vote will preserve it. The “yes” campaign is arguing that the threshold will lower, that this vote is the legal test case, that Olympia has a

nary families. For Washington’s housing providers, it’s important to remember that this tax considers income from selling a company, receiving a large performance payment, stock compensation, passthrough income, and selling certain appreciated assets (which includes property when calculating income). So, the question before the voters is whether this is the type of tax we want in Washington State. There is nothing that keeps the $1 million threshold at that level; the Legislature could come back to lower it to justify their overspending on public programs with no accountability for outcomes. Spending can continue to just increase without any concern from government officials. Income taxes are volatile due to the nature of how high earners receive their income, as well as their ability to just pack up and move. Ultimately, this comes down to the question of voters’ preferences on how public funding should be collected, and if our public spending priorities are showing results.

 LinkedIn: At linkedin.com/company/rhawa  Twitter: Follow us at @RHAofWA  YouTube: Watch us at youtube.com/@RHAofWA

OFFICE

SCREENING: Understanding Washington's 2027 Rent Increase Cap.....................................10 Industry in Motion.................................................... 11 EDUCATION + RESOURCES: Oxford House: An Alternative for Larger Rental Homes............ 12 HOUSING MATTERS PODCAST: Is Homelessness Really a Housing Problem?....... 13 Criminal Records Screening in Seattle: What Rental Housing Providers Need to Know.......... 14 EDUCATION + EVENTS: ENGAGE26 Fall Expo + Annual Business -Politics is a Rental Housing Skill ...........................................16 VENDOR LISTING...................................................19 Small Claims Court and Security Deposit Disputes: What Every Washington Landlord Should Know.......................................23 Using a 1031 Exchange to Transition from Active Management to Passive Income............25 VENDOR OPPORTUNITIES: The Industry has Moved Forward. Be in the Room at ENGAGE26..........................................................26 Trust vs. Will in Washington State: Which Estate Planning Tool is Right for Your Family?.................................................................28 MEMBER ENGAGEMENT: What Actually Moves the Needle Before Selling a Multifamily Property ..........................................30

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

CONTRIBUTE

Administrative Director Chloe Moser: ...........................cmoser@RHAwa.org

Submit Educational articles featured in Current must be between 500 and 1500 words, include an author bio, professional headshot and contact information. High-resolution (300 dpi) graphics and photos should be sent separately. Deadlines are generally 30 days before the issue date, which is the first of each month. The editors reserve the right to edit, revise, or reject any submitted material. Submit to publications@RHAwa.org.

Administrative Specialist Steve Wareham: ................................ (509) 535-1018

Advertise For advertising information (rates, production specifications, and deadlines), contact Daniel Klemme: dklemme@RHAwa.org.

Board Administrator Jim Nell: ..........................................jnell@RHAwa.org Communication & Advocacy Manager Daniel Bannon: ................................. (206) 905-0609 Compliance & Content Manager Hannah Pritchard: .............................(206) 905-0610 Creative Director Sisi Mereness: ................................. (206) 905-0605 Education & Engagement Manager Libby Patton: ..................................... (206) 486-7176 Deputy Director Melissa Canfield: ..............................(206) 905-0615 Government Affairs Director Kevin Schilling: ................................. (206) 905-0603

RHAWA Current is published every month by the Rental Housing Association of Washington. Copyright ©2026 RHAWA Current with all rights reserved. Reproduction or use without permission of editorial or graphic content in any manner is prohibited. All copyrights, trademarks, and servicemarks are property of their respective owners. P.O. Box 31103 Seattle, Washington, 98103.

Member Programs Director Denise Myers: ...................................(206) 905-0614 Member Services & Operations Coordinator Val Kushi: ...........................................(206) 283-0816 Member Support Specialist Sue Lewis: ...................... RHAwa.org/supportcenter Policy & Partnership Coordinator Daniel Klemme: .................................(206) 905-0611

Rental Housing Association of WA GOVERNMENT AFFAIRS

Daniel Klemme | RHAWA Policy & Partnership Coordinator

|  dklemme@RHAwa.org |  (206) 905-0611

Trends and forces shaping housing advocacy in Washington, and why the process now matters as much as the policy.

Daniel Klemme

For years, housing providers have known where to look for new rental housing law. We watch Olympia. We monitor council agendas, attend hearings, submit comments, and work with city staff. Even when the outcome is unfavorable, the ordinary process provides chances to catch unintended consequences, clarify definitions, moderate penalties, and propose amendments. That is no longer the whole picture. Across Washington, the way rental housing law gets written is changing. Advocacy organizations are drafting detailed regulations themselves and delivering them to voters through local ballot initiatives, bypassing the council process entirely. Even measures that do reach a council agenda are increasingly written outside city hall first. The organizations behind this shift are open about it. Community First Whatcom describes its mission as placing new legislation directly on the ballot. Tacoma For All presents its 2026 proposal as the continuation of the campaign that enacted Tacoma's 2023 tenant initiative. For housing providers, this is a new front, and it comes with new rules. The Rules Change from City to City Washington does not have one uniform local initiative process. Whether a city has initiative authority at all, and under what terms, depends on its classification and charter, and the thresholds, deadlines, council procedures, and amendment restrictions all vary. That matters because an initiative does more than let voters express an opinion: it lets private organizations draft the actual ordinance voters may enact.

Figure 1. Ordinary council lawmaking compared with the local initiative process. In Tacoma, organizers have 180 days to collect signatures equal to 10 percent of the votes cast in the previous mayoral election. Once validated, the City Council may enact or reject the initiative but shall not modify it. If the Council rejects it or fails to act within 30 days, the measure goes to voters. Bellingham requires the same 10 percent threshold and likewise allows its Council to enact or reject but

CURRENT | September 2026 not amend. If voters approve the ordinance, the Council cannot amend, revise, or repeal it for two years. These rules change the role of elected officials. In an ordinary process, a councilmember can support an ordinance's purpose while fixing its language: reducing a penalty, clarifying a definition, exempting small housing providers. With a qualified initiative, those options largely disappear. The council faces a binary choice: enact the sponsors' ordinance exactly as drafted, or send that same language to voters. Tacoma Was the Proof of Concept Tacoma's 2023 Citizens' Initiative Measure No. 1 demonstrated how consequential this process can be. The measure enacted a comprehensive package of rental housing regulations addressing rent-increase notices, relocation assistance, movein costs, late fees, eviction restrictions, tenant defenses, enforcement rights, and monetary penalties. It was drafted entirely outside city government. It passed by 370 votes. The certified result was 21,903 in favor and 21,533 against, a margin of 50.43 to 49.57 percent. That it came so close was not an accident. RHAWA fought Measure 1 at every stage: organizing opposition, mobilizing members, testifying, and educating Tacoma voters about what the full text contained. That work turned the campaign into a near dead heat. But a narrow majority was still a majority, and it enacted the entire package. The Council never had the ability to separate the popular provisions from the problematic ones. Tacoma For All intends to use the same process again. Its SAFE Homes for All initiative is on the November 3 ballot as Tacoma Initiative Measure No. 1. The proposal would create a public database of housing providers, affiliated companies, evictions, rent increases, and units owned inside and outside Tacoma. It would recognize tenant unions supported by a majority of occupied units and require good-faith bargaining over leases, fees, deposits, utilities, pets, building policies, services, and conditions. Providers could be required to attend quarterly tenant-

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union meetings of up to two hours. Tenants, unions, and advocates could enforce covered laws through complaints or lawsuits, with penalties from $500 to five times the monthly rent per violation. A rental licensing program would charge perunit fees, higher for large providers and repeat offenders, aggregating units across affiliated companies inside and outside Tacoma. These are substantial policy choices. In an ordinary process, each could be debated and amended separately. Through the initiative, they arrive as one package. Bellingham Goes Beyond Civil Penalties Bellingham Initiative 2026-01 shows why the mechanics matter even more starkly. The proposal is presented as a ban on rental price fixing. It would prohibit housing providers from agreeing to set rental prices and prohibit paying a coordinating service whose software recommends prices, renewal terms, or occupancy levels to multiple providers. It qualified for the November ballot. Concerns about price coordination deserve serious consideration, and Washington cities have already legislated here. Seattle, King County, and Spokane have each adopted civil ordinances restricting algorithmic rental pricing. The first two sections of the Bellingham initiative track King County's ordinance nearly word for word. A regional standard already exists, and it is a civil one. The initiative departs from that standard in its enforcement. Each affected unit and each year of continuing conduct may count as a separate violation. Claimants could seek up to $5,000 per violation, treble damages, and attorney fees, with joint and several liability. Then comes the most extraordinary provision: “A second violation or a willful violation of this chapter may be considered a misdemeanor with a maximum penalty of $5,000, 90 days in jail, or both.” The language does not limit criminal exposure to repeat offenders. A purportedly willful first offense could be prosecuted as a misdemeanor. A municipal ordinance regulating the use of pricing software could send a housing provider to

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6 jail, a categorical departure from the civil remedies rental housing law normally relies on. The measure also contains drafting artifacts, including penalty language aimed at “any employer,” apparently carried over from another regulatory context. In an ordinary process, provisions like these could be corrected. Once an initiative qualifies in final form, they cannot.

Rental Housing Association of WA Who Is Writing These Laws? Who, exactly, is drafting this legislation? The answer is more varied than many members might expect, and it shapes how housing providers should engage. In Tacoma and Bellingham, the drafters are nonprofit advocacy organizations formed, in part or in whole, to legislate. Tacoma For All has now produced two comprehensive ballot measures in three years. Community First Whatcom describes placing legislation directly on the ballot as its core mission. These are not ad hoc neighborhood efforts: they run organized signature campaigns, coordinated messaging, and professional-quality drafting across election cycles. Their funding and structures are not always easy to see from the outside, though filings with Washington's Public Disclosure Commission are a place to start. Spokane's cooling ordinance came from a different kind of drafter: a research institute at a well-known and respected university. That pedigree cuts both ways. Academic institutions bring credibility, data, and resources most advocacy groups cannot match, and elected officials understandably give their work weight. But academic drafting is not legislative vetting. The fiscal analysis accompanying the original proposal identified associations of rental owners as the only parties who would bear a financial impact. That conclusion did not survive contact with the public process, which showed costs reaching individual housing providers, nonprofit affordable housing operators, builders, and ultimately tenants and the broader community. That gap is a large part of why the ordinance changed so much.

Figure 2. Potential penalties contained in Bellingham Initiative 2026-01. Bellingham's charter did leave one path open. When the Council rejects a qualified initiative, it may place an alternative measure on the same ballot, giving voters a choice between two versions of the same policy rather than between the sponsors' package and nothing. RHAWA formally asked the Council to do exactly that: keep the initiative's definitions and prohibitions while aligning enforcement with the civil frameworks in Seattle, King County, and Spokane. The Council declined, reasoning that competing measures would confuse voters. The only amendment mechanism the process offers went unused, and the initiative will reach voters exactly as its sponsors drafted it: jail provision, drafting errors, and all. Spokane Shows What the Ordinary Process Still Does A counterexample close to home shows what is lost when legislation skips the council chamber. On July 29, the Spokane City Council adopted Ordinance C36877, the Renters' Right to Cooling ordinance, on a 5 to 2 vote. Like the initiatives above, it originated outside city government: the underlying analysis and early drafting came from the Gonzaga Climate Institute. Unlike them, it moved through the ordinary legislative process. Between introduction and adoption, the ordinance changed dramatically. Early versions required every bedroom in every rental to be cooled below a fixed 80-degree threshold. The adopted version requires adequate cooling in one room, defined by risk to tenant health, with the every-bedroom requirement deferred to 2032, repair-and-deduct capped at $500, cooling required in new construction permitted after January 1, 2027, and hardship provisions reflecting the age of Spokane's rental stock. Those changes did not happen on their own. RHAWA led the housing provider response throughout: coalition letters, testimony at every stage, line-by-line analysis of each amendment, and direct engagement with councilmembers, alongside affordable housing operators, builders, and community partners raising the same concerns. The distance between the ordinance as introduced and the ordinance as adopted is a measure of that work. Providers still have real implementation concerns, from the subjective adequacy standard to response timelines during regional heat events to the absence of dedicated funding. Reasonable people will disagree about the final balance. But the disagreement played out in public, over months, through testimony, amendment, and negotiation. In Tacoma and Bellingham, that entire middle stage of lawmaking is structurally unavailable. The ordinance voters see in November is the ordinance the sponsors wrote, comma for comma.

The common thread: the people writing rental housing law in Washington are diverse, organized, often well resourced, and not always easy to identify. Expertise or good intentions in one field do not translate into operational knowledge of housing, which is why the scrutiny of an open process matters no matter who holds the pen. The Ballot Title Is Not the Law Most voters will meet these measures through mailers, advertisements, and a short ballot title. “Safe Homes for All” sounds unobjectionable. So does “Ban Rental Price Fixing.” But the campaign name is not the law. The law is the complete ordinance attached to the petition: every definition, remedy, presumption, penalty, and drafting decision it contains. A voter may believe they are answering one general policy question while enacting an extensive regulatory framework. Tacoma showed that a few hundred votes can determine the legal obligations of every housing provider in a city. The 2026 initiatives show the strategy being repeated and expanded. Spokane shows that even legislation moving through traditional channels is increasingly drafted somewhere else first. Watch Who Writes the Law The lesson for RHAWA members is not simply to remember to vote. The legislative process now begins earlier than the council agenda. When a signature campaign starts, the ordinance has already been written. By the time a measure reaches the voters' pamphlet, the message is set and the chance for amendment may already be gone. Signature gathering is, functionally, the new first reading. Members should know whether their city permits initiatives, what signature threshold applies, what authority the council retains, and how long a voter-approved ordinance is protected from amendment. They should read the full text of proposed measures rather than the campaign title, because enforcement provisions often matter as much as the underlying rule. And when legislation does come before a council, engagement should begin at introduction, because the drafting increasingly happens before the first hearing. Tacoma proved these fights are winnable at the margins: organized opposition turned a sweeping package into a 370-vote question. Spokane proved sustained engagement can reshape an ordinance between introduction and adoption. Bellingham proved the opposite: when a council declines to offer an alternative, voters get the sponsors' draft or nothing. The tactics have changed. Housing providers who keep watching only Olympia and city hall may find that the most consequential new law in their community was written somewhere else.

CURRENT | September 2026 EDUCATION + RESOURCES

Your Free Member Education

Denise Myers | RHAWA Member Programs Director |  dmyers@RHAwa.org |  (206) 905-0614

One of the most valuable benefits of RHAWA membership is one many members don't fully take advantage of—free, professional education. Whether you own a single rental home, manage a growing portfolio, or have employees, contractors, or family members helping with your business, everyone representing you should understand the basics of Washington rental housing laws and best practices—including you. Most fair housing and landlord-tenant violations don't happen because someone intended to break the law. They happen because someone didn't know the rules. Unfortunately, good intentions don't prevent costly complaints, lawsuits, or government enforcement. In many legal settlements, education is one of the first remedies required because proper training is often the best way to prevent future problems. That's why every RHAWA membership includes free access to professionally developed online courses taught by experienced attorneys and industry professionals. Whether you're just getting started or looking for a refresher, you'll find practical guidance designed specifically for Washington housing providers.

Getting Started is Easy Accessing your free education takes just a few minutes. 1. Log in to your member account at RHAwa.org. 2. From Member Access, select Free Member Education. Our single sign-on system automatically recognizes your membership type and unlocks the courses designed specifically for you—whether you're an independent housing provider, professional property manager, or manufactured housing community owner. If your course library doesn't appear immediately, don't worry. Occasionally, it takes a few minutes for your membership to sync, particularly with slower internet connections. Simply close the window and try again shortly. All course series are refreshed annually to reflect current laws, forms, and best practices. EDUCATION FOR RENTAL PROPERTY OWNERS If you own and manage your own rental property, we've organized courses to help you build a strong foundation. We recommend beginning with the RHAWA tools demonstration and then completing the housing provider workshops that apply to the cities

where your properties are located. WA State Rental Operations Renting Your Property with RHAWA Tools (1.5 hours) Follow along as Denise Myers demonstrates how to use RHAWA's online tools and resources to efficiently manage your rental business. Getting Ready to Rent (2 hours) An attorney and experienced property management professional explain Washington's landlord-tenant laws, fair housing requirements, and local regulations. Helpful comparison tables make it easy to understand rent increase notices and other city-specific requirements. Working with Tenants (2 hours) Learn practical, day-to-day management techniques that help create positive resident relationships while reducing legal risk. Local Law Courses Because local regulations continue to expand throughout Washington, RHAWA offers specialized training for many jurisdictions. • Expansion of Local Rental Laws (1.5 hours) — Learn how local regulations have evolved across Washington and how today's laws

fit into the bigger picture. • Seattle Rental Housing Laws (3 hours) — Attorney Christopher Cutting and Chris Benis provide a comprehensive review of Seattle's extensive rental housing regulations. • Spokane Rental Laws Update (1 hour) — Attorney Eric Steven reviews Spokane's rental housing ordinances and offers practical guidance for compliance. • Tacoma Rental Regulations (1.5 hours) — Attorney Chris Benis explains Tacoma's Rental Housing Code and its continuing evolution. Managing Your Business • LLC Strategies for Rental Property Success (1.5 hours) — Business & Estate Planning attorney Julie Martiniello explains practical uses of LLCs to structure rental property ownership. • Tax Filing for Your Rental Business (1.5 hours) — CPA, Nika Toce reviews everything you need to know about filing taxes with rental property. Property Management Company Training Our 12-Part Property Manager Series provides an outstanding onboarding program for property management professionals while also serving as an

excellent refresher for experienced staff. Topics include: 1. Building a Career in the Housing Industry 2. Workplace Ethics 3. Fair Housing Basics 4. Understanding Your Market 5. Advertising and Sales 6. Working with Prospective Residents 7. Leasing and Move-In 8. Resident Relations 9. Partnering with Community Resources 10. Managing Rents and Fees 11. Eviction Laws and Procedures 12. Housing Industry Legislation Each one-hour course combines practical guidance with attorney-led instruction to build the knowledge every Washington property manager needs. Local law classes listed above are also included. Manufactured Housing Community Education Members who own or manage manufactured housing communities receive

Rental Housing Association of WA

specialized education tailored to their unique legal requirements.

reflect changes in Washington law and industry best practices.

Included courses are: • Manufactured Housing Landlord-Tenant Act (3 hours) — MHLTA Attorney, Brad Drury explains the specific laws governing manufactured/mobile home communities in Washington State. • Renting Your Property with RHAWA Tools — Denise Myers will walk you through our invaluable New Rental Checklist that lists all the steps to rent your property using our tools.

EXPLORE FOUR LEARNING TRACKS

Ready for More? Many members discover they enjoy the free courses so much that they want to continue learning throughout the year. Two affordable options make that easy: • ONDEMAND Library Upgrade — $120 per year for access to our complete online library. • Live Weekly Zoom Classes — $35 per class or an annual pass for $250. Our expanded library includes more than 130 courses, regularly updated to

Managing Your

BUSINESS

Rental Housing Academy

Bookkeeping, taxes, financing, investing, estate planning, insurance, and other financial topics that help housing providers build stronger businesses.

Building Your

CAREER

Rental Housing Academy

Professional development for property managers, including certificate programs and clock-hour courses.

Operating Your

RENTALS

Rental Housing Academy

Practical guidance from experienced property management professionals

covering marketing, resident selection, maintenance, communication, and operations. Understanding

THE LAWS

Rental Housing Academy

Attorney-led instruction covering fair housing, landlord-tenant law, local regulations, and specialized topics such as service animals, hoarding, resident death, reasonable accommodations, and much more. Invest a Few Hours. Avoid Years of Headaches. The rental housing industry continues to evolve, and staying informed has never been more important. Whether you're learning the fundamentals or keeping up with new legislation, RHAWA's education program is designed to help you operate confidently, professionally, and successfully. If you have questions about your benefits or would like assistance creating a training plan for your staff contact me at dmyers@RHAwa.org.

CURRENT | September 2026 GOVERNMENT AFFAIRS

What Washington State’s Primary Tells Us

Daniel Bannon | RHAWA Communication & Advocacy Manager |  dbannon@RHAwa.org |  (206) 905-0609

At the time of writing this article, Washington's August 4th primary election has come and gone, and while votes are still being counted for another week or so, the early results tell a story that every RHAWA member needs to understand before November. The balance of power in Olympia and the regulatory environment our industry operates in for the next two years continues to shift in a progressive direction. The Turnout Problem With one day left before polls closed, statewide turnout stood at just 19.92% — four points lower than the comparable point four years ago. Just 1.28 million of Washington's more than 5.1 million registered voters had turned in ballots — less than one in four. In 2022, the last midterm election year, over 32% of ballots had been returned at the comparable point, with final turnout reaching just over 40%. This makes every vote matter more than ever. When turnout is low, those who show up change the conversation for an entire election cycle. A Potential Supermajority Concerningly, Democrats are closing in on a supermajority. This does not bode well for well-balanced, well-researched policy proposals. Democrats in Olympia already hold wide majorities of 30-19 in the state Senate and 59-39 in the House. But they are gunning for two-thirds supermajorities, which would require flipping seven seats in the House, and Tuesday's results signal they could be within striking distance. A supermajority is not a symbolic threshold. It would allow Democrats to pass constitutional amendments, re-

draw congressional maps, and advance the most aggressive elements of their policy agenda without any Republican cooperation and without the moderating influence of the handful of centrist Democrats who have historically served as a brake on the most extreme housing legislation. For RHAWA members, the difference between a strong Democratic majority and a Democratic supermajority in the House is the difference between having leverage in Olympia and having none. The Results Turning our attention to southwest Washington, several Republican House incumbents look vulnerable. Democratic Navy veteran Ben Christly has a hefty lead over GOP Rep. Kevin Waters in the 17th. In the 18th, Democrat Deken Letinich leads Rep. John Ley 53.2% to 46.7%, and first-time candidate Randi Knott leads Rep. Stephanie McClintock 51.6% to 48.2%. If all of those seats flip in November, Democrats will be even closer to their supermajority target. In the 12th Legislative District in central Washington, Rep. Brian Burnett, a Republican from Wenatchee, trailed Democrat Stacy Willoughby by just 46 votes after Tuesday's tally — a razor-thin margin in a district that has leaned reliably red. Every race in this cycle is a reminder that no seat is safe when turnout is this low and the political environment is this charged. Moderate Democrats are Holding…For Now One of the more encouraging signals from Tuesday for our industry is that moderate Democrats who have been willing to work constructively with housing providers are mostly advanc-

ing. Rep. Amy Walen of Kirkland leads with over 50% of the early tally. Rep. David Hackney of Renton leads his primary comfortably. Rep. Adison Richards of Gig Harbor, one of the most moderate members of the House Democratic caucus, is outpacing a union-backed challenger from his left. These are the legislators who have voted against or helped water down some of the most aggressive housing proposals in recent sessions. Their survival through the primary is good news. But their path through November is not guaranteed.

Daniel Bannon

of Governor Bob Ferguson who led their primaries. With the Cedarland Homes class action actively working its way through Washington's courts, the ideological composition of the Supreme Court is not a detached concern for our industry.

Rep. Melanie Morgan of Parkland, who voted against the state's new income tax, faces a tight November general election against fellow Democrat Krista Perez, who leads by just a handful of votes in the initial tally. The left's willingness to primary moderate Democrats who stray from the party line is a signal that the pressure on the moderate bloc will not ease heading into the 2027 legislative session.

The November 3rd general election is closing in. Every legislative race that will determine the balance of power in Olympia for the 2027 session is being shaped right now, shaped by those who made it out of Tuesday's primary and by those who show up in the fall. The 2027 session may revisit rent stabilization, tenant protection enforcement, and the suite of local housing policies that have been advancing rapidly across Washington.

More Good News Another notable subplot: Seattle Mayor Katie Wilson's two endorsees, Ron Davis and Hannah Sabio-Howell, both fell flat in their respective races. Wilson has been the driving force behind Seattle's most aggressive regulatory proposals this year, including the junk fee ordinance. Her inability to move her endorsees through the primary suggests her political influence is… limited.

Where Does This Leave Us? The antidote to low turnout is not frustration, it is participation. If you have not yet contributed to the RHA PAC, now is the time. If you want to stay current on the races most relevant to housing providers in your legislative district, bring those questions to your local LINK Meetings this fall. And when your ballot arrives in October, vote.

The Supreme Court and Congress Left-of-center candidates are performing well in Washington State Supreme Court races, including two appointees

The people making decisions about your business are decided by the people who show up. Make sure you are one of them.

Rental Housing Association of WA SCREENING

The Washington State Department of Commerce recently announced that the maximum allowable rent increase for most covered residential tenancies will be 10 percent for calendar year 2027. For many housing providers, the announcement answered one question but raised several others. Does Washington now have a permanent 10% rent cap? How do you determine whether a proposed increase complies with the law? What if your resident also pays monthly parking, storage, or utility charges? The good news is that the process is straightforward once you understand how the annual cap is determined and how the percentage must be calculated. A little planning each year can help you avoid mistakes, save time, and ensure your notices comply with Washington law. Why the 2027 Cap Is 10% Washington's rent stabilization law limits annual rent increases for most residential tenancies to 7% plus the Seattle-area Consumer Price Index (CPI), or 10%, whichever is less. Each summer, the Department of

Commerce calculates the allowable increase for the following calendar year using the June 12-month CPI for the Seattle-Tacoma-Bellevue metropolitan area.

considerably lower than today's.

For 2027, inflation pushed the statutory formula above the legal ceiling, resulting in the maximum allowable increase of 10 percent.

That may sound unlikely, but it has happened before. During 2010, following the Great Recession, the Seattle metropolitan area's annual CPI was negative. Had today's law existed then, the allowable increase would have been less than 7%.

The important takeaway is that 10 percent is not a permanent cap. The law requires Commerce to calculate a new maximum every year. When inflation is lower, the allowable increase will also be lower. The first three years under the law illustrate that point: Calendar Year Maximum Increase • 2025.......... 10.000% • 2026.......... 9.683% • 2027.......... 10.000% Rather than assuming the cap will remain the same, housing providers should make checking the published annual percentage part of their yearly business routine. Because the annual limit is tied to inflation, future rent caps may be

If the Seattle-area Consumer Price Index becomes negative, the annual cap could actually fall below 7 percent.

No one knows what future inflation will bring, which is why housing providers should verify the published annual percentage every year instead of relying on assumptions or last year's number. The Effective Date Matters One of the most common mistakes is using the wrong year's rent cap. The applicable percentage is determined by when the rent increase becomes effective—not when the notice is delivered. For example, if you serve a notice in October 2026 for an increase that takes effect January 1, 2027, you must use the 2027 cap.

Likewise, a notice served during 2026 for an increase taking effect later in 2026 must comply with the 2026 limit. Always begin by identifying the effective date before calculating the increase. Calculate the Increase Using the Full Rental Amount Once you know which year's cap applies, the next step is determining the resident's current rental amount. Depending on how your rental agreement is written, this may include more than just base rent. Recurring monthly charges that are part of the rental agreement—such as parking, garage fees, storage, or required utility charges— may also be included when calculating the percentage increase. Review your lease carefully before preparing a notice to determine which recurring charges are part of the resident's rental amount. Example: Parking and Storage Stay the Same Suppose a resident currently pays: • Rent: $1,800 • Parking: $75 • Storage: $25

CURRENT | September 2026

The total monthly rental amount is $1,900.

and complying with any applicable local regulations.

You increase only the rent to $1,950, while the parking and storage charges remain unchanged.

A Simple Annual Process Preparing compliant rent increases becomes much easier when you follow the same process every year.

The new rental amount becomes $2,050. Although the base rent increased by 8.33%, the overall rental amount increased only 7.89% because the other recurring charges did not change. The law looks at the overall rental amount—not simply the percentage increase in base rent. Another Example A resident pays: • Rent: $1,700 • Parking: $100 Current rental amount: $1,800 After increasing rent to $1,800 and parking to $110, the total becomes $1,910. The overall increase is 6.11%, even though two separate charges increased. When there are no additional recurring charges, the calculation is simply the percentage change between the old and new monthly rent. Avoid These Common Mistakes Most rent increase errors are surprisingly simple to prevent. Before serving a notice, verify that you have not: • Used the wrong calendar year's cap. • Assumed the annual limit is always 10%. • Calculated the increase using only base rent when the lease includes recurring monthly charges. • Relied on outdated information instead of the current percentage published by the Department of Commerce. • Forgotten to review notice timing, service requirements, exemption documentation, or local ordinances that may also apply. Remember that calculating the correct percentage is only one part of compliance. A lawful increase also depends on using the proper notice, serving it correctly, satisfying required timelines,

Before serving a notice: • Determine when the increase will become effective. • Look up that year's published rent cap. • Review the rental agreement to identify the resident's rental amount. • Calculate the percentage increase. • Double-check your math. • Confirm that all notice timing, service, and documentation requirements have been satisfied. Completing these steps before preparing notices can prevent unnecessary revisions and reduce the risk of disputes. RHAWA Can Help The Department of Commerce publishes the annual rent cap each summer, but compliance involves much more than selecting the correct percentage. Housing providers must also understand notice requirements, timing rules, available exemptions, and applicable local regulations. Using outdated forms or generic online templates can create unnecessary risk, even when the percentage itself is correct. RHAWA members have access to current legal forms, compliance resources, practical education, and expert guidance designed specifically for Washington housing providers. Whether you're preparing your first rent increase under the law or simply confirming your annual calculations, using current RHAWA resources can help ensure the process is both accurate and compliant. Washington's rent stabilization law has added another annual task to rental operations, but it doesn't have to be a difficult one. By checking the published cap each year, calculating the increase from the correct rental amount, and following the proper notice procedures, housing providers can confidently implement lawful rent increases while protecting both their business and their residents.

Industry in Motion Submissions are compiled and printed, depending on space available. RHAWA does not guarantee submissions will be included.

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

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publications@RHAwa.org

Rental Housing Association of WA

EDUCATION + RESOURCES

Oxford House: An Alternative for Larger Rental Homes Denise Myers | RHAWA Member Programs Director |  dmyers@RHAwa.org |  (206) 905-0614

Denise Myers

Rental housing providers are often exposed to a variety of housing models that differ from traditional one-family or one-household rental arrangements. Some models may not fit every property owner's business goals, while others may present opportunities that owners had never previously considered.

merely a housing provider for two Oxford Houses in King County. I receive no compensation other than market rent for them."

One such model is Oxford House, a nationwide network of self-governed recovery homes for individuals recovering from alcohol and substance use disorders. While many rental housing providers may have heard the name, fewer are familiar with how the organization operates or how housing providers interact with Oxford House residents.

What is Oxford House? Founded in 1975, Oxford House is a nonprofit organization that supports recovery housing throughout the United States. Today, the organization includes thousands of homes nationwide, providing housing for individuals working to maintain long-term sobriety. According to Oxford House, homes are democratically run by residents, financially self-supporting, and maintained as alcohol- and drug-free environments.

RHAWA member Ron B., a housing provider in King County, recently shared his experience as the owner of two homes leased to Oxford House residents. Importantly, Ron is not affiliated with Oxford House as an employee or representative. As he explains, "I am

His perspective offers insight into a housing model that may be unfamiliar to many rental owners.

Unlike many traditional group homes, Oxford Houses do not have live-in managers or professional staff overseeing daily operations. Instead, residents

elect officers, conduct weekly meetings, manage household responsibilities, collect rent from members, and make decisions collectively. The organization does not typically own the homes themselves; rather, local Oxford House groups lease properties from private housing providers and operate them under the Oxford House charter system.

we continue to seek additional housing opportunities to meet demand," Hutchins says.

As Ron explains, "Oxford House is a national organization with a mission to provide transitional housing for individuals recovering from drug or alcohol addiction. Each home is independently and democratically operated under a separate charter within the Oxford House organization umbrella."

Ron describes his role as very similar to that of a traditional landlord. He leases the property and maintains the normal responsibilities associated with ownership, but he does not participate in managing the residents or operating the house.

According to Jon Hutchins, Outreach Coordinator for Oxford House in Washington, the model has grown substantially throughout the state. "There are currently 397 Oxford Houses operating in Washington State, and

The Housing Provider's Role For rental housing providers, one of the most distinctive aspects of the Oxford House model is the separation between property ownership and house operations.

"I use the standard RHAWA lease form, which I sign as landlord while two house residents sign as representatives of the house," he says.

 Continued on page 22

CURRENT | September 2026 HOUSING MATTERS PODCAST

Is Homelessness Really a Housing Problem? Kevin Schilling | RHAWA Government Affairs Director |  kschilling@RHAwa.org |  (206) 905-0603

For years, Washington's homelessness debate has centered on the premise that homelessness is primarily a housing affordability crisis. Rising rents and an inadequate supply of affordable homes have frequently been presented as the principal explanations for the state's growing homeless population. In this episode of the Rental Housing Association of Washington's podcast, Washington Policy Center analyst and Normandy Park Mayor Eric Zimmerman joins RHAWA Government Affairs Director and former Burien Mayor Kevin Schilling to discuss newly released research examining homelessness trends in Washington between 2013 and 2024.

...the question should not be whether homelessness is a housing problem or a behavioral health problem. The evidence discussed suggests it is both.

The discussion then turns to Washington's changing behavioral health landscape. Over the last decade, Washing-

Tune in today! #HousingMattersRHAwaPodcast

that worsening behavioral health often precedes housing loss rather than simply resulting from it.

Now Streaming on:

H OU

ton climbed rapidly in national rankings for addiction, overdose deaths, serious mental illness, and chronic homelessness. Many of these trends occurred among housed adults as well as those experiencing homelessness, suggesting

Zimmerman explains that one of the report's most significant findings is the emergence of a dramatic structural shift beginning around 2018. Prior to that period, homelessness, substance use, overdose deaths, and income instability generally followed separate trajectories. After 2018, these indicators began rising together in remarkably similar

patterns. The report describes this as a statewide behavioral-health system shock, suggesting homelessness increasingly reflects deeper behavioral and economic challenges rather than housing costs alone.

NG MAT TE

The conversation begins by acknowledging that housing affordability matters. Washington is an expensive state, and higher housing costs increase vulnerability for financially fragile households. However, the research reviewed during the discussion suggests affordability alone does not explain why Washington has become one of the nation's leaders in chronic homelessness. Instead, the findings point toward a convergence of behavioral health challenges, addiction, income instability, and housing costs working together to produce the state's crisis.

Featuring: Eric Zimmerman – Mayor of Normandy Park and Policy Analyst, Washington Policy Center

Drawing on federal datasets from the CDC, Census Bureau, HUD, the Federal Reserve, and other national sources, the discussion explores whether Washington's homelessness crisis is better understood as a behavioral health and economic stability crisis that ultimately manifests in housing loss.

Kevin Schilling

A PODC

Schilling notes that the report does not claim addiction explains every case of homelessness. Rather, it distinguishes between correlation and causation while observing that changes in substance use frequently preceded increases in homelessness by one to three years. According to the report, this timing is consistent with the possibility that worsening addiction contributes to homelessness among a significant share of the population. A major focus of the conversation is income instability. Public debate often assumes homelessness results because rents increase faster than wages. Yet the research suggests the larger change occurred among households whose incomes collapsed altogether. The number of King County renter households earning just 0–10 percent of Area Median Income more than doubled over  Continued on page 24

Rental Housing Association of WA

Criminal Records Screening in Seattle:

What Rental Housing Providers Need to Know Kathleen Castro | Client Success Manager | Intellirent | RHAWA Vendor Member

For rental housing providers in the greater Seattle area, criminal background screening has long been a source of confusion — and in some cases, unnecessary frustration. A combination of local ordinance restrictions, evolving court rulings, and a surprisingly common misconception about which properties fall under Seattle's jurisdiction has led some RHAWA members to forgo criminal screening altogether. If that describes you, this article is worth your time. Seattle's Fair Chance Housing Ordinance: A Quick Overview Seattle passed its Fair Chance Housing Ordinance (FCHO) in 2017, which took effect February 19, 2018. The law, codified in Seattle Municipal Code 14.09, was designed to prevent landlords from using criminal history as a blanket reason to deny housing within Seattle city limits. The ordinance has been the subject of significant litigation. In March 2023, the U.S. Court of Appeals for the Ninth Circuit ruled in Yim v. Seattle that Seattle's prohibition on landlords asking about criminal history was an unconstitutional restriction on free speech. As a result, as of June 6, 2023, the Seattle Office for Civil Rights (SOCR) no longer enforces the inquiry ban. However, the rest of the ordinance remains in effect. SOCR continues to enforce the prohibition on taking adverse action against an applicant based on criminal history. In practical terms for properties subject to the FCHO: • You may now ask applicants about their criminal history. • You generally may not deny tenancy based on criminal history. • The only exception: you may consider an applicant's status on a sex offender registry, but only with a documented, legitimate business reason, and you must allow the applicant to provide mitigating information before making any adverse decision. Critically, the FCHO applies exclusively within Seattle city limits. Properties in unincorporated King County or other jurisdictions outside the City of Seattle are not subject to the ordinance — even if their mailing address says "Seattle." The Jurisdiction Problem: A Seattle Address Is Not the Same as Seattle Jurisdiction This is where many housing providers run into trouble. Seattle's postal service boundaries do not align

perfectly with Seattle's city limits. Some areas, such as White Center, which uses Seattle-area zip codes but sits in unincorporated King County, carry a "Seattle" mailing address while falling entirely outside the City of Seattle's legal jurisdiction. This distinction matters enormously for criminal background screening. A property in unincorporated King County is not subject to Seattle's FCHO, meaning criminal records can be lawfully obtained and considered in the screening process - subject to Washington state law, HUD guidance, and the requirement for individualized assessment discussed below. To confirm whether your property is within Seattle city limits, use the King County Parcel Viewer (gismaps.kingcounty.gov/parcelviewer2). Search by address, then click "Get Districts Report." The report will clearly identify the governing jurisdiction — City of Seattle, unincorporated King County, or another incorporated municipality. How Intellirent Can Help We know that some RHAWA members have not been using Intellirent for criminal records screening because they were believed there was no way to retrieve those records for properties with Seattle mailing addresses. We want to set ensure if you are lawfully allowed to retrieve those records, you do. If your rental property has a Seattle mailing address but you believe it falls outside Seattle's city limits, please reach out to our Support team. We can escalate your request directly to our criminal screening provider to confirm eligibility and configure your account correctly. Don't assume the answer is no. A quick check of your property's jurisdiction may open the door to a more complete screening process. Questions about your property's jurisdiction or your screening setup? Contact the Intellirent Support team

— we're here to help you screen confidently and compliantly. Sources • Seattle Office for Civil Rights, Criminal History Protections: seattle.gov/civilrights/housing-rights/criminal-history-protections • Seattle Fair Chance Housing FAQ (June 2023): seattle.gov/documents/Departments/CivilRights/Enforcement/Fair%20Housing/FairChanceHousing/Fair-Chance-Housing-FAQJune-6-2023.pdf • Ninth Circuit Rules Seattle FCHO Unconstitutional — Pacific Legal Foundation: pacificlegal.org/press-release/ninth-circuit-rules-seattle-fair-chance-housing-ordinance-unconstitutional/ • Yim v. Seattle, 9th Cir. (March 21, 2023): cdn.ca9. uscourts.gov/datastore/opinions/2023/03/21/2135567.pdf • King County Parcel Viewer: gismaps.kingcounty. gov/parcelviewer2/ • CIC Reports, Seattle FCHO SMC 14.09: cicreports.com/resources/data-regulations/seattle-fair-chance-housing-ordinance-smc-14-09/ • RHAWA, Fair Chance Housing Ordinance Update: RHAwa.org/blog/fair-chance-housing-ordinance-update • RHAWA, Screening and Fair Housing (May 2024): RHAwa.org/blog/screening-and-fairhousing---may-2024

Kathleen Castro is the Client Success Manager at Intellirent, a rental housing technology platform that provides tools for rental applications, resident screening, marketing, compliance, and fraud prevention. She works with housing providers to simplify leasing workflows and improve the rental application experience. She may be contacted at support@myintellirent.com or (415) 849-4400. Visit their website myintellirent.com.

Disclaimer: This article is provided for informational purposes only and does not constitute legal advice. Housing providers should consult with a qualified attorney for guidance specific to their situation.

CURRENT | September 2026

Simplify Your Screening with RHAWA’s

Trusted Partner Access to Smarter Tenant Screening, Credit Reports & Rental Marketing.

RHAwa.org/screening FREE With Your RHAWA Membership

Rental Housing Association of WA EDUCATION + EVENTS

FALL EXPO + ANNUAL BUSINESS MEETING

GENERAL SESSIONS

BREAKOUT SESSIONS

32+

EXHIBITORS +SPONSORS

40+

SPEAKERS & PRESENTERS

Most of the rules that govern rental housing in Washington are not written by the industry. They are written in Olympia, in city halls, in county council chambers, and in community meetings where housing providers are often the smallest voice in the room. ENGAGE26 was created to change that. Hosted by the Rental Housing Association of Washington, this twoday conference brings together rental owners, property managers, industry professionals, and rental housing advocates from across the state for education, conversation, and practical problem-solving. The conference includes four general sessions and 18 breakout sessions divided among three educational tracks. Attendees build an experience around the topics most relevant to their properties, businesses, and professional goals. Each issue of CURRENT offers a closer look at one of the tracks. Previous issues introduced Track A: Rental Operations and Track B: Business Strategies. This month, the focus turns to Track C: Advocacy & Political Action.

Track A

Track A: RENTAL OPERATIONS Operating rental housing in Washington requires careful attention to a growing number of state and local rules.

Track A focuses on the responsibilities and day-to-day decisions that come with managing rental property in an increasingly regulated environment. Topics will include lease administration, rent-increase requirements, fair housing, enforcement actions, maintenance obligations, regulatory compliance, and risk management. The sessions are intended to help housing providers understand their obligations, improve their internal practices, and avoid preventable errors that can lead to financial or legal consequences.

The information will be relevant to both independent owners and professionals managing larger portfolios. Track B

Track B: BUSINESS STRATEGIES Owning rental housing is not only a compliance responsibility. It is also a business that requires careful planning, financial awareness, and the ability to respond to changing conditions.

Track B explores the decisions that can affect the long-term strength and stability of a rental business. Sessions will address maintenance planning, financing, insurance, business structures, accounting, succession planning, and other issues connected to protecting and growing a rental housing investment. The goal of this track is to provide housing providers with useful strategies they can apply to improve efficiency, manage risk, preserve their properties, and make more informed business decisions.

EXPERIENCE IT ATTENDEE EXPERIENCE Registration includes full access to all general sessions, breakout sessions, and Spark Sessions across both days of the event. You'll be well-fueled with complimentary breakfast, lunch, snacks, and beverages provided throughout the day. The conference also features exclusive opportunities to engage directly with government and civic leaders during the Public Officials Mix & Mingle Reception, held at the close of day two.

SCAN

LEARN

CURRENT | September 2026

POLITICS IS A RENTAL HOUSING SKILL OCTOBER 14-15, 2026 | 8:30AM - 6PM | MEYDENBAUER CENTER Track C: POLITICAL ACTION Many of the policies affecting rental housing are developed at the state and local levels, often through decisions made in Olympia, city halls, county councils, and community meetings.

Track C

Track C will help attendees better understand how those decisions are made and how housing providers can participate more effectively in the process. Sessions will cover legislative developments, local policy activity, grassroots advocacy, coalition building, public relations, and engagement with elected officials and community stakeholders. The track is designed to help housing providers move from simply responding to new policies to becoming more informed and active participants in the conversations shaping the future of rental housing.

VIEW FULL AGENDA AT ENGAGEWA.COM/SCHEDULE/FULL

See details on page 18.

LOCATE IT

SHARE IT

LOCATION & VENUE ENGAGE26 will be held at the Meydenbauer Center in downtown Bellevue — an accessible, modern venue for a professional two-day conference. Sessions span multiple rooms across the venue, with a spacious Exhibitor Hall, a dedicated Speakers Lounge, and complimentary garage parking. Nearby hotels, including the InterContinental, Marriott, Westin, and Hilton, offer upscale accommodations. With Bellevue's restaurants and cafés within walking distance, you'll enjoy easy access to dining and networking before and after each day's programming.

HELP US SPREAD THE WORD Do you collaborate with contractors, attorneys, lenders, insurance professionals, or others who support the rental housing industry? Invite them to be part of ENGAGE26. Whether they're plumbers, general contractors, tech providers, or legal experts, this event offers a prime opportunity to connect with housing providers, promote their services, and stay ahead of industry developments. Encourage your partners to attend, exhibit, or sponsor — because when more voices come to the table, the entire industry moves forward together.

LET'S SHAPE THE FUTURE OF HOUSING TOGETHER — REGISTER TODAY: engageWA.com Join housing providers, legal experts, investors, and advocates at ENGAGE26. It's time to protect our industry, promote equitable solutions, and push for smarter housing policy in Washington State. Be part of the movement that shapes Washington's rental housing future. Register now at engageWA.com. For exhibitor and sponsorship inquiries, reach out to Daniel Klemme at dklemme@RHAwa.org.

Rental Housing Association of WA

Track C

Housing Scorecard: Evaluating Candidates & Lawmakers Greg Lane and Kevin Schilling. Not every candidate approaches housing policy the same way. This session introduces a practical framework for evaluating candidates based on their positions on rental housing, property rights, housing production, regulatory reform, and public safety. Attendees will learn how to identify policy priorities, ask meaningful questions during campaigns, and become informed voters and advocates regardless of political affiliation.

HB 1217 on Trial: Lawsuit Breakdown Christopher Cutting, Christy Mays, Phil Talmadge. Moderated by: Chris Benis Washington's landmark rent stabilization law has generated significant legal challenges with implications for rental housing providers across the state. This session provides an easy-to-understand overview of the constitutional claims, the legal arguments presented by both sides, and what potential court outcomes could mean for housing providers, residents, and future housing policy. Attendees will leave with a clearer understanding of one of the state's most closely watched housing lawsuits.

EVENT SILVER SPONSORS

Town Hall: The Rent is Too Damn High (for Regulations) Rep. Andrew Barkis and Councilmember Jared Mead – confirm before publish. Moderated by: Jake Mayson

The Politics Behind “Affordable” Eric Zimmerman, Jim Henderson, Spencer Hutchins. Moderated by: Kevin Schilling

This interactive town hall invites housing providers to discuss the growing regulatory costs affecting rental housing in Washington. Participants will examine how state and local mandates influence rents, housing supply, maintenance costs, insurance, and long-term investment decisions. Through moderated discussion and audience participation, attendees will share experiences, identify common challenges, and explore advocacy priorities for future legislative sessions.

"Affordable housing" is one of the most frequently used phrases in housing policy, yet its meaning often changes depending on who is using it. This session explores how the term has evolved in public debate, how elected officials and advocacy organizations frame affordability, and how those narratives influence legislation and public opinion. Attendees will gain a better understanding of the politics driving housing policy and learn how to communicate more effectively about affordability from the perspective of rental housing providers.

2027 Housing Laws: What's Coming? Rep. Adison Richards and Rep. April Connors. Moderated by: Chet Baldwin

Eviction Moratoriums: Never Again John Dilorenzo and Sean Flynn. Moderated by: Christopher Cutting

Stay ahead of the next legislative session with a forward-looking discussion of the proposals, political trends, and emerging issues likely to shape Washington housing policy in 2027. State legislators will review anticipated legislation, government initiatives, and regulatory developments while offering practical guidance on how housing providers can prepare their businesses and engage in the policymaking process.

The COVID-19 eviction moratorium fundamentally changed Washington's rental housing landscape and exposed significant legal, financial, and operational risks for housing providers. This session reviews the lasting lessons from the moratorium era, examines how future emergency policies may be proposed, and discusses strategies for ensuring that emergency responses balance tenant protections with property rights and housing stability. Learn how advocacy today can help prevent repeating the mistakes of the past.

EVENT BRONZE SPONSORS Contact Daniel Klemme at (206) 905-0611 or dklemme@ RHAwa.org, reach the sponsorship team at sponsorships@RHAwa.org, or visit engageWA.com to explore the available sponsorship and branding options.

CURRENT | September 2026 VENDOR LISTINGS

We encourage you to consider the vendors found within these listings for your rental business needs. When seeking competitive bids, be sure to mention your RHAWA membership as many offer member discounts. RHAWA does not specifically endorse any business listed herein. References are always recommended. If you would like to submit a customer testimonial for our records, please submit to publications@RHAwa.org. Please note that changes made to a vendor member profile will not be reflected in the CURRENT Vendor Listings unless the change is also sent to publications@RHAwa.org. ACCOUNTING/BOOKKEEPING Loftx AI Avi Belur | avi@loftx.ai | (425)765-4078 | loftx.ai

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

BANKS Coldwell Banker Bain Lake Union (503) 998-6406 | rachel@racheljarvis.com Eastside Funding (425) 873-8873 | eastsidefunding.com Pacific Crest Savings Bank Scott Gibson (425) 670-9600 | (800) 335-4126 | paccrest.com

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Steven

1312 N Monroe Street, Suite 253 Spokane, Washington 99201 o: (509) 838-4458 e: SS@StevenSchneiderLaw.com w: StevenSchneiderLaw.com

Williams Kastner - Hohnstein (206) 628-2767 | williamskastner.com jhohnstein@williamskastner.com CMG Home Loans Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com

UpKeep Solutions (206)486-5576 | info@upkeepsolutions.com upkeepsolutions.com Vivid Renovations LLC (360) 977-4780 | vividrenovations24@gmail.com

CARPET CLEANING + INSTALLATION

APPLIANCE PROTECTION

Metropolitan Appliance (206) 402-4881 | metropolitanappliance.com propm@metropolitanappliance.com

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

Envirotest | Mold & Air Quality Analysis Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com

Greenwood Hardware (206)783-2900 | ghw@greenwoodhardware.com greenwoodhardware.com

APPLIANCE SALES + REPAIR

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

COMMERCIAL REAL ESTATE

CARBON MONOXIDE + SMOKE DETECTION

APARTMENT SUPPLIES

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

BUILDING REPAIR | REMODEL

Brothers Flooring & Design (509) 489-3494 | brothersflooringnw.com WAFD Bank (206) 777-8213 | wafd.com tim.marymee@wafd.com

BATHTUB & SHOWER RENOVATION Brothers Flooring & Design (509) 489-3494 | brothersflooringnw.com Sound Glass (253) 473-7477 | soundglass.com jeffh@soundglass.com

BLIND CLEANING + REPAIR DE-EL Inc. Blinds & Shades – Clean, Repair and Replace (360) 926-6330 | jwade@deelinc.com | deelinc.com Shine a Blind On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net

BOATING + WATERCRAFT Northwest Inboards (206) 618-0785 | darrenjlamont@gmail.com nwinboards.com

BUILDING INSPECTORS

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

CHIMNEY CLEANING | REPAIR (MASONRY) The Chimney Specialists, Inc. Pierce Co.: (253) 475-0399 | (888) 979-3377 Seattle: (206) 782-0151 | (888) 979-3377 South King Co.: (253) 833-0144 | (888) 979-3377 thechimneyspecialists.com Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com

CLEANING Alsace Asset Services Christopher Hall | (206) 636-9440 | alsaceas.com chris@alsaceas.com

COMMERCIAL REINVESTMENTS + FINANCIAL SERVICES 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com Westlake Associates richk@westlakeassociates.com (206) 505-9400 | westlakeassociates.com

Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com

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

Valta Homes (360) 207-4685 | valtahomes.com contact@valtahomes.com

AK Kreutzer Construction LLC (206) 444-5236 | akkllc@comcast.net nwvinyldecks.com

Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com

Big Haul (425) 949-9791 | bighaul.com | jeff@bighaul.com

Ready Removal (425) 446-1992 | readyremoval.net Readyremovalco@gmail.com

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

paragonrea.com

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

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

BUILDING REPAIR | REMODEL

Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871

COMMERCIAL REAL ESTATE Capstone Commercial Real Estate Advisors John Downing (206) 324-9427 | capstonerea.com CBRE - PNW Multifamily | Private Capital Group (206) 292-1600 | cbre.com

Windermere Real Estate Commercial Therasa Alston | (206) 650-4777

CONSTRUCTION + DEMOLITION McBride Construction Resources, Inc. (206) 283-7121 | mcbrideconstruction.com connor@mcbrideconstruction.com

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

Renova Services (253) 287-7769 | renovapnw.com contact@renovapnw.com

Brush & Beam Construction, LLC (360) 980-6567 | brushandbeam.team@gmail.com

RKC Construction, Inc. Kyle Caulk | (206) 595-3565 | cajames.com

Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com McBride Construction Resources, Inc. (206) 283-7121 | mcbrideconstruction.com connor@mcbrideconstruction.com Renova Services (253) 287-7769 | renovapnw.com contact@renovapnw.com RKC Construction, Inc. Kyle Caulk | (206) 595-3565 | cajames.com

CONSULTING

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

Straight Street Small Business/Home Consultation Services HUD 203K Consultant ID# S0838 Renovate your property with a HUD 203k Consultant John Leon Gonzalez | (206) 999-1234 | iNspect.ws

CONTRACTORS +1 Construction (206) 313-6587 | plusoneconstruction.com A&A Electric (206) 212-1888 | anaelectric.com

Rental Housing Association of WA VENDOR LISTINGS CONTRACTORS

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 ER Flooring (360) 402-9566 | erflooring.com Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net T.E. Kelly Company LLC Tim Kelly | (206) 240-1950

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

DIGITAL FORMS + LEASES RHAWA ATLAS Digital Leasing (206) 283-0816 | RHAwa.org/atlas-digital-leasing

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

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

EDUCATION – REAL ESTATE Rental Housing Association of Washington Denise Myers (206) 283-0816 | RHAwa.org

ELECTRICAL MAINTENANCE + REPAIR

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

EXCHANGE — 1031 REAL ESTATE 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.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

FINANCIAL | LIFE INSURANCE SERVICES Country Financial Real Estate investment / Landlord insurance john.kapelac@countryfinancial.com (509) 724-0000 CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com

FLOOD/SEWER CLEANUP Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com

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

ESTATE PLANNING Dimension Law Group PLLC Synthia Melton (206) 973-3500 | dimensionlaw.com Flynn and Associates, PLLC Sean Flynn (206) 330-0608 | theflynnfirm.com

EVICTIONS Cozen O'Connor (206) 224-1255 | cozen.com kneumann@cozen.com Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com LT Services, Inc. (206) 241-1550 | ltservices.net

Associated Agents Group INC. (509) 309-3067 | AAGI.us benjamin_reuland@your-policy.com Brent Ward State Farm Insurance (425) 488-9100 | (888) 532-1875 brentwardagency.com CalRose Insurance calroseinsurance@calroseins.com (425) 252-5188 | calroseins.com Country Financial Real Estate investment / Landlord insurance john.kapelac@countryfinancial.com (509) 724-0000 Home Warranty Inc (877) 977-4949 | homewarrantyinc.com eyoung@homewarrantyinc.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

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

GUTTER CLEAN + INSTALLATION

HANDYMAN SERVICES UpKeep Solutions (206)486-5576 | info@upkeepsolutions.com upkeepsolutions.com Valencias Handyman (509) 346-3694 | Javiervv065@icloud.com

HARDWARE STORE Greenwood Hardware (206)783-2900 | ghw@greenwoodhardware.com greenwoodhardware.com

Coldwell Banker Bain Lake Union (503) 998-6406 | rachel@racheljarvis.com CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com CV Lending (415) 923-8069 | cvlending.com Eastside Funding (425) 873-8873 | eastsidefunding.com Kidder Matthews Simon and Anderson Team (206) 747-4725 | dylansimon.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 | wafd.com tim.marymee@wafd.com

MAINTENANCE Alsace Asset Services Christopher Hall | (206) 636-9440 | alsaceas.com chris@alsaceas.com Brush & Beam Construction, LLC (360) 980-6567 | brushandbeam.team@gmail.com Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com

MASONRY SERVICES Maintenance Man Unlimited Seattle LLC (206) 517-8000 | mmuwa.com | info@mmuwa.com Masonry Restoration Consulting (425) 344-3893 | masonryrestorationconsulting.com

Rental Housing Association of Washington (206) 283-0816 | RHAwa.org

GARBAGE + RECYCLE

LENDERS, MORTGAGE CAPITAL

Seattle Rental Management (206) 274-9141 | seattlerentalmanagement.com info@yourseattlehometeam.com

FORMS + LEASES

First Choice Roof Service (800) 766-3927 | firstchoiceroofservice.com roofwash@hotmail.com

Sound Glass (253) 473-7477 | soundglass.com jeffh@soundglass.com

INSURANCE

INNOVA Floors LLC (763) 313-5715 | innovafloorsllc@hotmail.com

Fast Water Heater Company (866) 554-2448 | fastwaterheater.com

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

Taurus Home Inspections Lisa Lotus | WA State Home Inspector #2261 (206) 676-0023 | taurushomeinspections.com

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

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

ENERGY CONSERVATION + WEATHERIZATION

Seattle Rental Inspection Services (RRIO) (206) 854-0390 seattlerentalinspectionservices.com

INVESTMENT + FINANCIAL SERVICES FLOOR COVERINGS

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

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

HOME INSPECTIONS

Darco Inc (206) 322-9495 | darcoapts.com Kidder Mathews Dylan Simon: (206) 414-8575 Jerrid Anderson: (206) 499-8191 DylanSimon.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 Pilot Ventures LLC | Property Management (206) 566-6600 | pilotnw.com Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net Sound Realty Group Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com

JUNK REMOVAL Big Haul (425) 949-9791 | bighaul.com | jeff@bighaul.com

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

MOLD INSPECTIONS Envirotest Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com Maintenance Man Unlimited Seattle LLC (206) 517-8000 | mmuwa.com | info@mmuwa.com

PAINTING | PAINT Alsace Asset Services Christopher Hall | (206) 636-9440 | alsaceas.com chris@alsaceas.com Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com RODDA PAINT Tim Puckett | tpuckett@roddapaint.com (509) 868-3552 | roddapaint.com

Ready Removal (425) 446-1992 | readyremoval.net Readyremovalco@gmail.com

HAZARDOUS WASTE Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com

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

LAND DEVELOPMENT | ZONING Allied Property Experts (206) 717-5777 | apex-re.com

LENDERS, MORTGAGE CAPITAL ACRANET cole.hockett@acranet.com (509)324-1350 | acranet.com

Sherwin Williams (425) 495-4124 | alison.m.antoku@sherwin.com sherwin.com

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

UpKeep Solutions (206)486-5576 | info@upkeepsolutions.com upkeepsolutions.com

CURRENT | September 2026 VENDOR LISTINGS PAINTING | PAINT Vivid Renovations LLC (360) 977-4780 | vividrenovations24@gmail.com

PLUMBING

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

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

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

Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 | paragonrea.com (206) 623-8880 | (800) 643-9871

All Sound Plumbing (206) 809-2999 | allsoundplumbing.com connor@allsoundplumbing.com

Seattle Rental Management (206) 274-9141 | seattlerentalmanagement.com info@yourseattlehometeam.com

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

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

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

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

Windermere Property Management / JMW Group (206) 621-2037 | windermere-pm.com Windermere Property Management / WPM South, LLC Ed Verdi | (253) 638-9811 | wpmsouth.com

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

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

PROPERTY MANAGEMENT SOFTWARE

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

Aptly (141) 556-8033 | getaptly.com

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

Loftx AI Avi Belur | avi@loftx.ai | (425)765-4078 | loftx.ai

Ddb Management (360)207-4083 | ddbmgmt@gmail.com ddb.management

RHAWA ATLAS Digital Leasing (206) 283-0816 | RHAwa.org/atlas-digital-leasing

Dobler Management Company Inc. (253) 475-2405 | doblermanagement.com Emerald Door Property Management (206) 992-7334 | emeralddoor.com Icon Real Estate Services Inc. Jeremiah Roberson | (425) 633-3330 iconre.org

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

REAL ESTATE BROKERS Allied Property Experts (206) 717-5777 | apex-re.com

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

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

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

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

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

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

Madrona Real Estate Services, LLC Bradford Augustine (206) 538-2950 | MadronaRealEstate.com

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

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

Park 52 Property Management Paul Jakeman | (253) 473-5200 | park52.com

Pilot Ventures LLC | Property Management (206) 566-6600 | pilotnw.com

SCREENING + SOFTWARE

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

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

RECREATION Left Coast Recreation Christina Rogers (253)313-4234 | leftcoastrecreation@gmail.com leftcoastrec.com Northwest Inboards (206) 618-0785 | darrenjlamont@gmail.com nwinboards.com

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

REMODEL/RENOVATION AK Kreutzer Construction LLC (206) 444-5236 | akkllc@comcast.net nwvinyldecks.com

RETIREMENT PLANNING Williams Kastner - Hohnstein (206) 628-2767 | williamskastner.com jhohnstein@williamskastner.com

ROOFING SERVICES Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com Bravo Roofing, Inc. GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com | bravoroofs.com

People’s Real Estate, Inc. Lisa Brannon | (425) 442-9941 | peoplespm.com

First Choice Roof Service (800) 766-3927 | firstchoiceroofservice.com roofwash@hotmail.com

ACRANET cole.hockett@acranet.com (509)324-1350 | acranet.com

Weber & Associates Property Management (425) 745-5838 Westlake Associates richk@westlakeassociates.com (206) 505-9400 | westlakeassociates.com

ROOFING SERVICES

Aptly (141) 556-8033 | getaptly.com

Urban Settlements (509) 944-0979 | urbansettlements.com bgwynn@urbansettlements.com

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

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

REAL ESTATE BROKERS

Conservice (866) 947-7379 | conservice.com Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139

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

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

UTILITY SERVICES Conservice (866) 947-7379 | conservice.com Guardian Water & Power Chris Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139

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

WATER HEATER SALES & SERVICE All Sound Plumbing (206) 809-2999 | allsoundplumbing.com connor@allsoundplumbing.com Greensavers NW (425) 591-7833 | greensaversnw@gmail.com

WATERPROOFING Masonry Restoration Consulting (425) 344-3893 | masonryrestorationconsulting.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 Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net

Madrona Real Estate Bradford Augustine (206) 538-2950 | MadronaRealEstate.com Next Brick Property Management (425) 372-7582

Your Next Customer is already our member. Become a RHAWA Vendor Member Today. Contact : Daniel Klemme at dklemme@RHAwa.org

Rental Housing Association of WA

 Continued from page 12

Oxford House: An Alternative for Larger Rental Homes The residents themselves are responsible for selecting new members, enforcing house rules, assigning responsibilities, and managing day-to-day operations. "Since each house is democratically run, all house members are voted into the home by the residents," Ron explains. "Responsibilities are distributed and assigned among the residents during regular weekly meetings." Residents also sign agreements with Oxford House and are expected to comply with the organization's sobriety requirements and house rules. According to Ron, those standards are enforced within the organization rather than by the housing provider. "Each resident must sign an agreement with Oxford, which provides that they can be removed from the home for any insobriety infraction as well as other causes," he says. Ron emphasizes the limited role of the housing provider in those activities. "As the housing provider, I have NO involvement with any Oxford House operations." Research on Recovery Outcomes In addition to its growth worldwide, Oxford House has been the subject

of multiple academic studies examining recovery outcomes. Research reviewed by the Recovery Research Institute found that individuals assigned to Oxford House housing following treatment reported substantially lower rates of substance use after two years than those receiving standard aftercare services. Participants living in Oxford House also demonstrated higher employment rates and fewer days engaged in illegal activities. Another study of more than 900 Oxford House residents found that over 80 percent of former residents reported remaining substance-free during the year after leaving an Oxford House. Researchers also found evidence that residents developed stronger recovery-oriented social networks while living in the homes. While no single housing model is appropriate for everyone, the available research suggests that Oxford House has produced positive outcomes for many individuals seeking long-term recovery. Researchers have also noted that well-managed Oxford Houses appear to pose minimal risks to surrounding neighborhoods. One Housing Provider's Experience Every property owner's experience will differ, and no housing arrangement is entirely without challenges. However,

Ron reports that his experience over the past 16 years has been overwhelmingly positive. "My personal experience with Oxford has extended approximately 16 years," he says. "In that time, with few exceptions, I have had a very positive experience." Among the factors he highlights are consistent occupancy and timely rent payments. "Rent is regularly paid without delay, plus, I have had zero vacancies." Property condition has also been a positive aspect of the arrangement in his experience. "In my experience, the homes are always well-kept inside and out and very orderly," Ron says. "Overall, the residents have been easy to work with and very respectful." While individual results will vary and housing providers should conduct their own due diligence, Ron's experience illustrates how the Oxford House model has functioned for one long-term housing provider. An Option Worth Understanding This article is not intended as an endorsement or recommendation of any particular housing model. Every rental

housing provider must evaluate opportunities based on their own properties, business objectives, risk tolerance, and local market conditions. However, as housing needs continue to evolve throughout Washington, it can be valuable for owners to understand the full range of housing arrangements that exist in the marketplace. Learn More Whether or not such an arrangement is a fit for a particular property, understanding how organizations like Oxford House operate can help rental housing providers make informed decisions when evaluating potential tenancy opportunities in their local communities. Housing providers interested in learning more about the Oxford House model can visit the organization's official website at OxfordHouse.org, which includes information about the organization's history, operating model, research, and resources for landlords. Oxford House reports that there are more than 3,500 Oxford Houses operating nationwide, including nearly 400 in Washington State. For information about Oxford House opportunities in Washington, contact: Jon Hutchins Outreach Coordinator, Oxford House Washington, Phone: 206-406-5910.

CURRENT | September 2026

Small Claims Court and Security Deposit Disputes: What Every Washington Landlord Should Know

Cory Brewer

Cory Brewer | Vice President of Residential Operations | Lori Gill & Associates Property Management | RHAWA Regent & Vendor Member

For landlords and property managers, few things are more frustrating than receiving a Small Claims Court notice from a former tenant demanding the return of a security deposit. While these lawsuits can be stressful, understanding how Washington's Small Claims Court system works—and how to properly prepare a defense—can significantly improve the likelihood of a favorable outcome. Small Claims Court was created to provide a relatively informal and cost-effective forum for resolving monetary disputes. In Washington, individuals may generally bring claims of up to $10,000, while businesses and corporations acting as plaintiffs are generally limited to claims of $5,000. Cases are heard by a District Court judge or commissioner, and proceedings are designed to be accessible to parties without extensive legal training. There are no jury trials, and hearings are typically shorter and less formal than cases heard in higher courts. Security deposit disputes are among the most common landlord-tenant matters to appear in Small Claims Court. Former tenants frequently allege that a landlord failed to return a deposit on time, improperly withheld funds, charged excessive cleaning or repair costs, or deducted amounts for what should have been considered ordinary wear and tear. Because most

security deposits fall well below the court's jurisdictional limits, Small Claims Court often becomes the preferred venue for these disagreements. When a tenant files a claim, the process generally begins with service of a Small Claims notice on the landlord

helps facilitate negotiations between the landlord and tenant. The mediator does not determine who is right or wrong and does not issue a decision. Instead, the goal is to help the parties reach a mutually acceptable resolution. For landlords, mediation can reduce costs, save administrative time, limit

DOCUMENTATION OFTEN CARRIES FAR MORE WEIGHT THAN OPINIONS OR RECOLLECTIONS. or property manager. Upon receiving notice, landlords should immediately review the allegations, calendar any scheduled hearing dates, and begin gathering relevant documentation. Waiting until the week before court to organize records is one of the most common mistakes made by defendants. Successful defenses are usually built through careful preparation rather than courtroom improvisation. Importantly, not every dispute must proceed to trial. Many jurisdictions encourage settlement discussions, and mediation may provide an opportunity to resolve the matter before the hearing. In mediation, a neutral third party

uncertainty, and provide an opportunity to control the outcome rather than leave the decision entirely to a judge. Landlords should also evaluate whether a counterclaim may be appropriate. A counterclaim allows a landlord to seek compensation from the former tenant for amounts allegedly owed arising out of the tenancy. Examples may include unpaid rent, utility charges, excessive damages beyond the security deposit, cleaning costs, or other lease-related obligations. However, property managers should exercise caution before asserting a counterclaim. Weak or poorly documented counterclaims can undermine credibility and distract from an other-

wise strong defense. Before pursuing one, landlords should carefully assess the strength of their records, the amount at issue, and whether collecting any additional judgment would be practical. Of course, the best defense often begins long before litigation. Washington's Residential Landlord-Tenant Act establishes several important requirements governing security deposits. Landlords are generally required to maintain a written move-in condition checklist, provide an itemized accounting of deposit deductions, and retain documentation supporting those deductions. Charges for ordinary wear and tear generally may not be deducted from a security deposit. The law also requires supporting documentation such as invoices, receipts, estimates, or labor records for many deductions. When security deposit disputes reach court, judges typically focus on one central question: can the landlord prove the charges? A former tenant may argue that deductions are excessive or unsupported, but judges generally want to see objective evidence. Documentation often carries far more weight than opinions or recollections. The strongest cases are supported by signed move-in inspection reports, move-out inspection records, datestamped photographs, invoices, receipts, vendor estimates, and detailed accounting statements.

Rental Housing Association of WA

A well-prepared defense file should include the lease agreement, all relevant addenda, deposit ledgers, inspection reports, photographs documenting the condition of the property before and after occupancy, correspondence with the tenant, and records supporting repair or cleaning costs. Many experienced property managers recommend preparing three complete sets of exhibits: one for the judge, one for the tenant, and one for personal reference during the hearing. At the hearing itself, professionalism matters. Judges often consider not only the evidence presented but also the credibility of the parties. Landlords should arrive early, dress professionally, remain respectful, and focus on facts rather than emotions. The tenant will usually present first, followed by the landlord's response and presentation of evidence. Judges may ask questions throughout the proceeding before issuing a decision immediately or at a later date. Ultimately, outcomes vary. A tenant may recover all or part of the deposit, the landlord may prevail entirely, or the parties may reach a settlement before

judgment. While appeal procedures may exist under certain circumstances, appeals involve additional requirements, costs, and deadlines. For landlords and property managers, the most important lesson is simple: successful litigation begins with good property management practices. Thorough move-in inspections, consistent documentation, detailed photographs, accurate accounting records, and timely communication remain the most effective tools for preventing disputes and defending against them when they arise. By viewing documentation as a risk-management strategy rather than merely an administrative task, housing providers can significantly improve their position both inside and outside the courtroom. Cory Brewer is the VP of Residential Operations at Lori Gill & Associates Property Management. His firm oversees management of over 2,000 residential rental homes throughout the Greater Seattle Area. He may be contacted at coryb@lgapm.com. Visit their website LGAPM.com

 Continued from page 13

Is Homelessness Really a Housing Problem? the decade, leaving many working-age adults with incomes so low that virtually any rent became mathematically unaffordable. Zimmerman observes that this distinction fundamentally changes the policy conversation. If homelessness is driven primarily by collapsing income among vulnerable households, then expanding housing alone cannot fully solve the crisis. Policies that stabilize employment, expand behavioral health treatment, strengthen addiction recovery, and intervene earlier become equally important. The discussion also compares Washington with other states. Although Washington has above-average housing costs, many similarly expensive states experience substantially lower homelessness rates. According to the

report, the highest-homelessness states generally combine high housing costs with severe behavioral health and substance-use challenges, suggesting affordability alone is insufficient to explain Washington's trajectory. The conversation concludes that the question should not be whether homelessness is a housing problem or a behavioral health problem. The evidence discussed suggests it is both. However, the research argues that behavioral health, addiction, and severe income instability have become increasingly important drivers of Washington's homelessness crisis and deserve equal attention alongside housing affordability in future public policy.

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» BROKER OPINION OF VALUE » MARKET ANALYSIS » DISPOSITION/ACQUISITION ADVISORY & OPPORTUNITIES

PACIFIC NORTHWEST MULTIFAMILY | PRIVATE CAPITAL GROUP

CURRENT | September 2026

Using a 1031 Exchange to Transition from Active Management to Passive Income Peter Wright, Reed Hunter & Spencer Clark | CBRE PNW Multifamily Private Client Group | Vendor Member

Eastlake Manor, Seattle For many apartment owners, the decision to sell is not just about timing the market. It is about aligning a real estate portfolio with long-term financial and estate planning goals. A recent transaction involving the sale of Eastlake Manor and Highland View Apartments in Seattle is a strong example of how a well-executed strategy can accomplish both. The ownership group held two apartment buildings in Seattle, a 1970s-era 18-unit property in Eastlake and an 11unit asset in Queen Anne. Both properties benefited from strong locations and consistent demand. However, they also required active management and operated in a regulatory environment that has become increasingly complex for rental housing owners. Rather than simply pursuing a sale, the conversation quickly evolved into a broader strategy. Our team worked with ownership to evaluate how a disposition could create an opportunity to reposition their portfolio. The goal was not only to improve income, but to simplify operations and address long-term estate

planning considerations. In particular, ownership expressed a desire to reduce management responsibilities and diversify holdings outside of Washington State, where estate tax considerations can significantly impact generational planning. With these objectives in mind, we structured a plan centered around a 1031 exchange. Execution required coordination across multiple teams. Our Seattle-based private client multifamily group focused on maximizing proceeds through the sale of both properties, leveraging our local market expertise and buyer relationships. At the same time, CBRE’s dedicated 1031 exchange team, based in Newport Beach, worked in parallel to identify suitable replacement assets that aligned with ownership’s financial and estate planning goals. This coordinated approach allowed us to manage both sides of the transaction simultaneously. Rather than exchanging into another actively managed apartment property, ownership chose to acquire a new-

Highland View, Seattle er retail asset leased on a triple-net (NNN) basis in Texas, a structure that requires minimal day-to-day involvement. This shift significantly reduced management intensity while also providing stable, predictable cash flow. Just as importantly, the geographic diversification into states such as Texas and Florida introduced more favorable tax considerations for estate planning purposes, addressing a key priority for ownership. From a financial standpoint, the results were equally compelling. The exchange allowed the client to move from lower cap rate multifamily assets into a higher yielding NNN investment, resulting in a meaningful increase in net operating income while continuing to defer capital gains through the 1031 process. The Takeaway This transaction highlights an important reality for many multifamily owners. The best outcome is not always achieved by simply selling or holding. Often, the greatest value comes from stepping back and asking how a real estate portfolio fits into a broader fi-

nancial strategy. By combining local market execution with national platform capabilities, owners can transition from active management to passive income, improve cash flow, and position their assets more effectively for future generations. In today’s evolving real estate landscape, that level of coordination and strategic planning is just as important as the sale itself. CBRE’s PNW Multifamily Private Client Group offers a range of services tailored to individual investors and partnerships. Our worldwide platform integrates sales, finance, and valuation services, positioning us as the #1 comprehensive multifamily advisor. For more information or a market valuation on your property, reach out to any one of our team members. Contact information: Peter Wright at peter.wright@cbre.com (206) 442 2735, Reed Hunter at reed.hunter@cbre. com (206) 442 2713 & Spencer Clark at spencer.clark@cbre.com (206) 442 2764.

Rental Housing Association of WA

VENDOR OPPORTUNITIES

The Industry has Moved Forward be in the Room at ENGAGE26 Daniel Klemme | RHAWA Policy & Partnership Coordinator

For more than 40 years, the TRENDS Rental Housing Management Conference and Trade Show brought Washington’s rental housing community together. RHAWA was proud to support and co-promote the event throughout its long history. Although TRENDS has ended, the need for a strong statewide gathering has not. Rental property owners, managers, investors, vendors, and housing professionals are still looking for education, trusted resources, and meaningful industry connections. This October, they will find them at ENGAGE26. RHAWA’s Fall Expo and Annual Business Meeting returns October 14–15 at the Meydenbauer Center in Bellevue. Last year, ENGAGE welcomed more than 350 housing professionals from Seattle, Spokane, Vancouver, Yakima, the Tri-Cities, and communities across Washington. The average attendee owned or operated 89 rental units, representing single-family, multifamily, and manufactured housing. It is a room filled with the people who evaluate services, select vendors, influence purchasing decisions, and help shape the future of rental housing. NEW THIS YEAR: SPARK SESSIONS For the first time, select sponsors can take the ENGAGE stage through Spark Sessions: ten-minute, TED Talk-style presentations scheduled during prime networking periods. These sessions are designed to educate rather than deliver a traditional sales pitch. Sponsors can share useful expertise, address an industry challenge, and position their organization as a trusted resource. Spark Sessions are included with Silver sponsorship packages of $3,500 and above, and availability is limited. Businesses do not need to staff a booth for two full days to make an impact. ENGAGE26 also offers branding opportunities that place sponsor logos directly into the attendee experience. Options include Hydration Stations for $4,000, Box Lunch Supporter for $1,500, Charging Stations and Emergency Kits for $1,275, and Refreshment Stands for $1,000. These high-use touchpoints keep a company’s name visible throughout the event—even when its team cannot be there in person. Full sponsorship packages range from Bronze at $1,000 to the single remaining Platinum opportunity at $15,000. Benefits increase by level and may include booth space, digital promotion, program advertising, VIP passes, and stage time. Branding-only opportunities begin at $650, with many limited to just one to three sponsors. The deadline to guarantee logo placement in printed conference materials is September 1, 2026.

|  dklemme@RHAwa.org |  (206) 905-0611

If TRENDS was once an important part of your company’s marketing calendar, ENGAGE26 is the opportunity to continue that tradition while reaching today’s rental housing decision-makers. Contact Daniel

Klemme at (206) 905-0611 or dklemme@RHAwa. org, reach the sponsorship team at sponsorships@ RHAwa.org, or visit engageWA.com to explore the available sponsorship and branding options.

ENGAGE26 TIERED SPONSORSHIP Limited Slots GOLD $6,000 PLATINUM $10,000 Own the Spotlight (1 left)

Exclusive Thought Leadership (2 left)

• Exclusive: Stage skirt co-branding*, welcome kit branding • Digital: Logo on promotions, 6-month home page carousel (RHAwa.org), linked 30-second promo (engageWA.com)

• Visibility: 3-month home page carousel (RHAwa.org), logo on promotions, linked 30-second promo + logo (engageWA.com)

• Stage Time: 2-minute keynote slot (Day 1: Opening Session & Day 2: Closing Session ) + 10-minute Spark Session (prime net-

• Stage Time: 2-minute general session slot + 10-minute Spark Session (prime networking slot)

working slot)

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+ naming rights)

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Essential Footprint (0 left)

• Visibility: 1-month home page carousel (RHAwa.org), emcee shout-outs, linked logo (engageWA.com)

• Visibility: Linked logo (engageWA.com), emcee shout-out

• Stage Time: 10-minute Spark Session (networking slot)

• Perks: 6ft booth, 1 registration

• Perks: 6ft booth, 2 registrations, attendee list (opt-ins)

BRANDING ONLY OPPORTUNITIES Not able to attend in person? You can still put your brand front and center. Our tiered sponsorship offers a unique branding opportunity designed specifically for partners who want meaningful visibility without on-site participation. Showcase your logo across key event elements and connect with our engaged audience in a powerful, highimpact way — no booth required. It’s a smart, flexible way to amplify your presence and align your brand with the energy and influence of ENGAGE26.

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CURRENT | September 2026

IF YOU’RE NOT AT THE TABLE,

YOU’RE ON THE MENU

Policy gets written whether you participate or not. RHA PAC exists so housing providers aren’t sidelined while others decide their future. We support candidates who value balanced housing policy and practical solutions. Because the best defense is influence before legislation is written. Take your seat.

Donate to RHA PAC today!

RHAwa.org/PACdonate PAC contributions are voluntary and not tax-deductible. Membership dues are not used for political contributions.

Rental Housing Association of WA

Trust vs. Will in Washington State: Which Estate Planning Tool is Right for Your Family? Julie Martiniello | Co-owner & Managing Partner

| Dimension Law Group, PLLC |

For Washington homeowners, estate planning decisions carry significant weight. With Seattle-area home values now exceeding $700,000, even families with modest assets must make important choices between wills and trusts — decisions that directly affect their loved ones’ financial security, tax exposure, and peace of mind.

Probate costs in Washington often total between $3,000-15,000, not including taxes.

million estate could save $20,000-$60,000 by using a trust instead of a will.

How Revocable Living Trusts Work in Washington A revocable living trust allows you to transfer assets into a legal structure during your lifetime (governed by RCW 11.98). You serve as trustee and maintain full control until incapacity or death, when a successor trustee steps in.

2. Incapacity Planning If you become ill or injured, your successor trustee can manage assets immediately-without court-appointed guardianship (RCW 11.130). This ensures bills are paid and decisions remain private and family-controlled.

Key advantages include: • Avoiding probate entirely • Keeping details private (trusts are not public record) • Ensuring continuity if you become incapacitated

3. Flexibility and Control Trusts can include provisions for: • Special needs beneficiaries • Real estate investments • Blended family inheritance structures

And with Washington’s estate tax exemption rising to $3 million on July 1, 2025, alongside increased tax rates up to 35% (SB 5813), those choices are more important than ever. A home alone can push a family’s estate into taxable territory or trigger a lengthy probate process if planning isn’t done right. Whether you’re a young family creating your first estate plan, a Seattle homeowner seeking to avoid probate, or a Tacoma couple preparing for retirement, understanding the differences between trusts and wills in Washington State is key to protecting what you’ve built. Disclaimer: This article is for educational purposes only and not legal advice. Please consult with a qualified estate planning attorney in Seattle for personalized guidance. Why This Decision Matters for Washington Families A well-designed estate plan ensures that your assets, healthcare wishes, and family goals align seamlessly, protecting your loved ones and reducing stress during difficult times. Without one, assets may be tied up in probate for months or even years, while unclear instructions can lead to disputes and unexpected taxes. UNDERSTANDING THE BASICS: WILLS VS. TRUSTS IN WASHINGTON ____________ What is a Will? A will directs how your assets are distributed after death, appoints someone to manage your estate, and can name guardians for children. Under RCW 11.12, a valid Washington will requires: • The testator to be at least 18 and of sound mind • Two competent witnesses • A clear statement of intent for asset distribution Washington now recognizes electronic wills (RCW 11.12.400–491), allowing for remote witnessing, an innovation that simplifies planning for busy families. However, a will must go through probate, a court-supervised process that can last 6-18 months.

Vendor Member Since 2017

Recent updates under RCW 11.103 streamline trust modification and enhance protections for beneficiaries, making Washington trusts more flexible than ever.

This flexibility gives Washington residents control over how, when, and to whom assets are distributed.

For many families, a properly funded trust can reduce estate administration costs by 40-60% and shorten asset distribution from over a year to just a few months.

When a Will Might Be Enough A simple will may be sufficient for: • Estates under Washington’s $3 million exemption (2025) • Families without real estate or complex assets • Families without minor or disabled beneficiaries

The Probate Process in Washington: Why it Matters Probate validates the will, settles debts, and distributes assets, but it’s also public and often stressful. Family information, debts, and property details become court record.

Using non-intervention powers can reduce probate burden, but as assets grow, transitioning to a trust becomes the more cost-effective and protective strategy.

While non-intervention powers (RCW 11.68) can simplify probate, and small estate affidavits (RCW 11.62) can help in limited cases, most homeowners benefit from trust-based planning to avoid the process altogether. For blended families, probate can also trigger conflict between current spouses and children from previous marriages. A clearly written trust prevents disputes and ensures everyone’s interests are protected. KEY ADVANTAGES OF REVOCABLE TRUSTS FOR WASHINGTON HOMEOWNERS ____________ 1. Probate Avoidance and Privacy • Trusts transfer assets without court involvement. • No public record of family or financial details. • Lower legal costs and faster timelines. For example, a Seattle homeowner with a $1.2

Estate Tax Implications in Washington Washington’s estate tax is separate from the federal tax and affects more families than many expect. TYPE

2025 Exemption Tax Rate

Federal

$15 million

18%- 40%

WA State

$3 million

10%–35%

A couple with a $1,000,000 home, $1,500,000 in retirement, $500K in investments, and $500K in life insurance ($3.5M total) could face state estate taxes without proper trust planning. Trust-based strategies such as Credit Shelter (AB) Trusts, QTIP Trusts, or Irrevocable Life Insurance Trusts can help minimize or eliminate these taxes. Real Estate and Community Property in Washington Washington’s community property laws (RCW 26.16) treat most marital assets as jointly owned,

CURRENT | September 2026 affecting estate transfers and tax outcomes. Trusts can: • Streamline management of multi-state properties • Preserve step-up in basis for capital gains • Clearly separate community vs. individual property For homeowners, trusts or Transfer on Death Deeds (RCW 64.80) can simplify property transfer without probate. Choosing the Right Estate Planning Tool for Your Family Your Goal

Recommended Tool

Avoid probate & protect privacy

Revocable living trust

Simple estate under $3M

Will with non-intervention powers

Plan for incapacity

Trust + Powers of Attorney

Minimize WA estate taxes

Trust with tax-saving provisions

Protect blended family interests

Customized trust plan

Your decision depends on your family, assets, and long-term goals. But one thing is clear: having no

plan leaves your loved ones vulnerable to probate delays, taxes, and disputes. Take the Next Step to Protect Your Family’s Legacy Your estate plan should do more than distribute assets; it should give you peace of mind and ensure your wishes are carried out exactly as intended. At Dimension Law Group, our Seattle estate planning attorneys create customized wills and trusts that align with your family goals, reduce taxes, and prevent conflict. We integrate every aspect of your life, property, finances, healthcare wishes, and guardianship decisions into one comprehensive plan. Schedule your Estate Planning Consultation or Download the [Washington Trust Selection Toolkit] to discover how to protect your assets under Washington’s updated 2025 estate tax laws. Julie Martiniello is a Co-Owner and Managing Partner at Dimension Law Group, where she focuses on Estate Planning, Probate, Real Estate, and Business Law, helping business owners, real estate investors, and families protect their assets and plan for the future. She may be contacted via julie@dimensionlaw. com. Visit their website dimensionlaw.com.

Dear RHAWA Members; I would like to remind everyone that your discount is available at any Rodda Paint store using Account #536894. Here at Rodda Paint, we are offering all members up to a 35% discount on all Rodda-manufactured paints. As well as, additional discounts will be offered on supplies, such as caulking, plastic, rollers, brushes, and more. The price bracket alone will beat our competitor's price on all similar products GUARANTEED! Don’t hesitate to reach out and be sure to mention the account name or number to get the discount.

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Rental Housing Association of WA

What Actually Moves the Needle Before Selling a Multifamily Property

Brian Platt, Michael Urquhart, Ben Douglas & Rowan Davis | Paragon Real Estate Advisors | Vendor Member

May marked one year since Washington’s rent stabilization law, HB 1217, took effect, and the Department of Commerce recently set the 2027 maximum increase at 10% for most rental housing. Whatever your view of the policy, the market has moved past debating it and buyers are now treating the cap as a permanent feature of the rental landscape. That shift is slowly changing how apartment buildings in Washington are valued.

however. The law does not restrict what an owner can charge when a unit turns over to a new tenant, so rents can still be reset to market at vacancy. As a result, buyers are paying closer attention to turnover history and tenant profile more than ever before.

The most significant change involves under market rents. In previous years, buildings with below market rents were seen as an opportunity to many investors: a new owner could turn units, raise rents, and capture that gap quickly. Today, however, the same gap is viewed differently. Renewal increases are limited to the annual cap, which means rents that sit at roughly 20-30% or more may take years to catch up to market rates. What was once presented as an upside is now discounted as a slower, more uncertain path and buyers are pricing accordingly.

“VALUE NOW DEPENDS LESS ON FUTURE UPSIDE AND MORE ON CURRENT RENTS, CLEAN OPERATIONS, AND A CLEAR PATH FORWARD.”

There is an important nuance here,

This has practical implications for owners, whether or not a sale is on the horizon. Holding rents flat for years

and catching up later is no longer an option and owners who take steady, modest increases preserve value, while those who let large gaps build are effectively handing that value to

a future buyer. Documentation also matters more than it used to, as buyers and lenders are increasingly requesting rent increase notice histories and compliance records. Finally, know your building's status under the law: new construction is exempt for its first twelve years, and owner-occupied duplexes, triplexes, and fourplexes fall outside the cap entirely.

None of this means values are falling across the board. Puget Sound fundamentals remain steady, occupancy is strong, and well-run properties still attract interest. But what makes a property

“well-positioned” has changed. Value now depends less on future upside and more on current rents, clean operations, and a clear path forward. On the Platt-Urquhart-Douglas team at Paragon, we are having these conversations with owners every week. If you have not looked at how your rents compare to market since the law took effect, or you are wondering how the cap affects what your building is worth today, give us a call. We are happy to walk through your rent position and what the next 12-36 months could look like for your investment property. If you would like to know more about 1031 exchanges, want to know the market value of your investment property or would like a referral to a tax, legal or 1031 exchange professional, please feel free to reach out to anyone on their team. Brian Platt at Brian@ParagonREA.com (206) 251-8483, Michael Urquhart at Michael@ParagonREA.com (425) 999-6650, Ben Douglas at Ben@ ParagonREA.com (206) 658-7247, or Rowan Davis at Rowan@ParagonREA.com (206) 406-9105.

CURRENT | September 2026

PENDING - 9 UNITS

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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.

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.

Rental Housing Association of WA

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FALL EXPO + ANNUAL BUSINESS MEETING They’re Rewriting The Rules. Will You Have A Say? The rental housing landscape is shifting fast. Laws change overnight. Policies pivot. Tenants organize. If you’re not at the table, you’re on the menu. At ENGAGE26, presented by the Rental Housing Association of Washington (RHAWA), you won’t just hear about the future of housing, you’ll help shape it. Register Today! For full agenda, speaker lineup, and exclusive discounts visit:

engageWA.com Event Information, Contact Chloe Moser: cmoser@RHAwa.org Exhibitor & Sponsorship Information, Contact Daniel Klemme: dklemme@RHAwa.org

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Rental Housing Association of WA

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