From dated to dazzling, we will make your property move-in ready with our expert renovations. Start with a free, no-obligation walk-through to craft a tenant-focused upgrade—covering everything from plumbing to fixtures. Our proven systems, skilled teams, and high-quality construction materials ensure a long-lasting, modern transformation that attracts quality tenants for years, boosting property value. Your project will finish on time and on budget.
This update alert includes a high-level summary of changes only. Please refer to the revised forms for full details. Always download the latest version to stay in compliance.
1. As of August 1, 2025, all new leases and lease renewals in the City of Bellingham will need to conform with new law under Ordinance No. 2025-06010 adding a new section, BMC 6.16 “Prohibited Fees and Deposits in Residential Rentals.”
• A new Bellingham addendum listing all costs designed to be attached as a coversheet to the lease.
Twitter: Follow us at @RHAofWA
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President Sean Flynn
Christopher Benis
Administrative Director
Chloe Moser: cmoser@RHAwa.org
Board Administrator
Jim Nell: jnell@RHAwa.org
Creative Director
Sisi Mereness: (206) 905-0605
Deputy Director
Melissa Canfield: (206) 905-0615
Engagement
Daniel Bannon: (206) 905-0609
Engagement Coordinator
Daniel Klemme: (206) 905-0611
Marketing & Sales
Luke Brown: (206) 905-0610
Program Director
Denise Myers: (206) 905-0614
Public Affairs Manager
Corey Hjalseth: (206) 905-0603
Support Services Administrator
Val Kushi: (206) 283-0816
Support Services Specialist (Resource Desk)
Sue Lewis: RHAwa.org/supportcenter
Support Services Specialist (Eastern WA Desk)
Steve Wareham: (509) 535-1018
Submit
• Revisions to the Leasing Requirements by Local Jurisdiction instructions for new Bellingham regulations.
2. While the leases and other forms were reviewed, revised and determined to be in compliance with HB 1073 (WA 2023) when the bill was passed two years ago, we received some member feedback prompting additional revisions.
• The four Residential lease/agreement forms found at rhawa.org/rental-forms-leases-notices were revised to clarify tenant’s responsibility for keeping floors clean: Section 26(C)(1): Residents shall keep carpet and flooring reasonably clean. Stains, odors, tears and damage from accumulation of dirt does not constitute wear from ordinary use.
• Property Condition Checklist instructions were revised to add clarity: No portion of any deposit may be withheld for carpet cleaning unless the landlord documents wear to the carpet that is beyond wear resulting from ordinary use of the premises (RCW 59.18.280(1)(c)(ii). “Ordinary use” includes regular cleaning throughout tenancy; therefore floors should be clean and free from dirt, odors or other damage at move-out.
• Move-Out Instructions form was revised to add clarity: CARPETS / HARDWOOD FLOORS Vacuum/clean thoroughly. Unless otherwise authorized, Resident shall have all carpets and all hardwood, laminate and/or tile floors professionally cleaned and deodorized at Resident’s expense after all furnishings and personal items have been removed from the premises. Persons cleaning carpets and hardwood floors must be licensed, insured and approved by Owner prior to performing the cleaning. Contact Owner before scheduling cleaning. No portion of any deposit may be withheld for carpet cleaning unless the landlord documents wear to the carpet that is beyond wear resulting from ordinary use of the premises (RCW 59.18.280(1)(c)(ii).
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Advertise For advertising information (rates, production specifications, and deadlines), contact Luke Brown: lbrown@RHAwa.org.
RHAWA Current is published every month by the Rental Housing Association of Washington. Copyright ©2025 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.
Denise Myers | Program Director | dmyers@RHAwa.org | (206) 905-0614
All class sessions are presented online only unless otherwise specified.
For all ONLINE classes, 30-day access to a recording of the session is included. Subscribe to the Class Pass for 12-months' access to live weekly ONLINE classes for $250 AND/OR subscribe to our complete ONDEMAND Library for $25/month or $120/year at RHAwa.org/products/education
PREVENTING EVICTION BEFORE IT STARTS
When: Wednesday, August 6 | 3-4pm
Cost: $30 Members | $200 Guests
In today's legal climate, evictions are more complex, expensive, and time consuming than ever before. Attorney and seasoned housing provider, Chris Benis, shares best practices on avoiding a path to eviction from the very beginning. It starts with tenant selection and onboarding, routine inspections, managing lease compliance, and most of all, maintaining positive and effective tenant communications throughout the tenancy.
LINK MEETINGS
Casual member meetings with topical discussions. No fee, simply order and pay for food at restaurant venues. The August discussion will cover ENGAGE25, a two-day housing conference offering expert-led sessions, keynotes, and networking opportunities.
• Cecilia, Vancouver | Tuesday, August 12, 6-7:30pm
• Claim Jumper, Tukwila | Tuesday, August 12, 6:30-8pm
• St. Andrews Pub, Seattle | Thursday, August 14, 6-8pm
• Darcy’s, Spokane Valley | Monday, August 18, 12-1:30pm
• Dave & Buster’s, Bellevue | Tuesday, August 19, 6-8pm
• Ben Dews Clubhouse Grill, Tacoma | August 21, 6-7:30pm
• Bob’s Burgers, Everett | Thursday, August 21 6:30-8pm
*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.
When: Wednesday, August 13 | 12-1pm
Cost: FREE | Registration Required
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.
When: Thursday, August 14 | 3-4pm
Cost: $30 Members | $200 Guests
With the continuing housing shortage and now historic inflation rates, it is increasingly common for people to seek roommates as a solution to rapidly rising household costs. Many housing providers far from university districts are dealing with the unique challenges of having unrelated roommates in residence for the first time. Attorney Brice Wilkerson will share laws and best practices for common situations, including changes in tenancy, screening new roommates, and disputes between roommates.
When: Wednesday, August 20 | 3-5:30pm
Cost: $50 Members | $200 Guests
The 2025 legislative session introduced Rent Control and complex rent increase notice service requirements to an already baffling matrix of state and local rental regulations plaguing Washington's housing providers over the last several years. Contradictory and unclear legal codes make it difficult to understand the regulatory requirements for the simplest of tasks or predict the outcomes of routine decisions. This is your chance to hear three attorneys, currently practicing landlord-tenant, real estate, business and estate planning law across Washington, discuss your most difficult questions. Experienced housing provider and legislative activist, Cory Brewer, will moderate questions and lead the discussion.
Speakers: Cory Brewer – Moderator Christopher Cutting – Attorney Panelist Kaitlyn Jackson – Attorney Panelist Steven Schneider – Attorney Panelist
When: Thursday, August 21 | 12-1 PM
Cost: $30 Members | $60 Guests
Learn from fourth-generation insurance brokerage owner, Matt Layson, to find out what coverage you have or should have in your insurance policies. Discover the best practices for insuring your properties and protecting your personal assets, whether that be from lawsuits or damage. Get insider tips on finding the best insurance policies for the lowest price possible so you know that you, your family, and your business are protected.
When: Thursday, August 28 | 3-4:30pm
Cost: $30 Members | $200 Guests
It is critical that anyone owning and/or managing Seattle residential housing is familiar with the numerous rental housing regulations and fair housing laws that are enforced by various city government departments. In this two-part, 3-hour course, seasoned Seattle area landlord-tenant attorneys will review everything you need to know to comply with the City's legal codes on residential rental housing, including First in Time Tenant Selection, Rental Registration and Inspection, Move-In Fee restrictions, and many other regulations impacting rental housing agreements and tenant rights. In this first half of the course, attorney Christopher Cutting will focus on Seattle’s many regulations governing Rental Agreements.
By the time you read this, we will be closer to 2050 than we were to 2000 –yikes! Crossing the mid-way point of 2025, we’ve seen some trends develop in the leasing world, but of course, the big news is the passage of rent control, which went into effect on May 7.
Statistics covered in this article, unless otherwise noted, come from the Northwest Multiple Listing Service and will focus primarily on houses, townhomes, and condominium units (very few apartments are included in this data).
HB 1217 (effective date May 7, 2025):
This policy, known as rent control, creates a maximum annual rent increase for existing tenancies between 7% and 10% depending on the current CPI (Consumer Price Index). This policy does NOT affect rental pricing for new tenancies, and there are limited exceptions. This also requires the rent increase notice to be formally served like a default notice, and increases the minimum *notice period from 60 days to 90 days (*Note: that many local jurisdictions require longer notice periods, some up to 180-days or more).
HB 1003 (effective date July 27, 2025):
This policy creates a more stringent requirement for the formal service of notices from landlords to tenants. One must attempt to serve these notices in person, and unless you are able to hand a notice to each tenant, you must also mail the notice to each person by Certified mail. If ever there were a legal policy that made absolutely no sense whatsoever, this would be it. At press time in a poll among residents within our management portfolio, over 96% of respondents have indicated a preference for electronic notice delivery rather than formal service and certified mail. We are working closely with lawmakers to overturn this law and create a more efficient policy in the 2026 legislative session. As evidenced by the results of our poll, this is also what renters are asking for.
When running statistics at the end of 2024, we found that rental pricing for Eastside Single-Family rental homes had increased by over 39% since 2019 (pre-COVID baseline). At the midyear mark in 2025, pricing for Eastside homes has slipped ever so slightly since mid-2024 (down by 2.3%).
Meanwhile, average rental pricing in the other seven sub-markets that we track (throughout King, Pierce, & Snohomish Counties) are up from this time a year ago (anywhere from 0.5% to 7.7%). We will consider the 21.5% increase in the Eastside Multi-Family market to be an outlier, as some very large (and expensive!) penthouse condominiums leased in Downtown Bellevue this spring.
I define this term as any sub-category that we track with at least 10 properties leased at an average of 20 days on market or less. Back in 2024, no sub-markets in Seattle met this definition, nor did condominiums in any location. During the first half of 2025, things have changed. On the Seattle side, 3-bedroom homes in the Central Seattle area and 4-bedroom homes in the Ballard / Green Lake neighborhoods have become “leasing hot spots.” Additionally, 1-bedroom condominium units in downtown Bellevue reached this definition for the first half of 2025. Single-family homes all throughout the Eastside remain in high demand (Bellevue, Kirkland, Renton, etc.).
PREDICTIONS FOR THE REMAINDER OF THE YEAR
For the sake of renters throughout Washington state, I would love to be proven wrong, but I do believe that the cap on rent increases will have a psychological effect on housing providers; to the point where rent increases are pushed toward the maximum level, whereas they otherwise would not have been absent a cap. The idea that a business can be “controlled” as to its revenue, but not its operating expenses, is a tough pill to swallow. Rental housing will remain in very high demand, as it represents by far and away the best opportunity for – relatively speaking –affordable housing.
Cory Brewer is the VP of Residential Operations at Lori Gill & Associates Property Management. His firm oversees management of over 2,000 residential rental homes throughout the Greater Seattle Area. He may be contacted via wpme@windermere.com. Visit their website 0
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org | (206) 905-0603
Federal policy can have a large impact on state policy, and housing in Washington is affected by what happens in the other Washington. I sat down with Congressman Adam Smith, the Representative for Washington's 9th Congressional District. The 9th District encompasses a large chunk of King County from parts of Bellevue, Seattle, Renton, SeaTac, Kent, Federal Way, Des Moines, Tukwila, and Auburn, to name a few.
Congressman Smith has held his seat since the 1996 election, shortly after the district was created as a result of the 1990 statewide census. He grew up in a union household in SeaTac, and he raised his family in Bellevue. The Congressman and I discussed his role on the Armed Services Committee, local and national housing policy, and his controversial opponent for his re-election bid.
As the ranking member on the Armed Services Committee, he has been the top Democrat for fourteen years and was previously the chair under the Biden Administration. A lot of what the committee deals with is the roughly $900 billion defense budget and how that will be spent.
“So, we exercise oversight of that. With a particular emphasis on the men and women who serve in the military. Are we making sure that their needs are met? National security policy and all that, but the big thing about the committee is every year for 64 consecutive years, we have passed the National Defense Authorization Act. The only bill that has been passed that many times in a row, and it has become sort of the major authorizing bill, many times will delve into policy areas, even outside of defense. So, if you are the chair or the ranking on the committee, a big part of it is trying to get that bill passed, and also that 64 straight years, it is almost always bipartisan. So unlike just about any other
committee in Congress, we have a long tradition of working in a bipartisan, bicameral way to get that bill done and make sure that we're exercising oversight of the Department of Defense.”
Congressman Smith spoke about some of the feedback and complaints that he hears from those in his district, and many of them are what you would typically think of, such as health care, crime, education and all those things, but cost of housing is an issue in many of the calls his office receives.
“Housing has become unbelievably expensive around here, in large part because we just don't have enough of a supply, particularly enough of a supply of your sort of first-time starter homes, the kind that your members, I suspect, overwhelmingly own and rent and manage. So, there's a number of different
– Adam Smith “ ”
... the more housing you build, the more affordable housing becomes.
pieces to this. I think the biggest piece, when you refer to naturally occurring affordable housing, the more housing you build, the more affordable housing becomes. Now, certainly, you want to make sure that you're building housing, you know, across a range of income levels. But volume, you know, and we're just not building enough,” Smith said, and delved a bit further on construction and permitting costs. “I said we need to build more housing, but the other part of it, and connected to the low-income housing tax credit, is housing has become too expensive. And particularly affordable housing. There are so many rules permitting requirements, regulations that, on average, it's like $1 million.”
Continuing the topic of housing, I brought the conversation back home to Washington, and we discussed the fallout of the rent control bill passage and the Congressman’s thoughts on
how that piece of legislation will affect housing in Washington long term.
“…renters, you know, your rents going up 10%. Because I think most people say, look, I'm restricted, I don't know what next year's going to bring, I'm going to take the max here, and I'm going to go ahead and raise it. So, I see what people are trying to do, try to make sure that it can stay affordable. But I think most of the time, most of the studies that I've ever seen it has the opposite effect. So, I don't think that's an effective means of getting after the cost. Got to build more housing, got to make it cheaper to build.”
I had to ask near the end of our conversation about his opponent running
Continued on page 34
So, I wrote an article last month about many of the local races to watch during this odd year election. These odd year elections don’t come with any of the glitz and glamour of the big national mid-term election spotlight or the importance of a presidential election, but odd year elections are where things can sneak by when voters aren’t paying attention. If you want to know some of the local candidates to watch for, check out the July issue of Current for our PAC Voter’s Guide and a breakdown of some of the candidates.
However, this article will focus on the critically important state legislative races to pay attention to in this, an odd year election.
District 5: Chad Magendanz (R) State Senate - This district has seen quite a few changes over the past year. The longstanding district Senator Mark Mullet (D) did not run for re-election as he chose to run for governor in 2024. His bid was not successful, but he is campaigning for the mayor’s office in his hometown of Issaquah.
At the time Senator Mullet announced he would not be running for re-election, District 5 Representative Bill Ramos (D) announced his campaign for the open senate seat, and he was successful in November 2024. His opponent for that race, was Chad Magendanz (R) a Naval veteran and former two-term State Representative for District 5 from 2013-2017. Ramos prevailed by just 3,400 votes in a district that is traditionally very purple. Tragically, Senator Ramos held his seat for just a few months to start the 2025 legislative session before passing away while out on a trail run near his home.
After Ramos’ passing, District 5 Representative Victoria Hunt (D) was appointed to the senate position, and is now conducting her first campaign to hold the seat. Chad Magendanz is once again running for the senate seat and may be able to flip this back to the Republican Caucus. It is extremely important to elect a candidate to this senate seat who understands RHAWA’s issues and our memberships concerns, and Chad Magendanz will be that senator for us.
District 26: Michelle Caldier (R) State Senate - There are only 3 districts of the 49 statewide that have two party representation at the state legislature. District 26 is one of those districts with Representative Michelle Calider (R), Representative Adison Richards (D), and Senator Deb Krishnadasan (D). Senator Krishnadasan was appointed earlier this year after the previously elected Senator Emily Randall was elected to the United State Congress. As such, this will be Krishnadasan’s first legislative campaign, and her opponent will be ten-year District 26 Representative Michelle Caldier. Caldier has maintained her seat for such a long stretch of time because the voters in her district trust her and believe she has done great work in Olympia. Representative Caldier has always been an ardent supporter of RHAWA and our membership and, as I mentioned above for District 5, would be an advocating voice for our membership in the Senate where I will remind our readers the vote on the rent control bill was incredibly close.
District 33: Kevin Schilling (D) State Representative - Kevin Schilling is currently the Mayor of Burien and has been a very outspoken critic of how housing is being handled in our state. He is running for state representative in his district and hopes to bring his voice of reason to Olympia.
This district has seen a fair amount of movement over the least year as well. Longstanding Senator Karen Keiser announced her retirement, and Representative Tina Orwall was appointed to the vacant senate seat. That left a representative seat open and Edwin Obras, a long-time human service focused professional, was appointed to the seat in December of 2024.
Schilling will be a staunch advocate for RHAWA and our interests in Olympia, and very much understands the innerworkings of Olympia due to his time serving as the lobbyist for the Washington State Dental Association since 2023.
District 48: Amy Walen (D) State Senate - If you have watched any of the votes on various housing-centric or rent control bills over the last few years, you will know that Representative Amy Walen has voted against rent control on every occasion. She comes from a legal and business background and understands how economics and housing work not the fairy tale being peddled in Olympia.
This district too has had a lot of movement. In 2024 current Senator Patty Kuderer (D), a thorn in the side of rental housing providers everywhere, the cause of many headaches for housing providers and tenants statewide, sorry back on track; chose to run for Insurance Commissioner of Washington. Senator Kuderer was successful in her bid and as such District 48 Representative Vandana Slatter was appointed to the vacant senate seat.
Representative Walen believes that moving District 48 in a more pragmatic and sensical direction is much better for the long term not just her district, but for all of Washington State. She will be a firm stop-gap for much of the lunacy previously derived from the Washington State Senate.
How is this all connected?
You’ll notice while walking through all these districts I said the word “appointed” an awful lot. That is because every race mentioned above is a race against an appointed, not a duly elected, legislator. True, some of the candidates were elected to the house in their respective districts, but the bottom line is, appointed to the seats. I don’t think I need to impress upon our readers how much of a difference three more votes would have made for the rent control train as it stopped off at Senate Station in April. Tell your friends, your family and anyone who lives in these districts to thoughtfully consider who they want representing them in the future.
A reminder, campaigns are run with money. Flyers, yard signs, phone calls,
food for volunteers, radio ads-all of these cost money. If you are able to make a contribution to any of our suggested candidates’ campaigns, please do so by visiting their campaign websites. If you would like to help in another way, donate to the RHA PAC where we work hard for our members every day to help ensure we elect candidates who understand our issues and will work on policy that is good for residents and rental housing providers alike.
This is
Wednesday August 20 3 - 5:30pm
Federal, state, and municipal governments are taking steps to reduce energy consumption to help lower energy bills by introducing various building performance standards. Two new laws in Washington are in place in one at the State level and another with the City of Seattle. These laws will have ramifications for some multifamily buildings. Even if you are not required to comply, taking measures to improve building performance that reduce your energy bills is always a good thing. The best time to plan for and implement energy-efficient measures is NOW!
Yes, here in Washington, we have two different laws with a similar goal: reduce consumption! If a property is within the City of Seattle limits, then it needs to meet both requirements. So, what are these laws, and what do they mean for you?
Washington’s Clean Buildings Performance Standards (CBPS)
All buildings over 20,000 square feet are subject to the state’s CBPS law. This law has so many nuances that it is very confusing for most to capture.
The CBPS program has two tiers: Buildings larger than 50,000 sq ft are Tier 1, and buildings that are 20,0000 –50,000
sq ft are Tier 2. A Tier 1 multifamily building can apply as a Tier 2 building. For many, Tier 2 is the best approach because it gives you more time to get ready. Notices have just been sent out from the Department of Commerce on July 1, 2025, with directions on setting up your portal account. Beginning on July 1, 2027, Tier 2 buildings need to provide three things: benchmarking, an operations and maintenance program (O&M), and an energy management plan (EMP). But what is all of that?
Seattle has been benchmarking buildings for several years now. Benchmarking measures how much energy the building is using per sq ft/year. Building managers, owners, and board members can use benchmarking to assess their consumption and plan for improvements. Benchmarking involves setting up an Energy Star Portfolio Manager account for each building.
The O&M and EMP are required to be done by a Qualified Person, and they use your reserve study/capital expenditure plan as a starting point. The O&M is a list of all the building components that use energy, including the building enclosure, with information about how to best manage the components to keep them efficient. The EMP identifies
how you will get your building as close to net zero by 2050. It is a road map showing when you will replace items with more efficient ones, like changing the lights to LEDs.
The state will set energy use intensity (EUI) targets for Tier 2 buildings in 2030. The targets will likely be reduced every five years to achieve the 2050 goal. That means compliance is not likely to be a one-time/one-project solution.
The BEPS program focuses on reducing emissions generated by natural gas or other fossil fuel energy sources versus energy consumption as a whole. Fossil fuel use is measured as greenhouse gas intensity (GHGI). If your building has commercial spaces, you will need to include both commercial and residential spaces to calculate the total energy use for the building. The BEPS program has other nuances that you will need the help of a consultant to walk you through. Which way is the best path forward for your building? The City already has specific building use targets for the different types of use within the building.
The first requirement date is based on the size of the building. Beginning in 2027, buildings need to have benchmarking, an equipment list, and an emission reduction plan. Similar to the state’s requirements, to perform the work needed, there are specific qualifications. The requirements are on a five-year cycle with more demanding targets for each cycle.
With both of these laws, financial penalties may be imposed on building owners who fail to submit the required reports or buildings that do not achieve the targets.
All building components have an expected life cycle. In the past, reserve studies were used to anticipate the timing and cost of replacing major building components on a “like for like” basis. The new laws require that all energy-consuming components meet the most stringent energy efficiency standards based on the local jurisdiction. This means that a boiler may need to be replaced with a heat pump, which
Continued on page 32
Denise Myers | Program Director | dmyers@RHAwa.org | (206) 905-0614
We often hear from members who are not aware of the strict laws governing collection and return of the Security Deposit. Penalties include a full refund of the deposit (no matter what damages were caused by the tenant), and sometimes double the amount of the deposit. Many are clear on the old laws, but were unaware they changed in 2023 to include the following:
Myers
1. The term “normal wear and tear” is replaced by “wear resulting from ordinary use” which is defined in the code under RCW 59.18.030: “Wear resulting from ordinary use of the premises" means deterioration that results from the intended use of a dwelling unit, including breakage or malfunction due to age or deteriorated condition. Such wear does not include deterioration that results from negligence, carelessness, accident, or abuse of the premises, fixtures, equipment, appliances, or furnishings by the tenant, immediate family member, occupant, or guest.
2. Maximum time for the landlord to mail deposit accounting statement is extended from 21 days to 30 days after move-out.
3. Documentation (invoices, receipts, estimates, etc.) of all repair and cleaning costs must be attached to the refund statement.
4. No portion of any deposit may be withheld for carpet cleaning without documentation of condition that is beyond wear resulting from ordinary use of the premises.
5. Charges for repairs on items where condition was not reasonably documented on the move-in checklist are prohibited.
6. For leases beginning on or after July 23, 2023, there is a three-year statute of limitations to recover damage sums exceeding the security deposit.
One of the most common missteps for inexperienced housing providers is the handling of the deposit at move-out.
WA State law requires housing providers to mail any deposit refund along with an accounting of charges for damages and receipts or other documentation of related costs to the tenant within 30 days of moving out (or a shorter period if specified in the lease or local law). A property condition report comparing move-in condition to move-out condition must be included with this statement. These laws apply to any deposit that is held during the tenancy, including a general security deposit, pet deposit, or damage deposit. Take the following ten steps to limit your risk of dispute and unpaid damages.
The deposit must only be accessed by the housing provider in compensation for legitimate damages after the tenant moves out. Do not access the funds for any reason during the tenancy, even if the tenant requests it. If the tenant owes you money for repairing a broken window during tenancy, simply send them an invoice. If one resident moves out and others remain, they need to work out transferring their share of the deposit on their own. The deposit refund accounting must be handled in a very specific way under the law, and it is best not to complicate matters.
Use RHAWA’s Move-Out Instructions to make sure the tenant understands they will be charged for any cleaning that is not done per your specifications. This is also a good way to clarify the move-out timeline, return of keys, the designated tenant if there are unrelated roommates, and getting their forwarding address.
3.
If you do not mail the deposit accounting and any refund by 30 days after moveout (or a shorter period if
specified by the lease or local law), you must return the full deposit, or a judge could award double damages to the tenant. Therefore, it is important to establish the day when the tenant relinquishes the premises back to you.
RCW 59.18.280 states “Within 30 days after the termination of the rental agreement and vacation of the premises or, if the tenant abandons the premises as defined in RCW 59.18.310, within 30 days after the landlord learns of the abandonment, the landlord shall give a full and specific statement of the basis for retaining any of the deposit, and any documentation required by (b) of this subsection, together with the payment of any refund due the tenant under the terms and conditions of the rental agreement.” In most cases, the first day of the 30-day period is the day after the last day of the rental term, and the tenant moves out and returns keys as planned. Here are some other examples that would count as your first day of the 30-day period:
• The tenant tells you they need two extra days to move out after the end of the term or rental period, and you agree to allow them with a prorated rent charge. Begin counting the day after they are moved out and have returned the keys.
• The tenant moves out at some point before the end of the term or rental period, but has not notified you or returned the keys, and does not answer emails. Once you confirm they have moved out (serve
out early. Even though their rental term legally continues until you find a new tenant, begin counting the day after they move out and turn in the keys.
4. DOCUMENT “BEFORE AND AFTER” CONDITION OF THE PROPERTY
In order to complete the property condition report, you must have a copy of the Property Condition Checklist signed by the tenant at move-in. If you do not have this report, you cannot legally retain any of the deposit for property damages. (Note, if you realize you are missing this report mid-tenancy, inspect and complete the form, noting that the deposit will only be used for damage between the inspection and move-out.) Once the tenant moves out, complete a thorough inspection of the property and document all changes in condition by completing the moveout section of the Property Condition Checklist started at move-in. Take photos of any damaged areas.
5. ONLY CHARGE THE TENANT WHEN THEY ARE LEGALLY RESPONSIBLE
It is important to only deduct funds from the deposit when the tenant is responsible for the damage. The tenant is responsible for damage to the property from accidents, negligence, and inappropriate use. The housing provider is responsible for maintaining the property and any damage caused by ordinary use of the premises.
abandonment notice and inspect if necessary), begin counting the day after you confirm the move-out.
• The tenant communicates that they are breaking a lease and moving
Keep a full and specific account of charges for damages.
RCW 59.18.280 requires you to provide a full and specific statement of all
charges to the tenant at move-out and documentation of costs (receipts, invoices, estimates, etc.). Assemble the completed Deposit Refund Statement, all documentation, and refund payment, then make a copy of everything for your files.
Go through the Property Condition Checklist and indicate where there is damage that was the fault of the tenant due to accident, negligence, or inappropriate use. Do not charge the tenant for wear from ordinary use or damage resulting from a maintenance issue that was your responsibility.
The law now prohibits withholding any deposit for carpet cleaning without documentation of a condition that is beyond wear resulting from ordinary use of the premises. Keep in mind that routine cleaning is part of "ordinary use," and a lack of cleaning is considered “negligence.” If it looks like the tenant has never vacuumed, you can certainly charge for cleaning. And if you ask them to clean the carpet at move out, that is also a reasonable expectation given ordinary cleaning expectations to vacuum high-traffic areas frequently, vacuum all areas on a routine schedule, clean spots and spills quickly with non-damaging products, and professionally deep clean every 12 to 18 months (Source: http://carpet-rug.org/ carpet-for-homes/cleaning-and-maintenance/). Just don't deduct from the deposit for cleaning a clean carpet!
Refer to the manufacturer or vendor's life-span estimates and only charge for lost use when replacement is required. For example, if a 5-year-old refrigerator with a 10-year lifespan must be replaced due to tenant damage like a broken door, charge the tenant 50% of the cost. The same example would apply with hardwood floor refinishing, where the vendor guaranteed the finish for 10 years of normal use. If tenant damage devalues your property but you choose not to make the repair at move-out, it is inadvisable to charge the tenant for devaluation or what a repair might cost. See the HUD Damage Claim Form for more examples of normal wear and tear, as well as a life expectancy chart for common household items.
6. DO YOUR BEST TO COMPLETE THE WORK WITHIN THE 30-DAY WINDOW
Make every effort to complete all repairs and cleaning that will be charged
Table 1: Common examples of damage.
Nail Holes Nail holes in a solid natural wood finished door.
Paint Cost of an extra coat of primer required to cover walls where the tenant painted a few rooms with different dark colors during a 3-year tenancy.
Water Damage Water damage from an unreported leak under the bathroom sink.
Hardwood Floor Repair deep scratches from dragging furniture on the hardwood floor.
Carpet Repair/replace the winestained area in a 2-yearold carpet with a 7-year life span.
Keys Lost the remote control for the garage that could have been reconfigured for the next tenant.
Oven Range Dirty oven when at move-in, the oven was professionally cleaned, and the cleaning fee was not charged.
Pets and Pests
Damage caused by a pet, service, or emotional support animal that belongs to a tenant or their guest.
to the tenant within the 30-day period. Only after failing to remedy damages within the 30 days while making every conceivable effort, you may mail a preliminary deposit refund statement showing all charges to date, along with a letter explaining the remaining damages which have not been completed, and an estimated date for their completion. Issue the final deposit refund statement based on final charges as soon as possible.
7. CHARGE DIFFERENT DEPOSITS APPROPRIATELY
A general “Security Deposit” can be applied toward anything the tenant owes you at move-out. If you collected a separate “Pet Deposit” (or something like that), you can only use those funds for the type of damage specified. If you collected “Last Month’s Rent,” you can
A few small nail holes on each wall that haven't been painted in over 2 years.
A standard single coat of white paint covers walls where the tenant painted a few rooms different pale shades with permission during a 3-year tenancy.
Hidden water-damaged area caused by exterior drainage issue.
Refinishing a floor that was last refinished 10 years ago.
Replace stained 10-year-old carpet with a 7-year life span.
A lost key that will be replaced anyway when the locks are changed for a new tenant.
Dirty oven range, when at move-in, the oven was not clean, OR a cleaning fee was charged.
Damage caused by pests in a multi-family home or a singlefamily home where pests gained entry due to the insufficient sealing of the structure.
only apply those funds to the last month of rent, even if they still owe you utilities or rent from previous months. Best practice is to just have one general Security Deposit, unless a local law limits the amount (several cities limit the deposit to one month’s rent) and you are permitted to charge extra for a pet deposit or last month’s rent.
Keep all communications and receipts related to work completed. The law requires you to provide a full and specific statement of all charges to the tenant along with copies of receipts, invoices, estimates, labor log, or other documentation of repair and cleaning-related costs. If you are charging for work you did yourself, use the hourly rate you listed in your lease under section 3.E.
of the RHAWA lease form and include a detailed log of your time. Assemble the completed Deposit Refund Statement, all documentation, and any refund payment, then make a copy of everything for your files before mailing it to the tenant.
The law requires that you mail the statement, documentation, and any refund to the tenant’s last known address via USPS First Class Mail within 30 days of move-out. If you do not mail the statement on time, you cannot legally keep any of the deposit, and a judge may award the tenant double damages, requiring you to return the full deposit and pay the tenant additional funds equal to the full deposit amount.
• If you have sent the refund digitally or using another method with the tenant’s agreement, include a statement to that effect.
• If you choose to send an additional copy using another method, such as Certified mail or a delivery service such as FedEx, you still must send a copy via USPS First Class Mail to fulfill your duty under the law.
• If you have multiple unrelated tenants on the same lease, the best practice is to provide one Deposit Refund Statement and a check payable to all persons who signed the lease and mailed to a designated address (unless you hava ALL agreed in writing to another arrangement).
• If you have not established a designated forwarding address and cannot get this information from the tenant prior to the due date, list all tenant names and mail to the rental property address using regular USPS First Class Mail. If they have completed mail forwarding instructions for the post office, it will be forwarded to them. If not, at least you have documentation that you did everything in your power to deliver the statement on time and have fulfilled your duty under the law.
In all cases, document that you mailed the statement and any refund by taking pictures and/or by asking the post office for a certificate of mailing. If the deposit does not cover all the charges,
Tucked into the forested slopes of Squak Mountain, Wildwood Apartment Homes has quietly served as a cornerstone of Issaquah’s rental housing since the late 1960s. Built by my grandfather, George Rowley, and my father, George “Skip” Rowley, Wildwood was one of the first multifamily communities in the area, designed with six garden-style buildings and 85 units that thoughtfully nestle into their natural surroundings. Located within walking distance of downtown Issaquah and its amenities, Wildwood offers residents the dual benefit of tranquil living and everyday convenience.
My connection to Wildwood runs deep. One of my earliest memories is being babysat by our maintenance manager and his wife, who lived in one of the units. I remember green shag carpet, the smell of cigarette smoke, and a general feeling of comfort. Years later, when I joined Rowley Properties in the early ’90s, Wildwood became one of my first major responsibilities.
aluminum wiring and galvanized plumbing, and retrofitted units with CAT5 cabling to meet modern digital needs. We phased these upgrades to avoid displacing residents—a more expensive but more humane approach aligned with our values.
We’ve replaced RockCrete siding (a favorite of my grandfather’s, but prone to failure) with durable Hardie board, and redesigned decks, walkways, and stairs for long-term durability in our damp Pacific Northwest climate. Roofs have been replaced, parking lots repaved, and outdated appliances retired. We’ve reinforced dumpster pads to withstand
on prevention and minimal-impact controls.
Originally, all units shared common laundry rooms. Today, most have inunit washers and dryers. For those that don’t, we’ve modernized the shared facilities with app-enabled, card-accepting machines—no more collecting quarters by the bucket.
What hasn’t changed is our commitment to community. We know our residents by name and design our spaces to encourage connection. We relocated mailboxes to a central hub to create natural gathering spaces, added lighting and sightlines to improve safety, and increased communication to foster a sense of belonging. When codes evolved, we made a $500,000 invest-
dependent and small-to-mid-size operators like us, the pace and volume of change is unsustainable. The regulatory environment increasingly discourages personalized service—what once was a strength, knowing our tenants and tailoring service, is now viewed as a liability. Uniformity is the expectation, and while automation improves efficiency, it also risks eroding the human relationships that make rental housing feel like home. It dehumanizes a deeply personal experience.
And now, with rent control policies advancing, we’ve begun to establish a reserve fund simply to prepare for unanticipated capital needs—recognizing that capped rents may no longer cover major expenses in real time. These pressures threaten the very business model that allowed Wildwood to evolve rather than be torn down and replaced.
At the time, we were tackling water damage and condensation caused by the original single-pane windows. Energy efficiency was just emerging as a concept, and our first big investment was upgrading to double-pane windows. That was only the beginning. Under my leadership, we also transitioned Wildwood to a non-smoking community—an early step toward promoting healthier living environments.
Over the decades, we’ve made strategic reinvestments to extend the life and relevance of the property. We’ve remediated asbestos, replaced aging
today’s heavier garbage trucks, and continue to update infrastructure with long-term sustainability in mind.
In recent years, our focus on sustainability has deepened: LED lighting, low-flow fixtures, water-wise landscaping with irrigation systems, smart thermostats, and more. Pest management is also essential in our wooded setting, and we’ve adopted an environmentally responsible program centered
ment in monitored smoke detection systems to meet updated fire safety regulations—because protecting people is always the priority.
Thousands of people have called Wildwood home. But the path of stewardship is not without its challenges.
In the past five years alone, over 46 new local and state landlord-tenant regulations have been enacted. For in-
Still, we remain committed. Wildwood is not just a set of buildings—it is a living legacy. It represents decades of thoughtful stewardship, careful reinvestment, and belief in Issaquah as a place where housing can be both stable and meaningful. We will continue adapting, innovating, and investing in Wildwood as long as it remains financially feasible to do so.
Because we believe quality housing—rooted in community and care—is worth fighting for.
Kari Magill is the CEO at Rowley Properties. Rowley Properties is a third-generation, family business that owns, develops, and manages approximately 80 contiguous acres in downtown Issaquah. Visit their website at www.rowleyproperties.com.
lbrown@RHAwa.org |
of visibility tions, including:
ENGAGE25 is set to be our largest and most influential event yet, offering sponsors unparalleled exposure to a highly engaged audience - an estimated 500 rental property owners, developers, management professionals, lawmakers, and other important industry stakeholders across Washington! By joining us as a sponsor, you’ll showcase your brand in a space where innovation meets opportunity, aligning your company with the forefront of rental housing solutions.
Sponsors at higher tiers also receive premium benefits like website advertising, and premium booth placement pany even more ways to stand out.
Date: October 22-23, 2025
But the value of sponsorship doesn’t start—and certainly doesn’t end—at the exhibit hall. When you sponsor ENGAGE25, your brand gets months
Time: 8:30 am - 6:00 pm
Location: Meydenbauer Center Bellevue, WA
Levels:
Booths start at just $750 and include access to both days of the event. Whether your goal is to build brand awareness, connect with new clients, or deepen relationships with current ones, ENGAGE25 offers unmatched
Spots are limited, and they are filling quickly. Get in early and let your brand shine—before, during, and after the event.
To secure your spot, complete the next page and email it to lbrown@rhawa.org, or click here to register online.
Learn more and reserve your sponsorship at engagewa.com, or by contacting Luke Brown at (206) 905-0610.
4 4 4 2 1
Klemme | Membership Development & Government Affairs | dklemme@RHAwa.org |
Denise Myers | Program Director | dmyers@RHAwa.org | (206) 905-0614
At RHAWA, we serve rental housing providers of all sizes and types, but the vast majority remain hands-on owner-operators. You know your properties inside and out, and direct involvement has always been seen as the conservative, intelligent way to deploy capital and add genuine value to your community.
Unfortunately, providing rental housing in Washington State has gotten complicated. For newer members, this might come as a surprise, but long-time housing providers fondly remember when managing rentals was straightforward and intuitive. Many turn to professional property management as a solution. Simply hire someone else, sit back, and let them handle the headaches. While RHAWA fully
supports our professional property management partners, most of our members prefer to stay actively involved, maintain direct control of risks, and save the expenses. Alternatively, many owners consider: “Do I even want to keep doing this?”
If you’ve been asking yourself this question, this article is for you. We aim to demystify one of the most critical aspects of rental management – the legal timelines associated with notices. Improper service of notices is a primary defense for bad-faith tenants. Given recent state legislation and evolving local ordinances, understanding exactly when and how to use RHAWA’s notice forms can feel overwhelming. However, if you master these timelines, you can confidently remain your own property manager, stay compliant, mitigate risk, and even expand your rental portfolio. The devil is in the details—so let’s dive right in.
(206) 905-0611
One of the most critical forms you can master as a self-managing housing provider is the End of Term Notice + Lease Renewal/Extension. In Washington State, fixed-term leases automatically roll over into month-to-month tenancies unless you proactively serve a lease renewal or end-of-term notice. This matters greatly because month-to-month leases trigger "just cause" requirements, meaning you lose the flexibility to end tenancies simply because you choose not to renew. Unfortunately, in Auburn, Burien, Federal Way, SeaTac, Seattle, and unincorporated King County, you must have a just cause for non-renewal of a fixed term lease.
Serving an End of Term Notice + Lease Renewal/Extension allows you to clearly communicate whether you plan to renew the lease and on what terms. If the tenant chooses not to sign your renewal offer, the tenancy ends naturally on the final day of the original lease term, provided you've served the notice properly. Without this form, you may unintentionally lock yourself into a month-to-month arrangement with fewer options for ending the tenancy.
Washington state law (RCW 59.18.650(2)) and 59.18.140 dictate the following:
• A renewal notice must be served at least 30 days before lease expiration.
• A notice of nonrenewal must be sent at least 60 days before lease expiration.
• Effective May 7, 2025 (HB 1217), any rent increase notice must be served at least 90 days before lease expiration.
• There is a statewide cap on rent increases of 10% for the remainder of 2025. (The 2026 cap will be published soon.) This becomes relevant when looking at longer notice periods in different cities below.
• Effective July 27, 2025 (HB 1003), if you are unable to personally hand the notice to each tenant, you must also send via Certified mail from within WA State, which adds 5 extra days before you can carry out the action indicated in the notice.
Many local jurisdictions have stricter rules—for example, Seattle requires lease
renewal notices to be served between 60 and 90 days before lease expiration. The jurisdictions below have longer rent increase notice periods, often based on the percentage of increase.
Auburn If increase is > 5%,120 days notice, otherwise 90.
Bellingham 120 days notice for any increase. ≥8% = EDRA *
Issaquah If increase is > 3%,120 days notice, otherwise 90.
Kenmore If increase is > 3%,120 days notice, otherwise 90.
King County If increase is > 3%,120 days notice, otherwise 90.
Kirkland If increase is > 3%,120 days notice, otherwise 90.
Olympia If increase is > 5%,120 days notice, ≥ 10%, 180 days, otherwise 90. >7% = EDRA
PortTownsend If increase is > 3%,120 days notice, otherwise 90.
Redmond If increase is > 3%,120 days notice, otherwise 90.
SeaTac If increase is > 3%,120 days notice, otherwise 90.
Seattle 180 days notice for any increase. 10% = EDRA
Shoreline If increase is > 3%,120 days notice, otherwise 90.
Spokane If increase is >3% 120 days, if greater, 180 days
Tacoma
Between 180 and 210 days notice for any increase, plus reminder between 90 and 120 days. ≥5% = EDRA
*EDRA (Economic Displacement Relocation Assistance) programs require giving notice so tenants can apply for assistance if they have to move due to higher rent.
Many of the above cities have 180-day notice requirements for increases over 10%, but since the state cap prohibits increases over 10%, these are no longer relevant. There are a few rules that kick in AT 10%. These can be avoided by simply lowering your increase to 9.9%.
In most cases, it is best practice to serve rent increase and renewal notices together 100-120 days in advance, allowing for a state-wide 90-day rent increase notice and providing ample time for tenants to respond and plan. State statutes don't explicitly dictate how long tenants have to decide on lease renewals, but best practices—(and safest interpretations)—suggest allowing tenants at least 30 days to review and respond. This is particularly important in jurisdictions with stricter local rules.
The manner in which you serve these notices matters immensely. Improper service can invalidate your notice, potentially trapping you in an unwanted month-tomonth arrangement or hindering your legal options if disputes arise.
To protect yourself, always follow strict service procedures and document the service clearly. RHAWA provides members with the critical Notice Service Instructions + Declaration of Service form, detailing exactly how to properly serve your notices and document compliance.
To illustrate how simple and practical these steps can be in real-world management, let's walk through a clear timeline example for managing your first-year fixed-term lease under Washington State laws. This timeline highlights crucial deadlines for rent increases and lease renewal notices, helping you stay organized, compliant, and proactive.
Managing a property professionally means planning ahead.
Follow this straightforward guide, based on Washington State regulations, as illustrated in the graphic on the right.
This clear and practical visual roadmap removes uncertainty, allowing you to confidently handle critical tasks on time, stay legally compliant, and provide a positive tenant experience. Combine this timeline with RHAWA’s resources, proper service documentation, and proactive calendar management, and you'll master your role as your own property manager.
The Rental Housing Association of Washington (RHAWA) is your trusted partner in professional property management.
• Access Current Forms: Always download the latest lease agreements, notices, and other essential forms directly from RHAWA’s website. Using outdated documents can expose you to legal risk and compliance issues.
• Detailed Instructions: For critical forms such as lease renewal, rent increase, and end-of-term notices, RHAWA provides detailed, jurisdiction-specific instructions. These include up-to-date servicing requirements, helping you comply with both statewide and local laws confidently.
• Stay Informed: Keep yourself up to date by watching free OnDemand Education sessions, joining our weekly live Zoom classes, and attending annual in-person events. Additionally, read the RHAWA blog, CURRENT newspaper, and member emails for timely updates on new laws, policy changes, and best practices.
• Statewide Coverage: RHAWA tracks legal and regulatory changes across all of Washington State, ensuring you remain compliant no matter where your properties are located.
P Keep all lease end dates AND the dates renewal notices must be served marked on your calendar.
P Determine renewal terms clearly and early.
P Use the correct RHAWA form specific to your jurisdiction.
P Follow proper service methods precisely.
P Document all notices served thoroughly.
RHAWA’s carefully maintained, jurisdiction-specific End of Term Notice + Lease Renewal/Extension forms are available exclusively to members, ensuring compliance with current laws and best practices. To access:
1. Log in to rhawa.org
2. Click Member Access g Leases & Forms g Residential Rentals g Tenant Notice Forms
3. Choose the appropriate form for your property’s location
Mastering the timing and service of renewal notices isn’t just good management – it’s essential to retaining control over your rental business. With the right forms, clear timelines, and careful service practices, you can confidently be your own property manager, stay compliant, and safeguard your rental investments. Leveraging RHAWA resources empowers you to manage professionally, confidently, and successfully.
What it Means: Your fixed-term lease officially begins, setting the terms of occupancy between you and your tenant.
What it Means: A mid-term inspection allows you to make note of any maintenance issues and verify that the tenant is complying with terms and keeping the property in good condition. If serious lease compliance issues are uncovered, you can make a timely decision about whether or not you will offer renewal.
What it Means: Opening the renewal window at least 120 days before lease end showcases proactive communication and excellent customer service, providing tenants with ample time to review renewal terms and proper advance notice before the new rent takes effect on August 1. If the city requires a 180-day Rent Increase notice, consider serving this separately so you can take more time to decide whether or not to offer renewal.
of Term Notice (Renewal with no Increase OR Non-renewal)
What it Means: Final deadline to post and mail nonrenewal notices (5-day buffer included in case you are unable to serve each tenant personally), and best practice for serving a lease renewal without rent increase, allowing plenty of time to collect a signed renewal form before the end of the term.
What it Means: The initial lease officially ends. If no renewal or extension is signed by this date, tenants are expected to vacate, enabling you to promptly re-market the property.
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
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Brink & Sadler (253) 582-4700 | brinkandsadler.com
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Dean Foggitt (425) 458-4848 | brinkpm.com ATTORNEYS
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Holmquist & Gardiner, PLLC (206) 438-9083 | lawhg.net
Jack W. Hanemann, P.S. (360) 357-3501 | Cody@hbjlaw.com | hbjlaw.com
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John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws
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ABC Cleaning (253) 432-1748 | abcservices0723@gmail.com
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Greenwood True Value Hardware | Detectors (206) 783-2900 | greenwoodhardware.com
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Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com
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T.E. Kelly Company LLC
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Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com DONATION
Goodwill Industries Spokane (509) 592-1934 | marcw@giin.org
SRC Windows (253) 565-2488 | srcwindows.com
CLEANING
Day & Nite Plumbing & Heating Inc.
Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net
The Drain Specialists
Sewer & Septic Lines, Sinks, Bathtubs & Toilets (509) 467-5555 | ktwinston@me.com
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
The Wall Doctor, Inc.
Gary Borracchini (425) 822-8121 | thewalldoctor.com
Rental Housing Association of Washington Denise Myers (206)
RDH Building Science (206) 462-5726 | marndt@rdh.com | rdh.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
Olympic Estate Group, LLC
G.A. “Jeri” Schuhmann (206) 799-0544 jerischuhmann1@gmail.com
Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com
Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com
Eller Law Firm PLLC (206) 801-1188 | accessevictions.com
LT Services, Inc. (206) 241-1550 | ltservices.net
Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com
Paper Pushers Process Service (206) 779-0721 | paperpushersprocess.com
1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Real Estate Transition Solutions (206) 502-4862 | info@re-transition.com re-transition.com/rhawa
Sound Realty Group
Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com
Velocity 1031 (425) 247-3307 | velocity1031.com FINANCIAL |
Country Financial Financial, Insurance & Life Insurance Services john.kapelac@countryfinancial.com (509) 228-9125
CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
Extant Realty
Rachel Vinson (509) 251-2871 | rachel@extantrealty.com
Olympic Estate Group, LLC
G.A. “Jeri” Schuhmann (206) 799-0544 jerischuhmann1@gmail.com
Restora Services (425) 761-2136 | info@restoraservices.com
restoraservices.com
SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com FLOOR COVERINGS
ER Flooring (360) 402-9566 | erflooring.com
Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com
Visible Difference
Carpet cleaning; Floor coverings
James Giles (509) 534-1390 | jgiles97@hotmail.com
Rental Housing Association of Washington (206) 283-0816 | RHAwa.org
Tacoma Housing Authority (253) 281-7674 | tacomahousing.net
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com
Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
Spokane Handyman Services
Jack Jessop: (509) 413-6806
jack@spokanehandymanservices.com
TQ Handyman LLC
Trevor Rose (206) 222-5129 | tqhandyman.com
Valencias Handyman (509) 346-3694 | Javiervv065@icloud.com
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com HAZARDOUS WASTE
Bio Clean, Inc. rtoles@biocleanwa.com (425) 754-9369 | biocleanwa.com
Bio Decon Solutions (360) 393-5660 | scott@biodeconsolutions.com
Disaster Response (208) 661-9890 | bwichman@teamdr.com teamdr.com
Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com
SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com nick@servprocentralseattle.com
Fischer Heating and Air (206) 783-1190 | fischerheating.com
Lifetime Heating (425) 200-4999 | lifetimeheating.com clintw@lifetimeheating.com
Seattle Rental Inspection Services (RRIO) (206) 854-0390 seattlerentalinspectionservices.com
Taurus Home Inspections
Lisa Lotus | WA State Home Inspector #2261 (206) 676-0023 | taurushomeinspections.com
Brent Ward State Farm Insurance (425) 488-9100 | (888) 532-1875
brentwardagency.com
CalRose Insurance
calroseinsurance@calroseins.com (425) 252-5188 | calroseins.com
Country Financial Financial, Insurance & Life Insurance Services
john.kapelac@countryfinancial.com (509) 228-9125
Leavitt Group Northwest
Michael Hufschmid (253) 929-4643 | leavitt.com
Madison Avenue Insurance Group Inc (206) 805-6244 | stacey@madisonaveins.com madisonaveins.com
CBRE - PNW Multifamily | Private Capital Group (206) 292-1600 | cbre.com
Echo Yard Maintenance (206) 909-6873
MTS Tree & Landscape (425) 369-8733 | mattstreeservice-llc.com becca@nwmts.com
ACRAnet
Lender, Mortgage & Screening
Cole Hockett | (509) 324-1350 | acranet.com
Lender, Mortgage & Screening
Cole Hockett | (509) 324-1350 cole.hockett@acranet.com
CrossCountry Mortgage LLC (206) 650-4041 | keane@keaneloans.com
CMG Home Loans
Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com cmghomeloans.com/mysite/eric-aasness
CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
Eastside Funding (425) 873-8873 | eastsidefunding.com
Darco Inc (206) 322-9495 | darcoapts.com
Extant Realty
Rachel Vinson (509) 251-2871 | rachel@extantrealty.com
Flynn Family Lending (833) 359-6648 | nghi@flynnfamilylending.com flynnfamilylending.com
GoodRoots Companies, Inc (480) 710-6074 | goodroots.io
Kidder Mathews
Dylan Simon: (206) 414-8575
Jerrid Anderson: (206) 499-8191 DylanSimon.com
Luther Burbank Savings Bank (425) 739-0023 lutherburbanksavings.com
Paragon Real Estate Advisors, Inc. Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com
Peak Mortgage Partners
Dave Eden (206) 660-3014 | peakmp.com
Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net
Sound Realty Group
Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com
Velocity 1031
Exchange - 1031 Real Estate (425) 247-3307 | velocity1031.com
Vacancy Services (253) 778-6373 | service@vacancyservices.com vacancyservices.com
Allied Property Experts (206) 717-5777 | apex-re.com
Jack W. Hanemann, P.S. (360) 357-3501 | Cody@hbjlaw.com | hbjlaw.com
Tacoma Housing Authority (253) 281-7674 | tacomahousing.net
Flynn Family Lending (833) 359-6648 | nghi@flynnfamilylending.com flynnfamilylending.com
Kidder Matthews Simon and Anderson Team (206) 747-4725 | dylansimon.com
Luther Burbank Savings Bank (425) 739-0023 | lutherburbanksavings.com
Pacific Crest Savings Bank
Todd M. Hull | Scott Gibson (425) 670-9624 | (800) 335-4126 pacificcrestbank.com
Peak Mortgage Partners
Dave Eden | (206) 660-3014 | peakmp.com WAFD Bank (206) 777-8213 | wafd.com tim.marymee@wafd.com
Downtown Locksmith (206) 571-1847 Lockanddroad.com
SnS Locks (206) 664-1209 | safeandsecurelocks@gmail.com
Maintenance
(206) 517-8000
mmuwa.com | info@mmuwa.com
Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com
Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com
Envirotest
Mold, Air Quality Analysis, Inspections Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com
Disaster Response (208) 661-9890 | bwichman@teamdr.com teamdr.com
Maintenance Man Unlimited Seattle LLC (206) 517-8000 | mmuwa.com | info@mmuwa.com
Downey & Sons Property Care (206) 832-6204
erin.garcia@downeyandsonspc.com
Extreme Steam Carpet Cleaning (425) 330-9328 | extremesteamcc.com
FINNMARK Property Services (206) 418-8056 | alvinr@finnmarkps.com finnmarkps.com/about/
RODDA PAINT
Tim Puckett | (509) 868-3552 | roddapaint.com
Sherwin WIlliams (425) 495-4124 | sherwin.com
Prosite Pest Control raymond@prositepestcontrol.com (509) 925-5900 | prositepestcontrol.com
365 Plumbing (253)478-9298 | 365plumbingseattle.com
Danika Plumbing LLC Frank Gaborik frank.g@danikaplumbing.com (425) 335-3515 | danikaplumbing.com Day & Nite Plumbing & Heating Inc.
Vendor of the Year | 2020 (425) 775-6464 | (800) 972-7000 dayandnite.net
Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com
Lifetime Heating (425) 200-4999 | lifetimeheating.com clintw@lifetimeheating.com
The Drain Specialists Sewer & Septic Lines, Sinks, Bathtubs & Toilets (509) 467-5555 | ktwinston@me.com
Pacific Publishing Co. (206) 461-1322 | pacificpublishingcompany.com
Allen Property Management
Mike Larson | (253) 582-6111 800) 995-6111 | haroldallen.com
Bell-Anderson & Assoc., LLC, AMO (253)852-8195 | bell-anderson.net
Brink Property Management
Dean Foggitt | (425) 458-4848 | brinkpm.com
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
Cornell & Associates Inc (206) 329-0085 | cornellandassociates.com
Dave Poletti & Associates (206) 286-1100 | davepoletti.com
Dobler Management Company Inc. (253) 475-2405 | doblermanagement.com
Emerald Door Property Management (206) 992-7334 | emeralddoor.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
Icon Real Estate Services Inc.
Jeremiah Roberson (425) 633-3330 | iconre.org
Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com
Jevons Property Management
Enrique Jevons (206) 880-7935 | jevonsproperties.com
Krishna Realty (425) 209-0055 | krishna-realty.com
Longley Property Management Inc.
Venita Longley | (206) 937-3522 | longleypm.com
Madrona Real Estate Services, LLC
Bradford Augustine (206) 538-2950 | MadronaRealEstate.com
Maple Leaf Management LLC
Michelle Bannister (206) 850-8095 | mapleleafmgt.com
Nathaly Burnett Property Management (253) 732-9535 | beyondseattle.com
Next Brick Property Management (425) 372-7582
North Pacific Property Management
Joshua Fant | (206) 781-0186 | (800) 332-1032
northpacificpropertymanagement.com
Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com
Park 52 Property Management
Paul Jakeman | (253) 473-5200 | park52.com
People’s Real Estate, Inc.
Lisa Brannon | (425) 442-9941 | peoplespm.com
Pilot Ventures LLC | Property Management (206) 566-6600 | pilotnw.com
Prime Metropolis Properties, Inc
(425) 688-3003 | pmp1988.com
Prospector Property Management (206) 508-6366
prospectorpropertymanagement.com
Real Estate Investment Services (REIS)
Lakewood: (253) 207-5871
Seattle: (206) 319-5981 | REISinvest.com
Real Property Management Today (253) 426-1730 | rpmtoday.com
Renters Marketplace
Larry Cutting (425) 277-1500 | rentersmarketplace.com
Ruston Investors, LLC (206) 713-5245 | deluxebargrill@comcast.net
Seattle's Property Management (206) 856-6000 seattlespropertymanagement.com
Seattle Rental Group (206) 315-4628 | seattlerentalgroup.com
SJA Property Management (425) 658-1920 | sjapropertymanagement.com
TQ Handyman LLC
Trevor Rose: (206) 222-5129 trevor@tqhandyman.com
Viaclarity Inc (206) 853-1568 | divalerie1259@outlook.com
Weber & Associates Property Management (425) 745-5838
Westlake Associates
richk@westlakeassociates.com (206) 505-9400 | westlakeassociates.com
White Clover Properties (425) 230-6000 | whiteclover.org
Windermere Property Management / JMW Group (206) 621-2037 | windermere-pm.com
Windermere Property Management / WPM South, LLC
Ed Verdi (253) 638-9811 | wpmsouth.com
WPI Real Estate Services, Inc. (206) 522-8172 | wpirealestate.com
TurboTenant
Financial Services Platform | turbotenant.com (719) 966-736 | success@turbotenant.com
Allied Property Experts (206) 717-5777 | apex-re.com
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
Cornell & Associates Inc (206) 329-0085 cornellandassociates.com
Dave Poletti & Associates (206) 286-1100 | davepoletti.com
DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com
Darco Inc (206) 322-9495 | darcoapts.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
GoodRoots Companies, Inc (480) 710-6074 | goodroots.io
Jean Vel Dyke Properties, LLC (206) 725-3103 | veldyke.com
Kidder Mathews
Dylan Simon: (206) 414-8575
Jerrid Anderson: (206) 499-8191
DylanSimon.com
Lee & Associates
Multifamily Team
Krishna Realty (425) 209-0055 | krishna-realty.com REAL
Candice Chevaillier (206) 284-1000 | lee-nw.com
Madrona Real Estate
Bradford Augustine (206) 538-2950 | MadronaRealEstate.com
McCue & Associates, Inc (425) 748-9902 | scott@mccueproperty.com
Next Brick Property Management (425) 372-7582
North Pacific Property Management (206) 781-0186 | (800) 332-1032 northpacificpropertymanagement.com
Paragon Real Estate Advisors, Inc.
Vendor of the Year | 2016 | paragonrea.com (206) 623-8880 | (800) 643-9871
Park 52 Property Management
Paul Jakeman | (253) 473-5200 | park52.com
People’s Real Estate, Inc. (425) 442-9941 | peoplespm.com
Prime Metropolis Properties, Inc (425) 688-3003 | pmp1988.com
Real Estate Investment Services (REIS) Lakewood: (253) 207-5871
Seattle: (206) 319-5981 | REISinvest.com
SJA Property Management (425) 658-1920 | sjapropertymanagement.com
Sound Reatly Group
Charles Burnett, CCIM (206) 931-6036 | soundmultifamily.com
Westlake Associates richk@westlakeassociates.com (206) 505-9400 | westlakeassociates.com
Windermere - Nadine Woodward (509) 251-9900 | nadinew@windermere.com windermere.com/directory/agents/nadinewoodward
Windermere Real Estate Commercial Therasa Alston | (206) 650-4777
WPI Real Estate Services, Inc. (206) 522-8172 x105 | wpirealestate.com
Ideal Inspection Services LLC
Olympic Estate Group, LLC
G.A. “Jeri” Schuhmann (206) 799-0544 jerischuhmann1@gmail.com
ROOFING SERVICES
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) axisroofandgutter.com
Bravo Roofing, Inc.
GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com
RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com Seattle Rental Inspection Services (RRIO) (206) 854-0390 seattlerentalinspectionservices.com
754-9369 | biocleanwa.com
Apostolos | guardianwp.com (206) 271-6913 | (877) 291-3141 x139
RHAWA Advocacy Team | advocacy@RHAwa.org
The RHAWA Government Affairs Team is once again updating you on the recent pieces of legislation being discussed at the local level. As you already know, local city councils are busy passing their own pieces of legislation now that legislative session is a few months behind us.
This year, while there have been several local jurisdictions discussing rental housing policy, city councils generally have been doing a better job of gathering feedback from their community when developing and presenting rental housing regulations. RHAWA is appreciative of the city councils who are engaging in the hard work in order to develop more fair and balanced policy and, of course, appreciative of the members who are showing up and sharing their perspectives.
As always, if you have any questions you can reach out to the RHAWA Government Affairs Team for clarification.
In June, the Bellingham City Council unanimously passed Ordinance No. 2025-06-010 aimed at eliminating socalled “junk fees” in rental housing and manufactured home parks. Effective August 1, these laws prohibit housing providers from charging fees for common services such as in-unit appliance use, payment processing, or collecting mail. The ordinance also
caps several routine charges including, security deposits, application fees, pet fees, late rent fees, and lease violation fees. and requires full disclosure of all fees in rental listings, advertisements, application form, and "conspicuously" on the first page of the lease agreements. RHAWA has developed a "coversheet" that will serve this purpose. Importantly, these new regulations allow tenants to pursue civil remedies if a landlord fails to comply. The council described these actions as part of a broader effort to protect renters from hidden costs and strengthen affordability across the city.
The restrictions include:
• Disclosure of Fees Required: A landlord must disclose in any advertisement, listing, or application form of a dwelling unit, unless infeasible due to size constraints, unavoidable word limits, or similar impediments, as well as in the rental agreement:
o The monthly rent of the dwelling unit,
o All utilities for which the tenant is responsible;
o Any utilities included in the monthly rent; and
o The amounts of any optional or mandatory fees.
• Limits on Application Fees: Establishing a cap on fees for application & screening of $50 per tenant.
• Limits on Late Fees: Establishing a cap on fees for late payment of rent at 2% of a tenant's monthly rent.
• Limits on Pet Deposit: Pet deposit shall not exceed 30% of one months rent
• Ban on "Unfair or Excessive Fees": The following fees are deemed unfair and prohibited:
o Any fee for the use of an in-unit appliance by a tenant;
o Any additional fee to rent month-to-month rather than a fixed term lease, or vice versa;
o Any fee for a tenant's access to common areas. This section does not apply when the fee is associated with providing the tenant exclusive access to a common area facility on a temporary basis, such as the rental of a clubhouse for a private event;
o Any fee to accept rent payments or other payments by personal check, money order, cashier’s check, or ACH. If the landlord uses a third-party payment vendor where the landlord may opt to either pay an additional fee or for the tenant to pay an additional fee to use a rental payment method such as ACH, the landlord is prohibited from opting to have the fee imposed on the tenant;
o Any fee for mail and package collection and distribution;
o Any single-time or periodic fee required for a pet to occupy the unit, except as provided for in BMC 6.16.030(3); and
o Any fee for the performance of a landlord duty required under RCW 59.18.060; or
o A fee for a partial change of tenancy at the end of the current lease, such as adding or removing a tenant to the rental agreement. This does not include application fees under BMC 6.16.030 (1).
These provisions went into effect on August 1st 2025.
While the City Council did engage in a thorough stakeholder process in order to develop these regulations, RHAWA is disappointed to see the regulations pass in their current form. The regulations as passed impose significant administrative and financial burden on small housing providers in the City and will result in higher costs for both tenants and housing providers.
Burien members get excited! Significant changes have been made to Burien rental housing code.
The City of Burien is taking a different approach from other cities in Washington State and rolling back some of its rental housing regulations in order to align themselves with state law. This is a huge win for housing providers in the City of Burien and we are grateful to both the Burien city council and especially Mayor Kevin Schilling who is endorsed by RHA PAC in his race for State House District 33.
Whether
With eight educational tracks, 25+ breakout sessions, policy-driven keynotes, and dynamic networking opportunities, ENGAGE25 offers an unparalleled opportunity to connect, learn, and lead.
ENGAGE25 is more than just a conference—it’s a platform for action. Designed for housing providers across the spectrum, the event offers the opportunity to explore pressing challenges in Washington’s rental housing industry and collaborate on meaningful solutions.
Whether you own a single property or oversee a large portfolio, ENGAGE25 equips you with the tools and insights needed to operate more effectively in a rapidly changing environment. Learn how to protect your property rights, understand new regulatory trends, and stay compliant with local laws.
You’ll also gain strategies to streamline operations with proven legal, financial, and management practices. The event will empower you to influence housing policy through coalition building and advocacy; while helping you amplify your message through media and public engagement.
ENGAGE25 isn’t just about learning—it’s about leading. Join the conversation and help shape the future of rental housing in Washington.
ENGAGE25’s programming is organized into eight targeted tracks, covering every corner of the housing industry. Stick to one area or mix and match sessions across both days.
Join us at the Meydenbauer Center in Bellevue, WA on October 22–23, 2025
This October, Washington’s rental housing professionals will once again gather for ENGAGE25, a powerful two-day conference hosted by the Rental Housing Association of Washington (RHAWA). Taking place at the modern Meydenbauer Center in downtown Bellevue, this annual event brings together education, policy insight, and advocacy to shape the future of housing across the state.
Build smarter. Grow stronger. This track focuses on long-term success through portfolio growth, risk management, succession planning, and smart investing. This track includes 3 breakout sessions.
This conference series will explore how permitting, labor shortages, rising wages, and material costs drive development expenses and impact project timelines for varied housing development projects. This track includes 3 breakout sessions.
Stay ahead of upcoming legislation, rent control proposals, and statewide housing policies that could continue to reshape the industry. This track includes 3 breakout sessions.
Protect your assets and learn how to navigate regulatory overreach, legal battles, and constitutional protections affecting housing providers. This track includes 3 breakout sessions.
From lease compliance and tenant screening to rent increases and turnover, this track is your guide to adapting your operations to comply with new state and local laws. This track includes 4 breakout sessions and a learning lab.
Hear from builders and stakeholders about zoning, permitting, and local opposition—and learn how to move projects forward despite systemic barriers. This track includes 4 breakout sessions.
Discover how to influence policymakers, organize grassroots efforts, and make your voice heard at the local and state levels. This track includes 4 breakout sessions and a learning lab.
The housing narrative is shifting. Learn how to engage with media, use social platforms effectively, and shape public opinion with compelling storytelling. This track includes 4 breakout sessions and a learning lab.
ENGAGE & ELECT: SHAPING THE FUTURE OF HOUSING THROUGH LOCAL & STATE ELECTIONS
The conference will host two candidate forums, so join us for ENGAGE & Elect general sessions, a vital opportunity to participate in local and state elections that will shape the future of housing and community development. The morning candidate forum features local officials like Bellevue City Council Member Jared Nieuwenhuis, Tacoma Mayor and City Council Candidate John Hines, and Spokane
City Council Member Jonathan Bingle, moderated by Kevin Wallace, to discuss their policies on preserving housing providers and promoting responsible, sustainable growth. Later, engage with state candidates including Rep. Amy Walen, Chad Magendanz, Mayor Kevin Schilling, and Rep. Michelle Caldier, as they outline their visions for housing and community policies at the state level.
This is your chance to ask questions, hear directly from candidates, and understand how their broader platforms could impact your community’s future—your voice truly matters in shaping a better tomorrow.
Don’t miss the RHA PAC Happy Hour & Public Officials Mix & Mingle, where you can connect with civic leaders, policymakers, and housing peers. It's the perfect space to share ideas, build relationships, and drive meaningful change.
Located in downtown Bellevue, the Meydenbauer Center offers a modern
and accessible venue for this year’s event. With both the first and fourth floors in use, attendees will enjoy easy access to breakout rooms, a spacious exhibitor hall, and comfortable lounges for networking. Staff and signage will guide you between floors via elevators and escalators, making transitions seamless.
Complimentary garage parking makes daily attendance easy, and for those staying overnight, hotel options are just a short walk away. Choose from the InterContinental Seattle Bellevue, Seattle Marriott Bellevue, The Westin Bellevue, or Hilton Bellevue—all offering top-tier comfort and proximity to the venue.
While wonderful snacks, beverages, and lunch will be provided at the Maydenbauer Center during ENGAGE25, downtown bellevue is filled with top dining spots, making it easy to enjoy a great meal before, during,
or after your day. Just steps from the venue, El Gaucho offers a classic Pacific Northwest steakhouse experience with prime cuts and elegant table-side service. For a high-energy dinner, Wild Wasabi Signature delivers tableside teppanyaki and sushi— perfect for groups.
Looking for bold flavors? Cielo Cocina offers vibrant Mexican dishes, family recipes, and festive margaritas. And when it’s time for a coffee break, Story Coffee and nearby cafés provide the perfect atmosphere to recharge and connect.
ensuring a comprehensive and engaging conference experience.
*Annual Business Meeting & Awards reception is reserved for RHAWA members only.
HELP US SPREAD THE WORD
Do you work with contractors, attorneys, insurance agents, lenders, or other service providers who support the rental housing industry? Let them know about ENGAGE25. From plumbers and general contractors to tech providers and legal professionals, this event is a valuable opportunity for your network to connect with housing providers, showcase their services, and stay on top of industry trends. Encourage your partners to attend, exhibit, or sponsor—because when we all engage, our industry grows stronger together.
Your ENGAGE25 registration grants you full access to all general sessions, breakout sessions, and learning labs. Additionally, you'll enjoy complimentary breakfast, lunch, snacks, onsite parking, and invitations to evening receptions*,
LET’S SHAPE THE FUTURE OF HOUSING—TOGETHER
Join housing leaders, legal experts, developers, and advocates at ENGAGE25. It’s time to protect our industry, promote
Continued on the next page
solutions, and push for
Register now at ENGAGEwa.com
For general questions, contact Chloe Moser at cmoser@RHAwa.org. For
and
to Luke Brown at lbrown@ RHAwa.org.
Submissions are
and
Interested in Submitting Your Annoucement?
We welcome information about industry job postings, new employee and location information, and more. If you have questions, or would like to submit an item for consideration, email publications@RHAwa.org.
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org | (206) 905-0603
There are a plethora of city council races happening all over the state, but for my candidate profile this month, I want to focus on Jon Pascal, who is running for his third term on the Kirkland City Council. Councilmember Pascal and his wife raised two children in Kirkland, who are currently in college and high school, and Pascal originally moved to Kirkland from Bellevue, where he was born and raised. Pascal earned a bachelor’s and a master’s degree from the University of Washington before taking on many city and county committee roles.
Pascal has been a pragmatic and outspoken voice during his time on the council, where he successfully secured funding for additional law enforcement officers, passed a landmark transportation plan, and is looking forward to leading smart planning and housing development with all the mandatory initiatives and benchmarks passed by the state legislature. He decided, after working as a consultant for many private and public agencies on transportation projects through his part ownership in his company, Transpo Group, that he wanted to get more directly involved.
“And I recognized that I could have the best solution, but the policy aspects and funding aspects of transportation were so dependent upon our elected leaders. So that's when I started thinking about that, that's something that I could do, and I could provide a different perspective and bring some of my professional experience to assist in some of those issues.”
I asked Councilmember Pascal what some of his biggest goals are for housing in Kirkland, if re-elected, especially given the mandatory middle housing benchmarks for cities to meet after a statewide bill from Olympia a few years ago.
“One is really around housing and making sure that with all these state requirements that we continue to think about how we can thoughtfully implement those as a city, that we don't just blindly follow, the stage, in implementing some of these things that we really are careful and, and really
prop up some of the great things that make Kirkland special. Let's not lose that, because that's why we're such a desirable place to invest. Why we have higher property values is why people desire to live in Kirkland,” said Pascal.
“We have this incredible need. But, you know, it's a supply and demand issue, and the only way to solve this is really to put more public money into housing.
But where does that money come from and how do you do it? And that's what I'm talking about is that those are good things to work at, but let's not go into this, let's go into this pathway because it has to be sustainable. It has to work. You have to achieve the outcomes.”
On the housing front, I asked the Councilmember his thoughts on the passage of the rent control bill and how he views that as a statewide policy that Kirkland will have to work with.
“The landlords and other folks that own property across the city are now increasing their rents more than they want to because if they don't, then they're going to be jammed down that road. And so, this has brought hardship along to many tenants that they very much respect that I want to see continue to live in Kirkland, that now have to move, because they can't afford it. And so, it doesn't give the flexibility that I think many of the landlords want, and I think we're trying to fix something where there are maybe a few bad apples, but there's a lot of good landlords out there, and now we're impacting them.”
Pascal did assert that he would be in favor of some sort of uniform statewide policy instead of the current patchwork of landlord-tenant law in different cities and counties. If this
sounds familiar to RHAWA membership, that’s because RHAWA ran a bill to fix this exact problem. Our Harmonization bill, House Bill 1088 and Senate Bill 5661, would have done just this. Here is what Pascal had to say on the matter.
“I was never supportive of a city-bycity approach to rent control or tenant protections because we know that people own multiple properties across multiple jurisdictions, and that would be super confusing not just to them, but also to renters to tenants. So, I'm just really concerned that we're trying to solve a market, an economic problem through regulations, and what we're going to continue to do is chase our tail, and it's not going to really ultimately, realize the outcomes that we want, which is more housing.”
I was never supportive of a city-by-city approach to rent control or tenant protections because we know that people own multiple properties across multiple jurisdictions, and that would be super confusing not just to them, but also to renters to tenants.
– Candidate Jon Pascal “ ”
When he is not pounding the campaign trail or working on smart legislation, you will find him on many local hiking trails in the summer, or catch him on the ski slopes in the winter months.
The RHAWA proudly endorses Councilmember Jon Pascal for re-election to the Kirkland City Council. To find out more about Jon, or to donate to his campaign, check out www.jonpascal. com/home.
Continued from page 11
will triple(sometimes more) the cost of the replacement. You may have additional costs to hire consultants who can determine where and how things will change. This requirement will have a significant impact on the cost, and owners should discuss this cost change with their reserve specialist/financial planner.
When you see BPS deadlines several years in the future, you may assume you have plenty of time to comply with the new requirements. But it is important to understand the scope of the work that will be required. The most important thing is to start now! By planning ahead and implementing energy savings and decarbonization into your current or future projects, you will help your community meet these compliance requirements. Use the road map below to guide you through this.
• Develop an energy plan committee. This committee can help the owners and residents navigate the impact of these complex programs. This group will do the heavy lifting of becoming edu-
cated about the program(s) and should have a mix of technical, financial, management, and communication skills. They will be the ones to do the benchmarking.
• Identify potential consultants who can partner with your community. Identify and budget for a third-party energy consultant (“Qualified Energy Auditor or Certified Energy Manager”) per your local requirements. Or designate an in-house specialist to perform these tasks if it is allowed by the regulations. Collaborate with the auditor/consultant to develop a full list of all building components and their related energy usage. Use this list, in tandem with the reserve study/ capital expenditure plan, to prioritize upgrades that will improve efficiency and achieve the initial targets or beyond.
• Collaborate with legal counsel to analyze your governing documents and determine changes needed. Achieving full compliance with some BEPS programs may impact lease agreements,
like replacing gas water heaters with individual heat pump water heaters.
• Identify incentives. Your local municipality and/or utility providers may offer incentives for your building. The federal government is offering a variety of incentives through the Inflation Reduction Act of 2022. The CBPS Early Adopter Incentive program is open up for Tier 2.
• Develop realistic budgets. Future operating budgets should account for the use of energy consultants and higher reserve study costs.
• Educate your residents on energy efficiency. Help them understand that federal, state, and local municipalities have laws that require the installation of the most energy-efficient appliance models. Develop a culture that rewards residents who help the community achieve compliance.
These programs will have a dramatic impact on many communities moving forward. The key to ensuring your
The views expressed in this article are solely that of the author and does not necessarily reflect the views of RHAWA.
building meets these new requirements will be careful planning, additional financial resources, and fostering awareness and support for a long-term strategy. Taking proactive steps now may help you avoid costly penalties in the future.
As Senior Consultant in RDH’s Seattle office, Michael Arndt helps building owners improve the resilience and long-term performance of existing buildings. He leads RDH’s work on Washington’s Clean Buildings Performance Standard (CBPS) and Seattle’s Building Emissions Performance Standard (BEPS), and contributes to related policy discussions in Oregon—focusing especially on multifamily housing. RDH, founded in 1997, is a leading consulting firm with 11 offices and 325+ experts delivering building science–based solutions in assessment, design, energy, and construction. Contact Michael at marndt@rdh.com, 206-462-5726, or visit RDH Seattle at 2101 N 34th St. #150, Seattle, WA 98103.
You have work…kids at home for the summer…guests coming over… and everyone in the family needs hot water now. Unfortunately, life as you know it has just been interrupted by a leaking water heater. The inconvenience is bad enough, but when you factor in the possibility of water damage, it can become catastrophic.
One of the first things I ask my water heater customers to do is to imagine the water heater leaking in the space it is in right now. Oftentimes, they assume there’s nothing to be concerned about because it’s located in the garage or in a pan or in its own closet. Sure, water heater placement is important, but unless certain precautions are taken, it can create a false sense of security.
#1: The Water Heater is in the Garage…Why worry?
The garage is a seemingly safe, out-ofthe-way location for a water heater, and for that reason, many people wait until their water heater leaks before they replace it. But even in a garage, leaks can be a problem. Before putting your water heater on “ignore”, take time to survey the room. Since garages are often used as storage, anything of value that could be ruined by water should be properly secured. Most water heaters are placed
on stands when installed in a garage. The water heater stand is designed to keep the gas burner 18 inches off the floor (there are some code exceptions). Certain local codes may require this for electric water heaters, too.
In order to maintain 18 inches of clearance, some home builders extend the higher sub-floor from an adjoining room above a crawlspace, just far enough into the garage to create a platform for the water heater and furnace. In this situation, a leaking water heater could easily damage the wall and floor in that adjacent room. It is an unexpected consequence to see hardwood floors or wall damage inside a home caused by the water heater in the garage, yet I’ve seen it many times.
The other method of raising a water heater is to have it sitting on an independent stand. In this case, leaking water is more likely to stay in the garage, but this doesn’t necessarily eliminate the possibility of damage. Some garages have drywall all the way down to the concrete floor, and often the wall adjoins the rest of the house. In this scenario, a leaking tank can still do quite a bit of damage. With enough time and/or enough water, a leaking water heater can lead to other unexpected repairs.
FALSE SENSE OF SECURITY #2:
My water heater is in a pan…so all is well...right?
A pan is an excellent way to help prevent damage from a leaking water heater. However, there are some things to be aware of. Not all pans are equipped with a drain. Even with a drain, the pan is only designed to prevent a small amount of water from flooding. When a water heater leaks, it can often start as a small enough trickle that a pan with a drain will keep up with the flow of water. But if this goes unnoticed, the leak can get to the point where the drain can no longer keep up. It is highly recommended that a water heater with a pan have an alarm device that will let you know when water is leaking into it. Bottom line, discovering water damage is not the ideal way to be alerted to a problem with your water heater.
In an emergency, you don’t want to feel trapped or out of options. So, in the event of a leak, it’s important that every able person knows how to turn off the water, gas, and/or electricity to your appliance. It also helps to know a good, reputable plumbing company you can rely on in case of an emergency ahead of time; one that’s available 24-hours a day, 365-days a year.
The location of a water heater is always a concern. Many are installed inside a living space and tucked away in a closet. Often, a water heater (in a pan or not) is out of mind until someone notices water in the hallway, damp drywall, or a buckling floor outside the water heater closet. It doesn’t take much imagination to envision what could happen when one of these water heaters leaks. Installing every option to control leakage is important, but the best preventative measure is regular maintenance and inspection.
Bruce Davis, Sr. is a Licensed Journeyman Plumber, Licensed Electrician, HVAC/R Electrical Administrator, HVAC/R ,and Certified WA State C.E.U. Instructor. Day and Nite Plumbing and Heating, Inc has been in Lynnwood serving Snohomish and N. King County for over 68-years, and Bruce Sr. has been President and working at this family-owned business for 36-years. Bruce can be contacted at: Email: Bruce@dayandnite.net. Day and Nite Plumbing and Heating Inc. 16614 13 Ave. W., Lynnwood, WA 98037, (800) 972-7000.
Continued from page 6
against him as the nearly 30-year incumbent. His opponent will be a familiar name for many. Former Seattle City Councilmember Kshama Sawant.
“Yeah, well, I’ll speak more for myself than for her. I bring people together to solve problems. I’ve got a lot of experience at it. I know a lot of people. I’ve got a great team, a great staff. We’re focused on bringing people together and solving problems, and I think that is what we need right now. I mean, we are a deeply divided society that is angry and confrontational and isn’t getting much done. So, as someone who has worked and built a career, as we already mentioned, you know, in the Armed Services Committee, I work every year to pass a major piece of bipartisan legislation to help people. I passed a whole lot of other legislation, and I could tell stories about helping. I support, you know, public housing. I've gotten things done. I don't think we need any more members of Congress who just yell at people and tell them that they're wrong and tell them that they're evil, awful, terrible, and ruining the world. I'm a passionate person. I'll stand up for working-class values.”
For my full thought-provoking interview with Congressman Adam Smith, check out the Housing Matters podcast wherever you get your podcasts, or check out the RHAWA YouTube Channel for the video versions of every podcast.
list the amount owed on the Deposit Refund Statement. If they do not pay, you may send follow-up letters and then handle it through Small Claims Court or collections as needed.
If a tenant disputes any charges, address their concern carefully. Make sure to investigate anything they call into question, such as a claim that they reported a leak or that something broke because it was old and worn out, not due to misuse by them. Make any adjustments to the statement and send any additional refund as soon as possible.
Deposit return issues are the most common landlord-tenant dispute. Keep in mind that it is your responsibility to maintain your property under ordinary use by a tenant. That means you will need to replace major appliances, carpet, paint, etc. on a regular basis at your own expense. Also, remember that a deposit by definition is always fully refundable and that most tenants rely upon the return of the deposit in order to secure their next residence. If they have obviously made a good effort to return the home in good, clean condition, do not charge them unnecessarily. These days, a dispute is more likely to end in the tenant’s favor and will only cause additional strain on your valuable time and resources.
Continued from page 26
The City of Olympia has discussed limiting screening information for new residents in previous months, however, these policies have not moved forward in some time. RHAWA will continue to monitor this situation as it is deeply concerning for a city to limit the information we are able to use to verify our residents qualify for tenancy. In a proposed ordinance discussed in May, the city council discussed limiting information on criminal history, rental history, credit history as well as barring social security number requirement. While we have seen other cities ban requirement of SSN, Olympia is one of the first cities attempting to limit information on credit history and rental history. Seattle being the only other city who has limited information on criminal history in the state so far.
In June, the Seattle City Council unanimously passed a policy to prohibit setting rental prices with algorithmic services such as RealPage. The original version of this council bill would have gone much further than the passed ordinance and could have impacted the way in which small housing providers set their rental rates. However, RHAWA engaged in several meetings with Seattle councilmembers in order to explain the negative impacts the original version of this bill would have created. Resulting from this, the policy as passed will likely not have a significant impact on small housing providers in City of Seattle. The vast majority of small rental housing providers use more traditional methods of market analysis that would not be in violation of the recent Seattle legislation.
The ordinance specifically prohibits using a service provider that “[collects] historical, anticipated, or contemporary prices, price changes, supply levels, occupancy rates, or lease or rental contract termination and renewal dates of residential dwelling units from two or more landlords, from private databases, or from public databases; and analyzing or processing the information described through the use of a system or software that utilizes an algorithmic or other automated process
to provide recommendations regarding rental prices, lease renewal terms, or occupancy levels to more than one landlord.” - Seattle CB 121000
The ordinance will go into effect 30 days after it receives signature from the Mayor. As of the time of writing this article, it has been delivered to Mayor Harrel, but is not yet signed.
Vancouver is in the process of launching a new Rental Registration Program, which was reviewed and advanced during council discussions in July. The ordinance requires landlords to register each rental unit annually, with a $30-per-unit fee starting in January 2026. The program will also phase in property inspections beginning in 2027 and includes a provision to establish a tenant relocation assistance fund. This fund is intended to support renters displaced due to unsafe housing conditions or landlord non-compliance. The city council has largely supported the proposal, with some members requesting refinements to ordinance language. These developments signal Vancouver’s intent to increase oversight of the local rental market while improving transparency and accountability from housing providers.
It is important to keep in mind that our advocacy efforts are reliant on our memberships involvement to make changes at all levels of government. When you receive a call to action for upcoming council discussions in your area, it is crucial that you engage with your lawmakers by sending a message or providing testimony at the city council meeting.
Changes in policy result from opinions of the public and we must take every opportunity to share our perspectives to give elected officials a better understanding of how their actions will impact small business owners in their city. Make sure you are keeping up to date with communications from RHAWA’s advocacy department in order to effectively advocate for yourself and all housing providers in the state.
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About Elizabeth Gregory Home (EGH)
EGH inspires homeless women to transform their lives. Through services offered, women can meet immediate needs, as well as long-range goals to break the cycle of homelessness.
Learn more about EGH and how you can help at eghseattle.org. Thank you. Special pricing for RHAWA members AND $100 donation toward EGH with paid re-roof contract!
Contact John Paust for more information:
SEATTLE CITY COUNCIL:
has been a wonderful advocate for rental housing providers in Seattle. Nelson has worked on policy to encourage housing development and a continual effort to reform rental housing policy to support our membership in fulfilling their mission of providing housing. Councilmember Nelson needs our continued support to move Seattle in a positive direction.
The RHA Political Action Committee (RHAPAC) strives to help elect lawmakers that are not afraid to work hard in the proverbial engine room to grind the gears and turn the ship of Washington in a better direction for rental housing policy. All the above candidates will move to their cities and, in so doing, also move our state towards a more positive environment for housing supply and regulations on housing providers.
BELLEVUE CITY COUNCIL:
has been a great friend to RHAWA and has been supportive of many different types of housing issues in Bellevue. He has supported housing providers with expanding housing options in Bellevue, to advocating for a housing provider who went two and a half years without receiving rent from a tenant. Nieuwenhuis has spoken at several RHAWA events, including our ENGAGE conference, and understands the struggles Washington housing providers are facing.
MAYOR OF TACOMA:
has been an ally of RHAWA for his numerous years on the city council and has advocated for smart and pragmatic housing solutions in the City of Tacoma. He was an outspoken critic of Measure 1 during the 2023 election season and has also been a speaker at RHAWA Link Meetings and other events. If elected, we believe Hines would continue his drive for smart housing solutions for the entire City of Destiny.
SPOKANE CITY COUNCIL:
is one of only two members of the Spokane City Council remaining who understand our membership issues and goals. Bingle thinks of pragmatic ways to combat housing supply and how to assist housing providers in being able to run their business in a city that seems to regularly bring forward onerous rental housing policy. Bingle will continue to work hard for our Spokane area members.
Designed
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