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.
ENGAGE25 is just weeks away, and if you’ve been waiting to make your move, now is the time.
Taking place October 22–23 at the Meydenbauer Center in Bellevue, this two-day conference and tradeshow will bring together 400+ housing providers, property managers, attorneys, vendors, elected officials, and rental housing professionals from across the state. With over 25 sponsors already confirmed, booth space is limited and going fast.
$750, and every tier includes booth space for both days, along with valuable brand exposure through our website, email campaigns, social media, and printed materials. Premium packages offer podium time, preferred booth placement, digital advertising, and more.
And this year, we’re rolling out new strategies to drive more foot traffic to sponsor booths, including our vendor passport, and encourage attendee interaction throughout the event.
Seattle Office (206) 283-0816
Eastern WA Office (509) 535-1018
Facebook: Like us at facebook.com/RHAofWA
Instagram: Follow us at @RHAofWA
LinkedIn: linkedin.com/company/ rental-housing-association-of-washington
Twitter: Follow us at @RHAofWA
YouTube: Watch us at youtube.com/@RHAofWA
President
Why sponsor ENGAGE25? Because it's not just another expo—it’s Washington’s largest event dedicated to rental housing owners and leaders, and the only one where your company can connect directly with decision-makers across every segment of the industry. From independent housing providers and small-scale property managers to institutional investors, law firms, and public policy leaders, ENGAGE25 attracts a uniquely targeted and high-intent audience.
Sponsorship packages start at just
If you’ve considered sponsoring but haven’t locked it in, this is your final window. We’d love to feature your business alongside our growing list of sponsors and give you direct access to the people who power Washington’s rental housing market.
Act now—sponsorships will close soon!
Learn more and secure your spot at engagewa.com, or contact Luke Brown at (206) 905-0610 or lbrown@ RHAwa.org to get started today.
COUNCIL OF REGENTS
Audrey Riddle
Cathy Jeney
Chris Dobler
Chris Gurdjian
Constance Nelson
Cory Brewer
Devin Easterlin
Jason Dolloph Kaitlyn Jackson Kristi Tripple
Mark Mullally
Steve Corker Synthia Melton
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 Coordinator
Daniel Bannon: (206) 905-0609
Engagement Coordinator
Daniel Klemme: (206) 905-0611
Marketing & Sales Associate
Luke Brown: (206) 905-0610
Program Director
Denise Myers: (206) 905-0614
Public Affairs Manager
Corey Hjalseth: (206) 905-0603
Support Services Administrator
Val Kushi: (206) 283-0816
Support Services Specialist (Resource Desk)
Sue Lewis: RHAwa.org/supportcenter
Support Services Specialist (Eastern WA Desk)
Steve Wareham: (509) 535-1018
Submit Educational articles featured in Current must be between 500 and 1500 words, include an author bio, professional headshot and contact information. High-resolution (300 dpi) graphics and photos should be sent separately. Deadlines are generally 30 days before the issue date, which is the first of each month. The editors reserve the right to edit, revise, or reject any submitted material. Submit to publications@RHAwa.org.
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.
Under Washington State law, the responsibility of maintaining property condition is shared between the housing provider and residents. The housing provider is responsible for maintaining the property by repairing damage caused by regular wear and tear and responding quickly to all tenant repair requests. The tenant is responsible for the cost of damage beyond regular wear and tear. Understanding and communicating maintenance and repair responsibilities can help prevent disputes.
Keeping rental property in good condition as required under RCW 59.18.060, requires a proactive approach. It is important to plan for major repairs based on the age of the building and its features. For example, if the roof is 20 years old, the housing provider will need funds to replace it soon, before leaks begin causing damage. See the International Association of Certified Home Inspectors Life Expectancy Chart for Home as a reference, keeping in mind that in rental housing, interior surfaces generally have a much shorter life. Also, it is common practice to paint and re-carpet between tenancies.
Find unexpected maintenance and repair issues by conducting property inspections at least once a year. See Routine Inspections for more details.
Try to make major repairs that will place a significant burden on the tenant between tenancies. If not possible, consider making a concession such as reduced rent while the work is being done.
Ensure that Residents Understand their Responsibilities
In addition to regular cleaning and taking out trash, common household repairs such as unclogging drains, replacing lightbulbs, or smoke detector batteries are usually the responsibility of the tenant (RCW 59.18.130). Provide clear instructions in writing and review at move-in. Residents should know how to shut off water in an emergency or reset circuit breakers if the panel is accessible to them. See Setting Property Care Policies for more information.
Washington legal code, RCW 59.18.070, requires that housing providers respond to tenant repair requests and begin to fix the problem as soon as possible, but not later than the following time periods, except where circumstances are beyond their control:
It is critical to stay in contact with the tenant while completing repairs. Regardless of obstacles, the housing provider must continue to actively work on the issue until the problem is resolved.
Document the steps you are taking from the moment you receive a repair request. Keep a running dialog, or “communication contact” sheet, of all your steps and continually communicate to the tenant where in the process you are. The clock starts ticking once you are informed of the issue; the law states that you must “commence” or begin the repair process within 10 or fewer days, depending on the severity of the issue. The listed number of days is not a completion time limits, but the repair must be completed promptly.
Tenants and housing providers are often reasonably frustrated when the timeline for fixing something is held
up for reasons beyond their control. From the tenant’s perspective, they are paying for something they are not able to use. If an appliance requires back-ordered parts or there is a warranty issue, these delays generally make the tenant feel entitled to compensation. When considering whether to offer a “courtesy goodwill” compensation, make sure you would treat all tenants the same and consider what you would want in their shoes. Balance this against your operating costs to determine what you can afford.
If the housing provider fails to make repairs in a timely manner, they may receive a court order to pay damages to the tenant. The tenant may also have the right to end the tenancy, make repairs and deduct the cost from rent, or, in extreme cases, pay rent into escrow until substandard conditions are repaired (RCW 59.18.090, .100, .110, .115).
Invoice Tenants for their Damages and Pay for Other Repairs Unless a tenant causes the damage by accident, negligence or improper use, the housing provider must bear the cost of the repair (RCW 59.18.060). If the tenant is responsible, simply make the repair and then send them an invoice to cover the cost. Never deduct money from a security deposit during tenancy. Make sure to go to our Support Center and find the article Determining Responsibility for Repairs for more details!
This article was written and edited by RHAWA representatives and is intended for the use of RHAWA members only. Copyrighted members-only materials may not be further disseminated. Formal legal advice and review are recommended prior to the selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.
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. Upgrade your membership to include a premium dues package. The Weekly ONLINE Session Package includes 12-months' access to live weekly ONLINE educational sessions for $250/person/year. The ONDEMAND Library Package provides full access to over one hundred recorded educational sessions for $120/person/year.
When: Thursday, October 2 | 2-3:30 PM
Cost: $35 Members | $220 Guests
Stay ahead of legal pitfalls with a strategic overview of Washington’s rental notice requirements. This session covers proper notice for rent increases and lease renewals, legal steps for addressing rule violations and non-payment, and how to lawfully end tenancies for other good causes. Attorney Eric Steven will review best practices for documentation, timelines, and court preparation—so you’re ready to act confidently and compliantly at every stage of tenancy.
Licensed Real Estate Brokers: Complete the other half of this two-part course on October 8, RHAwa.org/events/leasing-cre-part-1-202510 for 3 continuing education clock hours.
When: Wednesday, October 8 | 2-3:30 PM
Cost: $35 Members | $220 Guests
New laws governing the practices of housing providers have been accumulating at lightning speed over the last few years at the state legislature and in over a dozen local governments in Washington. In this session, experienced landlord-tenant attorney Chris Benis will review the lease and how to comply with all state and local laws when setting your terms.
Licensed Real Estate Brokers: Complete the other half of this two-part course on October 2, RHAwa.org/events/tenant-notices-cre-part-2-202510 for 3 continuing education clock hours.
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.
• St. Andrews Pub, Seattle | Thursday, October 9, 6-8pm
• TBD (check online calendar), Vancouver | Tuesday, October 14, 6-7:30pm
• Claim Jumper, Tukwila | Tuesday, October 14, 6:30-8pm
• Bob’s Burgers, Everett | Thursday, October 16, 6:30-8pm
• Darcy’s, Spokane Valley | Monday, October 20, 12-1:30pm
• Dave & Buster’s, Bellevue | Tuesday, October 21, 6-8pm
• ONLINE Link Meeting | Tuesday, October 28, 6-7pm (New!)
*Meeting time and subject may change. Please check the calendar at RHAwa.org/events.
When: Wednesday, October 15 | 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, October 16 | 2-3:30 PM
Cost: $35 Members | $220 Guests
For decades, rent increases or any other changes to a lease agreement in Washington were simple. Over the last few years, the State legislator and many city councils have changed the rules. In this class, attorney Maxwell Glasson will review: How rent increases are made in month-to-month agreements and term leases; How to calculate the maximum increase permitted; What information must be included in rent increase notices; The length of notice periods based on the percentage of increase and the location of the property; When rent increases are prohibited.
When: Wednesday + Thursday, October 22 & 23
Cost: engagewa.com
ENGAGE25, presented by the Rental Housing Association of Washington, is your premier opportunity to dive deep into housing. This two-day conference, held October 22 - 23, 2025, at the Meydenbauer Center in Bellevue, offers unparalleled education, policy discussions, and networking opportunities. Featuring over 25 breakout sessions, dynamic keynotes, and lively networking events, ENGAGE25 equips you with the knowledge and connections to navigate the complexities of the rental market, advocate for positive change, and foster equitable relationships between rental housing providers and residents. Secure your spot today and be part of the vital conversations shaping the future of housing in Washington!
When: Thursday, October 30 | 3-4:30pm
Cost: $35 Members | $70 Guests
Understand the general concepts of Estate Planning as well as how owning investment properties can complicate your estate for loved ones. There are taxes, partnership matters, and family issues to be considered. Whether you own one rental property or one hundred, it is important to plan for how your legacy and rental business will be dealt with after you pass away. As an estate planning attorney and second-generation rental property investor, Julie Martiniello has extensive experience helping families plan for the transition of their rental business and other assets in their estate.
PLEASE NOTE: Our event sales are subject to WA State tax as of October 1. To cover this cost, the price of Individual class prices will increase to $35 for members. Non-member pricing will increase to $220 for law topics and $70 for all other topics.
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org | (206) 905-0603
Because of Vancouver’s proximity to Portland and being just on the border of Washington, I feel that the fourth most populous city in the state isn’t thought about as much. For our membership, it may be that Vancouver rental housing policy is nowhere near the onerous level as areas like Olympia, Tacoma, and Seattle. RHAWA is a state-wide organization, and we have worked diligently to ramp up advocacy in Spokane, Vancouver, Bellingham, and beyond. As such, I thought it was high time to sit down with a councilmember from the great City of Vancouver and discuss the state of housing in their city. I had the privilege of interviewing Vancouver Councilmember Sarah Fox, and we had a very diverse conversation ranging from the newly passed rental registration ordinance to the city’s comprehensive plan.
Councilmember Fox is an Army veteran, and I asked her about her time in the military, especially some of her time in language training, where she learned Polish, and her time in Bosnia during the conflict there in the 1990s.
“There was no conflict in Poland. When I enlisted, it was a year after the Gulf War started, so I enlisted during wartime, and again, I wondered what’s the purpose of me learning Polish? It proved useful later, but at the time I did gain fluency down at Defense Language Institute down in Monterey, California,” said Fox. This all came full circle after she left active duty and joined the National Guard.
“That guard unit was activated into active duty to go back overseas and help assist the NATO forces and assist with the conflict that was happening in Bosnia. That was the second group that had been sent in as part of the stabilization force. So there really I was working in, we called ourselves a truck stop, but we were protecting this bridge that was over the Sava River, making sure that it was open for all NATO traffic, sort of monitoring the roadways,
that sort of thing. It just so happened there was a tank crew from Poland that ended up being stationed with us, so it came all the way around where I actually got to use my Polish skills.”
“In the 1990’s the Growth Management Act passed, and it was in response to what they were seeing all over the state of Washington, which is a lot of congestion on the roads, a lot of housing sprawling out into resource lands
So, what the Growth Management Act does is it provides a framework for cities and counties, and it says that you have to put this plan together and this plan will cover what you’re expecting to have to accommodate over this next ten years.
– Councilmember Sarah Fox
Councilmember Fox has extensive experience in Growth Management and how housing is zoned and developed based on an area's comprehensive plan, and we discussed that in some detail.
or farmlands. We had a lot of other kinds of uncoordinated activities where it came to impacts to wetlands and sensitive areas, and really nothing coordinated. There were no timeframes that
were consistent across different cities or counties when it came to submitting a permit and expecting a particular timeframe for a response to that permit or approval. So, what the Growth Management Act does is it provides a framework for cities and counties, and it says that you have to put this plan together and this plan will cover what you’re expecting to have to accommodate over this next ten years.”
During the Growth Management and Comprehensive planning, there are hearings open to the public for input and concerns about how an area will develop. The City of Vancouver is currently in the final stretches of their own Comprehensive Plan that will be due in December 2025.
Vancouver has taken their first step down the road of a more stringent rental housing policy by passing their rental registry in July of this year, with
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5
DEFINITION: White Elephant white el·e·phant /ˌ(h)wīd ˈeləf(ə)nt/
noun
Daniel
Klemme
| Membership Development & Government Affairs | dklemme@RHAwa.org | (206) 905-0611
cess around procuring and administering grants.
Once the foundation for a grant is set, every applicant must copy the language of that grant in their proposals. Soon the grant language and proposal language blur together until “this is the way we’ve always done it” becomes the sacred mantra. A self-fulfilling prophecy wrapped in bureaucratic poetry.
ed, and we just need more funding to do things the old way—which is the current way—which will be the new way.
This EO lands in that category. It forces everyone: bureaucrats, service providers, policymakers to adapt immediately.
1. A possession that is useless or troublesome, especially one that is expensive to maintain or difficult to dispose of.
2. In U.S. homelessness policy: billions of dollars in grants, programs, and pilot projects that generate paperwork, press releases, and ribbon cuttings—while producing very little actual housing or results for the taxpayer, the homeless, or the community.
The Grant Machine
Changes in government usually happen at a glacial pace. A pace so slow, most people assume nothing changes at all. One particular reason is the pro-
And heaven forbid the rules change, even a little. A single tweak can send grant writers into chaos. Benchmarks? Outcomes? Don’t ask them—they’re not tracking that.
The real goal isn’t results. The real goal is to write the next grant, to prove you deserve the next grant, so you can apply for the next grant. The data from the last grant? Already recycled into the new one.
This is bureaucracy in homelessness and affordable housing. Don’t rock the boat. Use the same magic words as last year so you can get the grant next year. If anyone dares to ask about results, explain that it’s complicated, multifacet-
And the benchmarks? Relax. Multiple groups, and their subgroups, will analyze the data. They’ll account for lived experience, apply a therapeutic lens, use human-centered, person-first language, and ensure every subpopulation is represented by at least three subcontractors. Only then will the data be analyzed, filtered, counted, and—oops— looks like we’re already into the next grant year. But don’t worry, it’s not a failure. It’s a best practice.
The Trump administration’s new Executive Order serves as a memento mori for how homelessness is treated at the federal level—the place where the lion’s share of grant money originates.
Sometimes government change is glacial. But history shows the validity of oft cited quote by Vladimir Lenin wherein he states, “There are decades when nothing happens; and there are weeks where decades happen”.
What is the EO?
“Ending Crime and Disorder on America’s Streets”
Executive Order enacted by the Trump Administration on July 24, 2025.
This Executive Order is the federal sledgehammer that finally came down on the White Elephant. For years, “Housing First” was the sacred cow of homelessness policy—no preconditions, no requirements, just provide housing and hope everything else works out later. The EO flips that script.
Why the EO Will Change Housing Programs in Washington State
Washington has long embraced Housing First as a core strategy, with programs like those funded through the Department of Commerce and local initiatives in King County and the City of Spokane prioritizing unconditional housing to stabilize individuals before addressing addiction or mental health.
This approach, mandated under previous federal guidelines, allowed for broad eligibility without treatment requirements. But critics argue it has contributed to persistent encampments and public disorder near rental properties.
The EO marks a stark departure: it eliminates exclusive federal funding for Housing First models, instead opening grants to alternatives that emphasize accountability. Housing assistance must now be conditioned on engagement in treatment for substance use or serious mental illness, shifting from “hope everything works out later” to immediate enforcement and compliance.
Jurisdictions like Seattle or Spokane that tolerate encampments risk lower priority for grants, while those enforcing anti-camping, (like Burien) and anti-drug laws gain favor.
What Have We Seen in Washington State?
In Washington, the White Elephant has been well-fed. Year after year, billions are poured into homelessness programs, and yet the numbers tell a different story.
The Point-in-Time count — the federally required one-night snapshot — found 22,173 people experiencing homelessness in January 2025, a jump of nearly 25% since 2022. Add in the state’s broader “Snapshot” count, and over 158,000 Washingtonians were unhoused or in temporary shelter on a given day in 2025. That equals an entire city.
And yet, Olympia proudly announced a “historic investment” of $1.8 billion for housing and homelessness in the 2025–27 budget.
But the truth is harder to ignore: the more we’ve spent, the more the numbers climb. Even the State Auditor warned that local governments are spending millions with no measurable impact, too often chasing the grants available instead of the solutions needed. In other words, we’ve built a system where the performance metric isn’t fewer tents on the street, it’s how many buzzwords fit into the next proposal.
This is the very definition of a White Elephant: expensive, politically sacred, and impossible to get rid of — even as the problem it was built to solve only gets worse.
It’s no secret that escalating homelessness and the perceived lack of affordable housing serve as the perfect pretext for legislators and local governments to push through ordinances and laws that burden rental housing providers.
Take EHB 1217, enacted earlier this year, as a prime example. This bill imposes strict limits on rent increases—prohibiting any hikes during the
first 12 months of a tenancy and capping annual increases thereafter at 7% plus the Consumer Price Index (CPI), or 10%, whichever is lower. It also requires extended notice periods for rent changes, limits fees and deposits, and establishes a landlord resource center—all under the banner of “housing stability.”
While framed as a response to homelessness and affordability crises, such policies often ignore the root causes, like bureaucratic inefficiencies in housing production, and instead shift the load onto providers like you. The result? Reduced incentives to maintain or expand rental stock, which ironically exacerbates the very problems they claim to solve.
Winning the “White Elephant” award isn’t about how much you spend. It’s about whether what you build actually solves the problem or just keeps the machine churning.
King County’s grant budget exploded from $22 million in 2019–20 to $1.5 billion by 2023–24—a staggering increase, on paper suggesting urgent progress. (That’s not a typo. Billion with a ‘B’.) Yet a damning County Auditor report found that this rush to spend often came without the most basic safeguards: improper payments, potentially fraudulent reimbursements, and contracts awarded to unapproved subcontractors—often with no documentation and little oversight. Examples ranged from altered invoices to large sums distributed via prepaid cards with no paper trail. The auditor concluded: “This is a total disaster”.
HUD has launched a nationwide crackdown, ordering public housing authorities to verify the immigration status of every tenant in federally assisted housing. The message from the administration is blunt: no more subsidized housing or vouchers for households with undocumented individuals. PHAs have just 30 days to submit tenant data or risk losing federal funding.
For Washington, this matters. Public Housing Authorities (PHAs) aren’t just
about public housing projects—they are the backbone for administering Section 8 housing choice vouchers, which thousands of private landlords across the state rely on.
The takeaway is simple: if PHAs are found to be serving households with undocumented members, their federal funding is at risk. And if funding dries up, so do the vouchers. That means fewer guaranteed rents flowing to Washington landlords, more instability in PHA contracts, and ripple effects across both affordable and private rental markets.
The White Elephant of homelessness policy isn’t just a distant federal farce— it’s trampling right through Washington, enabling restrictive laws like EHB 1217 that squeeze your operations while failing to address core issues. The new Executive Order and HUD crackdowns signal a potential shift toward accountability and enforcement, which could reduce encampments and disorder affecting your properties. But they also introduce risks, like voucher disruptions and backdoor tax hikes if the state resists.
A word of caution for RHAWA members: Keep a close eye on potential tax increases at the state and local levels. If Washington doesn’t align with the new federal priorities—such as enforcing anti-camping laws or tying aid to treatment—the state could lose significant HUD grants. To backfill those funds, lawmakers might turn to property taxes, B&O taxes, or other levies that disproportionately affect housing providers.
Sources Cited
• Washington State Standard, Homelessness still rising in Washington state, data shows (July 2025).
• Seattle Times, King County audit finds unapproved payments, possible fraud (July 2025).
• Fox News, HUD launches crackdown on illegal immigration in public housing (Aug. 2025).
• White House, Executive Order 14180 – Ending Crime and Disorder on America’s Streets (July 24, 2025).
Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.
Myers | Education + Resources Director |
Every RHAWA member has free access to a comprehensive lineup of ONDEMAND courses that are specifically curated based on membership type. These courses are focused on the laws and best practices for operating rental properties. But what happens to all of the other courses that we offer live on Zoom each week? After a 30-day period where they are exclusively available to those who registered for the live session, the recordings are transferred to our ONDEMAND Library. All members have the option to upgrade membership benefits with a premium dues package providing access to access the full library.
What’s Included With the Premium Dues
Members can access this library on an annual basis for $10/month (billed annually with dues renewal). This exceptional deal providing access to over one hundred unique courses is only available to RHAWA members. Each course includes a video recording of the lecture and a downloadable PDF of the slide presentation and any other readable materials. Most of these courses also come with a downloadable certificate of completion. Note, these are not for real estate clock hours – those certificates are available for a limited number of licensed courses that are not included in the ONDEMAND Library. See other Education Upgrades at the end of this article.
Keeps Track of Completed Classes on Your Home Page
To browse courses in the library, go to the Content Library from the left navigation button under the Home page. As soon as you begin watching a course from the Content Library, it will appear on your Home Page under My Training: In Progress. Once completed, it will always show in your Completed list of courses.
With over a hundred courses, how do you find what you’re looking for? The Content Library makes it easy to find specific topics or general subjects with the Search and Filter tools.
After completing a class, you can give us feedback and rate it to help other members decide which classes to try.
Mark as Favorite
While scrolling through the course list, if you see one you’d like to check out later, simply mark it as a favorite by clicking the heart symbol. Later, just use the “Favorites” filter to see your customized list.
Share with Your Team or Other ONDEMAND Subscribers
If you have any associates using the ONDEMAND Library, you can share the link to a course with them as a suggestion.
Following is a complete list of all courses in our ONDEMAND Library as of today.
• 1031 Exchange and DST Investment Masterclass
• Assessing Criminal Records in Screening
• Bookkeeping for Rental Operations
• Build Your Portfolio with Equity Lending
• Covered or Exposed? Landlord Insurance Explained
• Data Talk: Level Up Your Leasing Process
• Dealing with Difficult Tenants
• Death of a Tenant
• Defer Capital Gains with a 721 UpREIT Exchange
• Disability Accommodations
• Domestic Violence in Rental Housing
• Domestic Violence Related Tenant Protections
• Eco-Friendly Rental Properties
• Establishing Effective Screening Criteria
• Establishing Positive Tenant Relations
• Estate Planning for Property Investors
• Evaluating Multi-Family Properties
• Eviction Laws and Procedures
• Expansion of Local Rental Laws
• Fair Housing and Tenant Screening
• Fair Housing and Unconscious Bias
• Fair Housing Essentials
• Family Business Succession Management
• Financial Planning for Rental Owners
• Financing Residential Income Properties
• Five Tax-Deferral Strategies When Selling Rental Property
• Handling Repair Requests
• Hassle-Free Tenancies
• Hoarding In Your Rental Property
• How 1031 Exchange DSTs Work
• How State Laws Are Made
• How Tenancy Ends Under New Laws
• How to Handle Sales Objections 1.0
• How to Interpret Screening Reports
• How to Retire From Your Rental
• HUD Guidelines On Service Animals
• Infrastructure Disasters: Not Your Everyday Crisis
• Inspections and Code Compliance
• Is an ADU Right for You?
• Leasing Best Practices Today
• LLC Strategies for Rental Property Success
• Lock and Key Management
• Maintenance Fundamentals
• Manufactured Housing Landlord-Tenant Act
• Marketing Your Rental
• Maximizing Tax Real Estate Incentives with Cost Segregation
• Navigating Legal Risk in Seattle Rentals
• Negotiating Solutions with Your Tenant
• New Laws for Manufactured/Mobile Housing
• New Rent Increase + Notice Service Laws
• New Security Deposit Rules
• Owner-Occupied Properties in Seattle A Unique Rental
• Planning for Reserves
• PM Series-01: Building Skills for the Housing Profession
• PM Series-02: Harassment Prevention and Resolution
• PM Series-03: Fair Housing Basics
• PM Series-04: Marketing Your Rental
• PM Series-05: Working with Prospective Tenants
• PM Series-06: Leasing and Move-In
• PM Series-07: Leasing and Move-in
• PM Series-08: Managing Rents and Fees
• PM Series-09: Partnering with Community Resources
• PM Series-10 Assessing Damage Responsibility
• PM Series-11: Eviction Laws and Procedures
• PM Series-12 Housing Industry Legislation
• Preventative Maintenance for Exterior Walls
• Preventing Eviction Before It Starts
• Property Management Contract Review
• Property Redevelopment & Renovations
• Property Walkthrough Best Practices
• Reduce Tax as a Real Estate Professional
• Registration & Inspection: BURIEN
• Registration & Inspection: SEATTLE
• Registration & Inspection: SPOKANE
• Rent Control and the Decline of the American City
• Rent Increases Across Washington
• Rental Investment for Busy Professionals
• Rental Market Update
• Renting Your Property with RHAWA Tools
• Repairs and Tenant Relations
• Resolving Tenant Issues According to the 4 Agreements
• Retirement for Rental Owners (Tax Planning)
• Roommate Rules for Seattle
• Roommates in Your Rentals
• Routine Inspections
• Screening & Working with ESAs
• Screening International Applicants
• Seamless Tenant Turnover
• Seasonal Maintenance
• Seattle First-In-Time Tenant Selection
• Seattle Just Cause Eviction
• Seattle Rent Increase Requirements
• Seattle Rental Housing Laws
• Selection and Use of Leasing Forms
• Serving Notices on Tenants
• Setting Effective Pet Policies
• Smart Selling Strategies
• So You Got a Fair Housing Complaint
• Spokane Rental Laws Update
• Stepping Into Property Investment
• Strategic Rental Property Remodels
• Structuring the Sale of Rental Buildings
• Tacoma Rental Regulations
• Tax Depreciation Rules
• Taxes for Rental Owners
• Transitioning into Multifamily Buildings
• Turn Over Cleaning & Repairs
• Using Excel for Rental Bookkeeping
• Utility Billing Laws and Best Practices
In addition to the OnDemand Library, we offer a few other upgrades beyond the included member education.
Members can attend any of our live Zoom classes presented weekly for $35. Simply login register from the calendar at rhawa.org/events. Selected classes are available to non-members for higher prices.
If you are a Washington state licensed Real Estate broker, you will need to complete 30 hours of continuing education every two years. It’s often difficult to find courses that are dedicated to rental housing matters, but RHAWA now has enough licensed clock hour courses to fulfill most of the requirements, with the exception of a 3-hour real estate update course that we do not offer. These are available for members at $12/hour and for non-members at $24/hour.
If you enjoy attending live Zoom Classes, add this Premium Dues Package to your membership. For just $250/year, members can register for all weekly Zoom classes for free. This generally does not include live in-person events.
Daniel Bannon | Engagement Coordinator | dbannon@RHAwa.org |
LINK Meetings continue to grow! We at RHAWA are excited to share that we hosted our first ever online LINK Meeting on September 23. This is now a recurring meeting that will occur on the fourth Tuesday of every month in order to expand our reach of member engagement and networking opportunities for our membership.
Daniel Bannon
Regular attendees for the in person LINK Meetings which occur all across the state will be familiar with the fact that LINK Meetings provide a place for members to share their experiences with one another and tackle unique, area specific challenges with the help of their peers. LINK Meetings also serve as a place to share recommendations for vendors of best practices within a specific geographic location.
The online LINK Meeting takes the spirit of LINK Meetings and brings it statewide, we will give an overview of the same topics as covered in the in person meetings, while allowing members from any location to join. Attendees will still be able to network and share their experiences with each other, however the information shared will be more applicable to general best practices and statewide policies rather than being location specific. As with our in person meetings, member to member communication is greatly encouraged and these meetings are not intended to be a simple presentation from RHAWA staff, but an experience where members are encouraged to speak up and take the conversation where they want things to go.
LINK Meetings have also served as a great place for members to share feedback with the membership and government affairs departments if RHAWA. During Legislative Session, member feedback had a direct impact on modifications to calls to action as
well as the information provided about certain bills to ensure all members were receiving the highest level of information from our government affairs team. We hope that the online LINK Meeting will foster even more feedback from areas of the state that may not have regular access to RHAWA’s member engagement activities.
Even better, LINK Meetings can serve as an introduction to RHAWA for those who may not be familiar with what we do or are just starting out in the rental business. LINK Meetings are open to anyone regardless of their membership and we encourage members to reach out to their peers and invite them to these events in order to deepen understanding of what it takes to operate a rental business and how an RHAWA membership can help out independent housing providers.
This LINK Meeting has been scheduled at a recurring date which will not overlap with any existing LINK Meeting which will allow those who like to attend multiple LINK Meetings in the same month the opportunity to attend both an in-person and virtual LINK meeting. Last year the format of in-person LINK Meetings was changed in order to accommodate this concept and members who are centrally located between multiple meetings have taken advantage of the fact that you often receive different perspective es and advice when attending multiple meetings. As the online LINK Meeting develops it will also have its own character with regular attendees helping shape the tone of conversation and the topics covered.
As will all other LINK Meetings, the online LINK Meeting will have RHAWA staff helping to guide conversation and share their insight when necessary. However, the purpose of a LNIK Meeting is to provide membership with an opportunity to hear from
each other as well as the association. Getting involved with the association is the key way to get the most out of your RHAWA membership. This can serve as the first step in enhancing your involvement with RHAWA. You may even find this experience so valuable that you begin to engage with some of our other online engagement opportunities such as joining a committee or attending a class.
There are a wealth of ways to stay informed and take advantage of your membership with RHAWA and our staff are always looking for new ways to provide you with the highest level of service and value. This is simply one piece in the ever growing services we provide and I hope you consider sharing some of your time with us and checking out the new format for our LINK Meetings. As always, these meetings are completely free to attend!
Feel free to reach out to me if you have any questions about current or upcoming LINK Meetings, you can find dates and locations for these meetings on our website under Calendar or in this newspaper. However, please make sure to register for any meeting you plan on attending. For this online version, registration is the only way to get the information in order to attend the meeting. With in person meetings, while registration is not technically required to attend, it does greatly help out staff to know how many attendees to expect as well as communicate with the venue of how much space we will need for the meeting. If you are bringing a guest who is not an RHAWA member, you are still able to make a registration for them.
Thank you for helping us continue to grow our member outreach and create more value for members like you. Let us know if you have additional feedback or ideas for how we can continue to improve our services and give you the right tools to operate your rental business
In an era dominated by smartphones, instant messaging, and digital convenience, Washington State’s House Bill 1003 (HB 1003) feels like a legislative relic. Taking effect on July 27, 2025, the law mandates that landlords must serve various notices via USPS Certified Mail if personal service is not possible. While the intent behind HB 1003 was to provide an out-of-county backup mailing option, the bill misses the mark by applying this method as a statewide requirement in all cases, and just as importantly by ignoring the communication preferences of the very people it aims to protect: tenants.
• Delayed Communication: Certified mail can take several days to arrive, especially in rural areas. Tenants may not receive critical notices in time to respond or comply.
• Missed Deliveries: If a tenant is not home to receive the mail, the delivery may be delayed further.
• Cost and Complexity: Certified mail is more expensive and logistically cumbersome than digital alternatives. For landlords managing multiple properties, this adds up quickly.
The most glaring flaw in HB 1003 is its failure to acknowledge the digital habits of today’s renters. According to Pew Research, over 97% of Americans own a cellphone, and more than 85% use email daily. For most tenants, electronic
communication is not just preferred; it’s expected. Research conducted earlier this year among our portfolio at Lori Gill & Associates came back with a resounding 97% of tenants preferring digital notices rather than formal service. Similar statewide research conducted by NARPM found that 86% of tenants prefer electronic notices.
• Speed: Emails and text messages are delivered instantly, allowing tenants to respond quickly and avoid misunderstandings.
• Accessibility: Tenants can access digital notices from anywhere, whether they’re traveling, at work, or temporarily staying elsewhere.
• Documentation: Digital correspondence creates a searchable, timestamped record that can be used in legal proceedings—just like certified mail.
In fact, many tenants report feeling more secure when notices are sent electronically, as they can verify receipt and maintain a clear communication trail. Certified mail, by contrast, often feels impersonal and intimidating (not to mention the precursor step of formal service when a stranger is knocking on the door!).
HB 1003’s rigid requirements may inadvertently harm the very people it seeks to protect. Consider the following scenarios:
• A tenant who travels frequently misses a certified mail delivery and is unaware of a termination notice
until eviction proceedings begin.
• A housing provider sends a notice via certified mail, but due to postal delays, the tenant receives it too late to comply—triggering legal action.
• A tenant who has opted into electronic communication with their landlord is still forced to rely on outdated mail systems due to legal mandates.
These situations are not hypothetical— they’re increasingly common. And they highlight a troubling disconnect between policy and lived experience.
Supporters of HB 1003 argue that certified mail provides legal proof of service, which is essential in eviction cases, and apply that same standard to other types of notices, such as rent increases. But digital platforms now offer comparable—if not superior—levels of accountability:
• Email Read Receipts: Many email services provide confirmation when a message is opened.
• E-signatures: Platforms like DocuSign allow tenants to acknowledge receipt and agreement with legal documents.
• Secure Portals: Property management systems offer secure messaging and document delivery with audit trails.
Courts across the country are increasingly accepting digital evidence
in legal disputes. Washington should not lag behind.
Rather than clinging to outdated methods, Washington lawmakers should embrace a more flexible, tenant-centered approach. Here’s what reform could look like:
1. Digital Opt-In: Allow tenants to opt into electronic service of notices. If they still prefer a more formal method of delivery, they remain entitled to it.
2. Fix The Mistake: Only require certified, as opposed to standard, when mailing from out of the county. This was the original intent of HB 1003, before it got lost in the shuffle during a legislative session obsessively focused on Rent Control.
These changes would preserve legal integrity while respecting tenant preferences and modern realities.
If HB 1003 remains unchanged, Washington risks creating a system that is both inefficient and inequitable. Tenants may face unnecessary stress and legal jeopardy, while landlords struggle with compliance and rising
costs. Worse, the law may erode trust between renters and housing providers—at a time when housing stability is more critical than ever.
CONCLUSION: Repeal HB 1003 and Embrace the Future
It’s time to move beyond certified mail and embrace communication that works—for everyone. There is a bit of light at the end of this tunnel. In
July, I held a meeting (conveniently on Zoom) with a handful of State Representatives to flesh out these concerns and ideas for reform. I gathered that the version of HB 1003 passed in 2025 was not exactly what they intended, and the certified mail piece was supposed to be intended as an out-of-county backup option. OOPS! Everyone was so hyper-focused on Rent Control that this slipped through
the cracks. I walked away from that meeting with a reasonably good feeling that HB 1003 reform will be prefiled for 2026 and be given priority status by the House Housing Committee. I am very much looking forward to a new age of tenants having the choice to opt in to the receipt of such notices starting in 2026. I invite anyone who feels the same way to keep in touch with their local representatives
to continue pushing for this very important reform.
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 www.wpmnorthwest.com.
Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.
Sisi Mereness | Creative Director | smereness@RHAwa.org | (206) 905-0605
The wait is almost over—ENGAGE25 kicks off October 22–23 at the Meydenbauer Center in Bellevue. With less than three weeks to go, housing providers, developers, advocates, and industry leaders from across Washington are preparing to gather for two days of learning, networking, and inspiration. This is the state’s best event of its kind, and it only happens once a year—now is the time to make sure you’ll be part of it.
WEDNESDAY, OCTOBER 22
Day 1 (Oct. 22): Morning committee sessions, networking, and an electrifying keynote from Krist Novoselić, Nirvana’s legendary bassist, who blends punk rock energy with a unique perspective on democracy, reform, and the power of challenging the status quo. The afternoon launches into four major tracks—Business Strategy, True Cost of Building, Policy in Action, and Property Rights—where you’ll hear directly from leading experts, elected officials, and advocates. From practical strategies to strengthen your rental business, to deep dives into development costs, rent control battles, and defending property rights, the sessions are designed to give you actionable insights. The day ends with our Annual Business Meeting, Awards Celebration, and Reception, a chance to honor achievements and connect with fellow members in a celebratory setting.
THURSDAY, OCTOBER 23
Day 2 (Oct. 23): A high-energy start with the ENGAGE & Elect Candidate Forum featuring local leaders, followed by tracks on Rental Operations, Housing Development, Advocacy in Action, and Media Mastery. Sessions dive into rental compliance, housing affordability, GOTV efforts, and crisis communication, while Learning Labs provide hands-on training in testimony, screening criteria, lease compliance, and media engagement. The day closes with a statewide candidate forum and our Public Officials Mix & Mingle.
What truly sets ENGAGE25 apart is the unbelievable level of quality speakers. From state legislators and city council members, to nationally recognized attorneys, development leaders, and media insiders, the lineup represents the very best voices in housing, policy, and advocacy. These are the people shaping the conversations that matter most, and they’ll be sharing their expertise directly with you. It’s an opportunity to learn, question, and engage with thought leaders you won’t find together anywhere else.
ENGAGE25 is more than a conference. It’s a once-a-year gathering where Washington’s housing community comes together to share knowledge, confront challenges, and shape the future of rental housing. The schedule is full, the conversations will be bold, and the connections you’ll make are unmatched. Don’t miss this moment—time is running out, and the future of housing in our state will be shaped in these two days.
- PRESENTERSCandice Chevaillier, Daniel Lim, Dea Sumantri, & Sara Bago
Why Can’t My Kids Afford a House?
- PRESENTERGreg Lane
Beyond Rent Control: Defending the Future
WA’s Rent Control Era: Development Challenges & Strategies - PANELISTSMorgan Shook & More!
- MODERATORAaron Laing
As we gear up for ENGAGE25 on October 22–23, we want to recognize the sponsors and vendors who make this event possible. Their financial support helps cover the cost of the venue, speakers, materials, and meals—keeping ticket prices low and value high for our members.
This year, over 26 companies have stepped up to sponsor ENGAGE, representing a wide range of ser-
vices: legal experts, maintenance professionals, insurance providers, software tools, and more. Their presence in the expo hall isn’t just about promotion— it’s about partnership. They’re here because they believe in the work that housing providers do and want to help your rental business succeed.
So while you’re learning, networking, and attending sessions at ENGAGE, we encourage you to visit the
sponsor booths, ask questions, and say thank you. These vendors are a vital part of our community, and your engagement helps ensure they’ll be back next year.
And don’t forget—complete your Vendor Passport by visiting every booth and you’ll be entered into a raffle for a special prize!
Let’s show our appreciation with a visit!
We encourage you to consider the vendors found within these listings for your rental business needs. When seeking competitive bids, be sure to mention your RHAWA membership as many offer member discounts. RHAWA does not specifically endorse any business listed herein. References are always recommended. If you would like to submit a customer testimonial for our records, please submit to publications@RHAwa.org. Please note that changes made to a vendor member profile will not be reflected in the CURRENT Vendor Listings unless the change is also sent to publications@RHAwa.org.
Brink & Sadler (253) 582-4700 | brinkandsadler.com
Hutchinson & Walter, PLLC (425) 455-1620 | hutchcpa.com
White Clover Properties (425) 230-6000 | whiteclover.org
Envirotest | Mold, Air Quality Analysis, Inspections
Donald B. Kronenberg (206) 877-3191 seattlemoldandairquality.com
Greenwood True Value Hardware (206) 783-2900 | greenwoodhardware.com
Armitage & Thompson PLLC
Jessica Thompson (509) 252-5048 | jat@law-wa.com
Jessica Thompson | Attorney at Law (509) 252-5048 | jat@law-wa.com
Astuno & Associates APC (888) 231-3004 | jj@astuno.com
Bradley Kraus (503) 255-8795 | Kraus@warrenallen.com
Carroll, Biddle, & Bilanko, PLLC (206) 818-9962 | bcarroll@cbblegal.com
Cam Mcgillivray Attorney At Law (509) 262-4617 | ccMcgillivray@yahoo.com
Christopher T. Benis, Attorney at Law First Avenue Law Group, PLLC Vendor of the Year 2006 (206) 447-1900 | firstavenuelaw.com
Clifton Law PLLC (360) 298-3123 | cliftonlawpllc.com
Demco Law Firm, P.S. (206) 203-6000 | demcolaw.com
Dimension Law Group PLLC
Synthia Melton (206) 973-3500 | dimensionlaw.com
Eric Steven Law (509) 688-4416 | ericstevenlaw.com
Eller Law Firm PLLC (206) 801-1188 | accessevictions.com
Flynn and Associates, PLLC
Sean Flynn (206) 330-0608 | theflynnfirm.com
GR Law Group (509) 456-0400 | grlawspokane.com
Gourley Law Group / The Exchange Connection (360) 568-5065 | gourleylawgroup.com
Holmquist & Gardiner, PLLC (206) 438-9083 | lawhg.net
Jack W. Hanemann, P.S. (360) 357-3501 | Cody@hbjlaw.com | hbjlaw.com
Jeffery Bennett (503) 255-8795 | bennett@warrenallen.com
Ledger Square Law (253) 327-1701 | ledgersquarelaw.com
LT Services (206) 241-1550 | ltservices.net
Loeffler Law Group, PLLC (206) 443-8678 | loefflerlawgroup.com
Micheal D Mclaughlin, Attorney at Law (253) 686-9786
Paper Pushers Process Service (206) 779-0721 | paperpushersprocess.com
Peterson Law, PLLC (206) 586-2009 | brynpetersonlaw.com
bryn.peterson@brynpetersonlaw.com
Steven Schneider Law Firm (509) 838-4458 | stevenschneiderlaw.com
Cimarron III, LLC (425) 232-4209 | rchuffy3@gmail.com
Ideal Inspection Services LLC
RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.com
Straight Street Building / Home Inspection
John Leon Gonzalez (206) 999-1234 | hi@homeinspect.ws
+1 Construction (206) 313-6587 | plusoneconstruction.com
ABC Cleaning (253) 432-1748 | abcservices0723@gmail.com
Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com
Lund's Carpet Cleaning benlund1957@gmail.com (509) 922-6153 | carpetcleaningspokane.com
Steven
1312 N Monroe Street, Suite 253 Spokane, Washington 99201
o: (509) 838-4458
e: SS@StevenSchneiderLaw.com w: StevenSchneiderLaw.com
Whipple Law Group, PLLC (509) 869-3223 | whiplaw@gmail.com whiplawgroup.com
CMG Home Loans
Eric Aasness (206) 915-3742 | eaasness@cmghomeloans.com
Eastside Funding (425) 873-8873 | eastsidefunding.com
Luther Burbank Savings Bank (425) 739-0023 | lutherburbanksavings.com
Pacific Crest Savings Bank
Scott Gibson (425) 670-9600 | (800) 335-4126 | paccrest.com
Union Bank
Brandon Bemis | (206) 715-0877 | unionbank.com
WAFD Bank (206) 777-8213 | wafd.com tim.marymee@wafd.com
& SHOWER
Brothers Flooring & Design (509) 489-3494 | brothersflooringnw.com
Miracle Method (425) 251-3745 | miraclemethod.com/seattle dbiddle@miraclemethod.com
Shine a Blind On-Site Ultrasonic Mini-Blind Cleaning + Repair (425) 771-7799 | shineablind.net
Bellan Group, LLC
Susan Bellan (206) 383-0102 | bellan.com
Construction Expeditors, LLC (206) 595-8852 | (877) 644-1700 constructionexpeditors.com
Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com
FINNMARK Property Services (206) 418-8056 alvinr@finnmarkps.com finnmarkps.com/about/ Maintco (425) 822-5505 | maintcogc.com
Masonry Restoration Consulting (425) 344-3893 masonryrestorationconsulting.com
Next Level Property Maintenance (206) 922-8119 | nxtlevelpm.com
RKC Construction, Inc.
Kyle Caulk | (206) 595-3565 | cajames.com
T.E. Kelly Company, LLC
Tim Kelly | (206) 240-1950
The Wall Doctor, Inc.
Gary Borracchini (425) 822-8121 | thewalldoctor.com CARBON MONOXIDE + SMOKE DETECTION
Envirotest | Mold & Air Quality Analysis
Donald B. Kronenberg (206) 877-3191 | seattlemoldandairquality.com
Greenwood True Value Hardware | Detectors (206) 783-2900
Capstone Commercial Real Estate Advisors
John Downing (206) 324-9427 | capstonerea.com
CBRE - PNW Multifamily | Private Capital Group (206) 292-1600 | cbre.com
DVF Legacy Investments (206) 650-6113 | pugetsoundinvesting.com
Icon Real Estate Services Inc.
Jeremiah Roberson (425) 633-3330 | iconre.org
Kidder Mathews
Dylan Simon: (206) 414-8575
Jerrid Anderson: (206) 499-8191
DylanSimon.com | kidder.com
Foundation Group, LLC (206) 324-7622 | foundationgroupre.com
Lee & Associates Multifamily Team
Candice Chevaillier (206) 284-1000 | lee-nw.com
Paragon Real Estate Advisors, Inc.
Vendor of the Year | 2016 (206) 623-8880 | (800) 643-9871 paragonrea.com
Pilot Ventures LLC
Jason Kono | (206) 566-6600 | pilotnw.com
Prospector Property Management (206) 508-6366 prospectorpropertymanagement.com
Westlake Associates richk@westlakeassociates.com (206) 505-9400 | westlakeassociates.com
Windermere Real Estate Commercial Therasa Alston | (206) 650-4777 1031 Capital Solutions (800) 445-5908 | 1031capitalsolutions.com
Brooklynn Masonry Bryan Funk | (253) 722-7904
Bryan@brooklynnmasonry.net
M2 Design & Construction (509) 994-0395 | m2designandconstruction.com
mark@m2designandconstruction.com
RKC Construction, Inc. Kyle Caulk | (206) 595-3565 | cajames.com
RDH Building Science (206) 462-5726 | marndt@rdh.com | rdh.com
Straight Street Small Business/Home
Consultation Services
HUD 203K Consultant ID# S0838
Renovate your property with a HUD 203k Consultant
John Leon Gonzalez | (206) 999-1234 | iNspect.ws
+1 Construction (206) 313-6587 | plusoneconstruction.com
A&A Electric (206) 212-1888 | anaelectric.com
Bellan Group, LLC
Susan Bellan (206) 383-0102 | bellan.com
Bravo Roofing, Inc.
GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193
bravoroofs.com
Construction Expeditors, LLC (206) 595-8852 | constructionexpeditors.com
Danika Plumbing LLC
Frank Gaborik (425) 335-3515 | danikaplumbing.com
Diamond Roofers, LLP Flat & Low Slope (253) 220-8316 | shannonh@diamondroofers.com diamondroofers.com
ER Flooring (360) 402-9566 | erflooring.com
Homestead Construction (509) 926-0755 | homesteadconstructioninc.com
Andrea Malone | (509) 926-0755 andrea@homesteadconstructioninc.com homesteadconstructioninc.com
Jac Of All Trades (208) 500-8937 | jac@thejacofalltrades.com
Leading Charge Samantha@northwestpartnersllc.com northwestpartnersllc.com/leading-charge-loadmanagement-system
Masonry Restoration Consulting (425) 344-3893
masonryrestorationconsulting.com
Maintco (425) 822-5505 | maintcogc.com
Pioneer Masonry Restoration Co. (206) 782-4331 | pioneermasonry.com
Reinhart Electric & Service (425) 251-5201 | reinhartelectric.net
T.E. Kelly Company LLC
Tim Kelly | (206) 240-1950
Pacific Crest Real Estate (206) 812-9155 | pacificcrestre.com
Goodwill Industries Spokane (509) 592-1934 | marcw@giin.org
SRC Windows (253) 565-2488 | srcwindows.com
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)
Energy Benchmarking Services
Michael Jones | (206) 245-8737
EnergyBenchmarkingServices.com
SRC Windows (253) 565-2488 | srcwindows.com
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
Realty Group Charles Burnett, CCIM (206) 931-6036 | soundrealtygroup.com
1031 (425) 247-3307 | velocity1031.com
(509) 228-9125
Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
Extant Realty
Rachel Vinson (509) 251-2871 | rachel@extantrealty.com
Olympic Estate Group, LLC
G.A. “Jeri” Schuhmann (206) 799-0544 | jerischuhmann1@gmail.com
Restora Services (425) 761-2136 | info@restoraservices.com restoraservices.com
SERVPRO of Central & NE Seattle (206) 687-3580 | servprocentralseattle.com
nick@servprocentralseattle.com
ER Flooring (360) 402-9566 | erflooring.com
Haight Carpet & Interiors (206) 719-5790 | markv@haightcarpet.com
Visible Difference
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
CLEAN + INSTALLATION
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) | axisroofandgutter.com HANDYMAN SERVICES
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
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
Fast Water Heater Company (866) 554-2448 | fastwaterheater.com
Fischer Heating and Air (206) 783-1190 fischerheating.com
Lifetime Heating (425) 200-4999 | lifetimeheating.com clintw@lifetimeheating.com
Ideal Inspection Services LLC RRIO Certified + Licensed Inspector (206) 930-0264 | idealinspectionservice.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
+ FINANCIAL SERVICES
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 JUNK REMOVAL
Big Haul (425) 949-9791 | bighaul.com | jeff@bighaul.com
Ready Removal (425) 446-1992 | readyremoval.net Readyremovalco@gmail.com
Vacancy Services (253) 778-6373 | vacancyservices.comservice@vacancyservices.com
LAND DEVELOPMENT | ZONING
Allied Property Experts (206) 717-5777 | apex-re.com
Tacoma Housing Authority (253) 281-7674 | tacomahousing.net
Echo Yard Maintenance (206) 909-6873
MTS Tree & Landscape (425) 369-8733 | mattstreeservice-llc.com becca@nwmts.com
LENDERS, MORTGAGE CAPITAL
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
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
LOCKSMITH
Downtown Locksmith (206) 571-1847 | Lockanddroad.com
Downey & Sons Property Care (206) 832-6204 erin.garcia@downeyandsonspc.com
Real Property Management Today (253) 426-1730 | rpmtoday.com
White Clover Properties (425) 230-6000 | whiteclover.org
Brooklynn Masonry Bryan Funk | (253)722-7904 Bryan@brooklynnmasonry.net
Maintenance Man Unlimited Seattle LLC
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
CPK Mortgage, Inc. (831) 682-5647 | cpkmortgage.com
CV Lending (415) 923-8069 | cvlending.com
Eastside Funding (425) 873-8873 | eastsidefunding.com
Flynn Family Lending (833) 359-6648 | nghi@flynnfamilylending.com flynnfamilylending.com
Kidder Matthews Simon and Anderson Team (206) 747-4725 | dylansimon.com
Luther Burbank Savings Bank (425) 739-0023 lutherburbanksavings.com
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
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
Aptly (141) 556-8033 | getaptly.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
Krishna Realty (425) 209-0055 | krishna-realty.com
Lee & Associates Multifamily Team Candice Chevaillier (206) 284-1000 | lee-nw.com
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
Olympic Estate Group, LLC G.A. “Jeri” Schuhmann (206) 799-0544 jerischuhmann1@gmail.com
ROOFING SERVICES
Axis Roof and Gutter, Inc. (360) 653-ROOF(7663) axisroofandgutter.com
Bravo Roofing, Inc.
GoldStar Vendor + Vendor of the Year | 2014 John Paust, Estimator: (206) 948-5280 (253) 335-4825 | (360) 886-2193 john@bravoroofs.com | bravoroofs.com
Diamond Roofers,
Corey Hjalseth | External Affairs Manager | chjalseth@RHAwa.org | (206) 905-0603
The November General Election is quickly approaching and so is the point in time where the most onerous rental policies in Washington can be modified by a city council vote. Tacoma and Tacoma’s City Council are more specifically of whom I speak.
I had the privilege of sitting down with Mayoral Candidate John Hines to catch up on what has been going on in Grit City for the last two years and his future plans for Tacoma if elected.
What makes you the best candidate for Tacoma?
“You know, I think the biggest thing is that I’ve been telling folks the city has a lot of work to do. We have things we need to improve on, things we need to do better on, you hear that every day, but we need someone who can actually lead that work and I’ve been on the council for the last five years really leading a lot of the important work on the council, taking on the tough issues, and I think I’m the right person to keep leading them as we move forward.”
How do you want to improve the availability and affordability of housing in Tacoma?
“Most critically, we need more housing, right? That’s why we’re in the situation we’re in right now. We have a housing shortage. We don’t have enough housing, and that’s housing at every income level. For people who can pay top dollar all the way down to people who barely have enough to kind of get by, and if we can find ways to build more housing and get more housing into the marketplace and it's available to all income levels, we’re going to have much better time getting people housed in our city,” said Hines.
He elaborated on speeding up permitting processes for Accessory Dwelling Unit (ADU) and buildings in general, the new zoning laws enacted with the recently enacted Home in Tacoma zoning regulations, but he also spoke to making Tacoma a place where inves-
tors and builders want to do business.
“We need to make sure we’re a place people want to invest in. That people want to build, and I think that’s making sure that our policies are aligned to allow housing to be built, and that once housing is built that people can continue to maintain and provide the housing.”
For those readers who don’t operate housing in Tacoma or have forgotten the travesty that was Measure 1 that passed by just 361 votes, let me show a quick worst-of highlights:
• Caps late fees at $10 a month
• Must give notice between 210 and 180 days, and AGAIN between 120 and 90 days. And if you also want to follow the city council's law (technically still in effect), another with more than 120 days' notice. Each of these require separate statutory forms, that do not take the place of WA State's new statutory form to raise rent
• Tiered relocation assistant dependent on percentage of rent increase
• Winter and school year eviction ban
For those who were following RHAWA at the time, you may remember Councilmember Hines joining our podcast Housing Matters in October of 2023. At the time, Hines voiced his grave concerns for what Measure 1 would do to the supply of rental housing in the city and some of the groups of people it was believed to be helping. Here is what he said at the time:
“A story I like to tell is that there was a woman I went and talked to some people over at Franke Tobey Jones, which is a retirement home here in the city of Tacoma. And a woman came up to me and she said, you know, you don’t understand what this is going to do to me. The only reason I am able to stay in my assisted living facility is because I still hold onto the house that my husband and I lived in, and that rent is what pays my ability to stay here. And she had this great sense where she said, if
I have to eat the cost for the rent not being paid, I’m not gonna eat.”
What are your thoughts on Measure 1 modifications when action is allowed by the council later this year?
“I think that’s definitely something that will have to be a part of the conversation because I’m hearing from housing providers just some of the challenges that are coming out of it and kind of the impact of nonpayment of rent, especially for some of our affordable housing property owners who are running on really small margins to continue providing housing. An issue with health and safety issues with certain tenants that are driving other people out of units not just those folks. There are limits with what we can do to kind of address some of these health and safety issues in a timely manner. I also think that it’s leading to you know fewer and fewer people investing in building new housing in our community."
What’s the deal with the $20 minimum wage voter initiative that didn’t quite make the ballot cut-off?
“Yeah, I mean, there’s both the wage and working conditions components to it. I’ve been really clear right the basic principles of the idea, like you know, fair wages, the idea of predictable schedules, and safe workplaces. All that I agree with. I wasn’t supportive of the ballot initiative; I thought there were some real unintended consequences if that would have passed. The wage conversation was the one I heard the least issues with for the businesses.
What I really heard were some of the scheduling provisions, and it would be really hard to run a business in Tacoma with those provisions in place, and it didn’t really look at the differences between industries and different types of work. It’s kind of was a blanket policy that would’ve really caused some real issues for a lot of our business community.”
What would be your parting message to Tacoma voters in November?
“People are frustrated with where we are with some issues with the city and kind of challenges of working with the city in many ways, and I'm also frustrated, and I've been working on this for last five years and making headway. I'm excited for the opportunity to be the mayor and to lead the council and try to make the city work better for our residents and make the city work better for the people who want to be here. I think I'm the person who's in prime position, having been on the council for the last five years, understanding where the choke points are, where the barriers are, where the issues are, to really lead and actually will make some changes to make the city work better for everyone.”
Councilmember Hines is a Lincoln High graduate, a former Tacoma Public Schools teacher now administrator, and he and his wife are currently raising their two children in District 1. For more information about John Hines or to donate your time or contribute financially, contribution check out HinesForTacoma.org.
Election season is here, and once again it’s time to make your voice heard at the ballot box. This year brings another significant round of statewide races, and RHAWA is proud to present our most extensive list of voter recommendations yet.
Inside this guide, you’ll find the candidates we believe will have the greatest positive impact on rental housing across Washington. Our Government Affairs team reviewed campaigns from every district to identify the strongest advocates for housing providers. In some races, you’ll see multiple recommendations—offering you the opportunity to support the platform that resonates most with you. In other races, we found no standout candidates on rental housing issues, and those have been left blank.
Casting your ballot is one of the most
powerful ways to shape the future of rental housing in our state. Don’t miss the chance to participate—complete your ballot, turn it in on time, and make your voice count. Thank you for taking the time to review our recommendations and for being an active part of this democratic process.
The upcoming January session will be what’s known as a “short session” and will run from the first Monday in January until the middle of March. These short sessions tend to proceed at an almost breakneck pace with a much shorter window to debate and pass legislation. That being said, we all need to stay vigilant. With rent control now passed into law look for policy makers to return to the table
and say “that’s not good enough” and work on lowering the rent control cap. Or, how about the recently passed B&O Tax on self-storage facility rent? There will be an aim to add this to residential and commercial buildings. Don’t forget about the big push in the budget last year to raise the property tax ceiling, increasing the REIT tax, or severaly capping pet deposits. All these things and more coming to a legislative session near you.
• Housing Policy Education: Hosted events to educate lawmakers and candidates on critical housing issues, fostering dialogue and raising awareness of the challenges facing housing providers and renters.
• Media Campaign: Raised nearly $300,000 and reached over 4.1
million people through a targeted campaign, including the creation of a website, and impactful anti-rent control commercials.
• RHAWA, the voice of our industry in the media, appeared in statewide media publications nearly 25 times in the last year which averages to almost two times per week.
• Legislative Collaboration: Worked with lawmakers to develop policies focused on preserving rental housing and promoting affordability across income levels.
• Coalition Advocacy: Led a diverse coalition in opposing EHB 1217 through a widely supported open letter to state leaders.
• Lawmaker Engagement: Conducted 115+ meetings with legislators, featuring both independent housing providers and top
LEGISLATIVE DISTRICT 5
Chad Magendanz (R)
State Senate Candidate
Magendanz is a two-term former State Representative for District 5 and is in an extremely tight race with appointed Senator Victoria Hunt. Magendanz will bring some balance back to Olympia if he can flip this seat.
LEGISLATIVE DISTRICT 26
Michelle Caldier (R)
State Senate Candidate
Current State Representative Michelle Caldier has been representing her district for 11 years and would like to bring that experience to the Senate. Caldier has served multiple sessions as the Ranking Member on the House Housing Committee and intimately understands the issues of our members. The 26th is a purple district, and this would be a huge seat flip for the Republicans to bring some experience to the Senate.
LEGISLATIVE DISTRICT 33
Kevin Schilling (D)
State Representative Position 1
Candidate Kevin is the current Mayor of Burien, and he has been the lone ship in a hurricane of King County policy. Kevin was the only mayor in King County to push back on many of the homeless encampment policies being implemented across the metro area. He has testified multiple times in Olympia on behalf of RHAWA and our members against rent control and other harmful policies. He has also helped roll back many of the rental restrictions already in place in Burien.
EXECUTIVE
Claudia Balducci
COUNCIL DISTRICT 1
Rod Dembowski
COUNCIL DISTRICT 3
Sarah Perry
COUNCIL DISTRICT 5
Peter Kwon
COUNCIL DISTRICT 7
Pete von Reichbauer
COUNCIL DISTRICT 9
Reagan Dunn
COUNCIL DISTRICT 5
Terry Wise
If elected, Terry would re-flip the party balance of the Pierce County Council back Republican after the council was flipped Democrat in 2024 by the election of new Executive Ryan Melo.
COUNCIL DISTRICT 1
Nate Nehring
COUNCIL DISTRICT 5
Sam Low
Councilmember Low is also State Representative Sam Low and has been a steadfast ally and a sponsor on various RHAWA endorsed bills. He will continue to advocate for housing providers in Snohomish County when he retains his seat.
LEGISLATIVE DISTRICT 48
Amy Walen (D)
State Senate Candidate
Representative Walen has been an ever-standing ally for our membership in Olympia, being one of the very few Democrats to consistently vote no on policies like rent control, property tax increases, and many other policies harmful to housing providers.
TREASURER
Mike Volz
COUNCIL WARD 6
Michael Lilliquist
COUNCIL POSITION 1
Paul Clark
COUNCIL POSITION 2
Conrad Lee
COUNCIL POSITION 4
Jared Nieuwenhuis
COUNCIL POSITION 1
Jessica Ivey
COUNCIL POSITION 3
Marie Barbon
COUNCIL POSITION 5
Gabriel Fernandez
COUNCIL POSITION 7
Stephanie Mora
CHENEY
MAYOR
Chris Grover
MAYOR
Jim Ferrell
COUNCIL POSITION 4
Melissa Hamilton
COUNCIL POSITION 6
Jack Dovey
MAYOR
Mark Mullet
COUNCIL POSITION 4
Christina Schiefer
COUNCIL POSITION 1
Ken Obermon
COUNCIL POSITION 3
Catie Malik
COUNCIL POSITION 7
Jon Pascal
COUNCIL POSITION 6
Lisa Anderl
COUNCIL POSITION 7
Adam Ragheb
COUNCIL POSITION 1
Mark Herr
COUNCIL POSITION 7
Paul Berendt
COUNCIL POSITION 6
Justin Stang
COUNCIL POSITION 1
Jonathan D Bingle
COUNCIL POSITION 3
Christopher Savage
COUNCIL POSITION 1
Mike Kelly
COUNCIL POSITION 7
Laura Padden
MAYOR
Bruce Harrell
CITY ATTORNEY
Ann Davison
COUNCIL POSITION 8
Rachael Savage
COUNCIL POSITION 9
Sara Nelson
MAYOR
John Hines
COUNCIL DISTRICT 2
Sarah Rumbaugh
COUNCIL DISTRICT 4
Sandesh Sadalge
COUNCIL DISTRICT 5
Joe Bushnell
COUNCIL DISTRICT 6
Jessica Johnston
COUNCIL POSITION 1
Pooneh Gray
COUNCIL DISTRICT 4
Juliet Potrykus
RHAWA 2026
LEGISLATIVE AGENDA
All the RHAWA drafted and supported bills received hearings at last year’s session and we will be bringing many of these back again. The policies received hearings because lawmakers know the policies make sense and will help housing providers and tenants alike.
• Revise HB 1003: This bill has created animosity between housing providers and the postal service due to the sheer number of notices required to be sent via-certified mail. This has increased the administrative and financial burden on housing providers small and large which has made it less likely that tenants will receive important notices in a timely fashion.
• Tenant Assistance Program (TAP): Short term rental assistance, prevents evictions, preserves housing. This has become ever more important because of the slow uptick in cost burdened households.
• Harmonization: Many jurisdictions around the state have vastly different rental policies which can make things confusing for the tenant as well as the housing provider. And
now with the implementation of statewide rent control (HB 1217) these complex and varied measures are no longer necessary.
• Tenant Safety and Eviction Reform: Tenant safety is paramount and unfortunately it is extremely hard to remove even a dangerous tenant from a property in a timely manner.
ype of rent that is charged monthly for animals on property.
A monthly fee for use of a special area outside the dwelling unit designated for the tenant to eep their belongings.
4. These other periodic charges MAY be considered Rent.
5. When charges are repeated on a regular, periodic basis.
vehicles on the property. 2. Incidental, nonrecurring charges that are considered part of rent.
These other periodic charges MAY be considered Rent.
1. A type of monthly fee for keeping cars or other vehicles on the property.
2. Incidental, nonrecurring charges that are not considered part of rent.
When charges are repeated on a regular, periodic basis.
Note: Solution will be in the next issue of the CURRENT.
Your Partner
Estate From strategic acquisitions to full-service property management, our team helps investors thrive in the Puget Sound’s dynamic rental market. Whether you’re building your first portfolio or managing a growing list of assets, we deliver tailored solutions that generate value at every
Are you the property manager or landlord of a single-family home, multi-family home, apartment building, or larger community? Do you consider your landscape and trees to be an asset or just an expense? Although your green spaces and trees might come last when allocating the budget, I hope to convince you that they are one of the most important line items that can improve or degrade your property’s value and ultimately, the rent levels you can command.
I’m Katy Bigelow, a Consulting Arborist with a background in environmental horticulture who has worked with property owners for almost 25 years to achieve safer and more asset-driven landscapes. My daily work includes completing property-wide risk assessments of trees and landscape evaluations, taking into account how both interact with people, buildings, parking areas, and below-ground infrastructure and utilities. I also collect data about irrigation systems and soils, and note if landscaping plants are appropriate or if it feels out of date. Finally, I note if the overall vegetation is being treated using good horticultural practices.
There are a lot of tree and landscape companies out there, but what if you don’t know how to measure the quality of their work? What if you just trust that they are doing a good job for you?
I estimate that the trees and landscapes of at least 75% of properties I visit for consultations are not being managed or worked on well. Why? In my professional opinion, these 75% of properties are spending too much money on tree and landscape companies that charge
for unnecessary tasks or completing visits too often.
Examples of ways these companies are not helping you include:
• Shearing shrubs and trees - shearing to keep vegetation “shaped” takes time and frequent visits.
• Mowing low - mowing constantly or, in every area of the property, takes constant visits.
• Blowing away or collecting leaves and soil - this removes debris that builds healthy soils, exposes tree and shrub roots, and generally makes a hostile environment for roots to live.
• Annual or more frequent tree pruning - Pruning should only correct defects, reduce risk, or complete a specific task (better clearance for siding or roofs) vs. being on a regular schedule.
Other ways these 75% of properties are wasting money are by having low or non-functioning irrigation or landscapes that are crowded. Overwatering or out-of-date irrigation systems can cause water to run off into parking areas and streets, or simply aren’t watering anything but air. Addressing old irrigation that is not spraying correctly, adding more mulch or compost to landscaped beds to soak up water and improve root growth, and correct plant spacing can reduce the need for watering and reduce water waste while promoting a healthier landscape.
What do the 25% of properties that employ good horticultural practices look like? Generally, trees are mature and in good condition, shearing shrubs and trees, and aggressive/frequent raking
does not occur, thick layers of compost or mulch are regularly added, and irrigation is well functioning.
• Did you know: Shearing shrubs automatically loops you into more maintenance rather than less, as it needs to be completed frequently. Repeated shearing also stresses plants into a grow/wound healing cycle more quickly. This leads to premature plant death, meaning you will spend more money replacing dead plants or will have unsightly gaps in landscapes.
Trees also do not need to be on an annual pruning schedule. A well-maintained mini forest or single tree may need some structural shaping or risk-reducing pruning once in a while or after an unusual weather event, but normally does not need “regular” pruning.
Periodic inspections to keep abreast of emerging health or structural issues are often more effective and less costly over time.
Trees that are in good condition and sited well can not only make your property beautiful but also passively contribute as an investment with measurable financial value. Healthy, well-maintained trees increase property value, lower energy costs, and provide a wealth of environmental and health benefits to your homes and communities.
Overall, good landscape design can increase property values by 4-5%. On the other hand, poorly placed or selected plant material can lower property values by 8-10%. Real estate assessors recognize that a house on a lot with
trees or in a neighborhood with mature trees are up to 20% more saleablethese percentages also generally apply to all types of housing and communities, not just single-family homes.
What if you have an aging or poor landscape that needs work, and all you are thinking is $$$? Many landscaping projects could be considered capital improvements. According to the Internal Revenue Service, a capital improvement meets one of these criteria:
• Fixing a defect or design flaw.
• Creating an addition, physical enlargement, or expansion.
• Creating an increase in capacity, productivity, or efficiency.
• Rebuilding property after the end of its economic useful life.
• Replacing a major component or structural part of the property.
Basically, a capital improvement adds to the value of your property in a significant way, as opposed to repairs and maintenance, which preserve existing value.
So, is fixing your landscape a capital improvement? Sometimes. It’s a good idea to check with your tax or accounting professional about the type of proposed project to be sure. At the very least, even small landscape improvements are a business write-off, and correcting problems such as broken irrigation can save money.
Ductless Heat Pumps (also known as Ductless Mini-Split Systems) have become an increasingly efficient way to heat a home, particularly for homeowners with all-electric homes, who often rely on baseboards or electric wall heaters for home heating. The reports of efficiency and quiet operation have generated so much interest among homeowners and businesses that we’re often approached by folks who wouldn’t necessarily need a Ductless Heat Pump System.
Since they’re relatively new to our market, the level of consumer knowledge about Ductless Heat Pumps is limited compared to other traditional heating systems, such as gas furnaces or boilers. As a result, we get many questions from customers trying to determine if this type of system would be a good solution for their home. These questions range from basic application to how they operate.
Let’s start with the basics. What is a heat pump? A heat pump works just like an air conditioner. In cooling mode (yes, they also provide cooling), a heat pump transfers heat from inside your home to the outside. Unlike an air conditioning unit, a heat pump can be used to heat your home and do it efficiently. A ductless heat pump does this by reversing the process it uses to provide air conditioning to your home. It collects the heat that naturally exists in the ambient air outside and delivers it into the house. The heat that is being “pumped” out for cooling, or in for heating the home, travels through pipes containing refrigerant.
There are several types of heat pumps, including Ground Source heat pumps,
also referred to as Geothermal heat pumps. Again, heat pumps and air conditioners just move heat from one place to another. In the case of a ground source heat pump, it simply gathers heat from the ground instead of the air.
What we’ll be talking about are Ductless “Air to Air” Heat Pumps. In other words, heat pumps move heat from one air source to another air source to heat or cool a home without the use of any ducting.
A Ductless Heat Pump provides heat or air conditioning simply by delivering it to cassettes or wall units that are mounted within the home. These wall units use a blower to blow air across the refrigerant coil concealed within the cassette and then directly into the living space. To think of it another way, a conventional heat pump on a furnace does the same thing, except it transfers heat at a coil located in the ductwork at the furnace or air handler. The blower from the furnace turns on to blow air across the coil to transfer heat that is then distributed throughout the home via the ducting.
If you already have good ducting in your home, a ductless heat pump would not typically be the best solution. For a ducted system, a single outdoor unit can provide a very cost-effective way to heat and cool your entire home with a whole-house heat pump. Some of the newer generation heat pumps, such as Bryant, are so efficient that they’re worth considering before purchasing a ductless system.
When ducting doesn’t exist, Ductless Mini Split Systems, or Ductless Heat Pumps, are a very efficient way to heat
your home. The beauty of these systems is, just like the name implies, no ducts are needed. And since they run completely on electricity, no other fuel source is needed either. These two features have allowed homeowners stuck with expensive electric baseboards or electric wall heaters as the main source of heat, a way to cut energy costs and live more comfortably, with affordable heat in the winter and cooling for the hot summer days.
As I mentioned, in a Ductless system, the unit that sits outside the home can provide heat or cooling to multiple indoor units called “cassettes”. Each cassette is controlled by its own thermostat, usually a remote control with a wall mount. The advantage of each indoor unit having its own remote is the ability to provide true “zoning”, so you can heat one room without heating the whole house. The coils that distribute heat or cooling within the living space range from recessed panels in the ceiling to floor-mounted wall heaters. The most common unit is a rectangular cassette that mounts on a wall towards the ceiling.
The outside unit is connected to the indoor unit(s) through pipes that transport the refrigerant. This is called a line set. A common concern, especially among condo owners, is the aesthetics of the line set when surface-mounted to the structure. When getting estimates, it’s important that the routing of the line set is addressed, especially if concealment is an issue. How well the unit works will often amount to the quality of the installation, proper placement, sizing of the unit, and quality of the product.
The best way to determine if a Ductless Heat Pump is the right solution for your home is to get a couple of free estimates from reputable HVAC companies in your area. This is what you should expect from a good professional consultant. They will address how many cassettes are needed to deliver heat throughout a space or multiple spaces. They will do a heat loss and heat gain analysis. And they’ll provide data that will help compare energy usage with the energy source you are currently using.
Bottom line, if you have an all-electric house and heat with baseboards or wall heaters, you can substantially cut your heating costs. Happy Heating…and Cooling!
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.
Spread the word, make some noise, and shout it from the rooftops— ENGAGE25 is almost here! Whether you’re planning to attend or simply cheering us on, we challenge you to help spread the buzz. Invite your colleagues, text your business partners, and share it with your industry friends—because the bigger the crowd, the stronger our community becomes.
It’s not just you who can benefit— your colleagues, business partners, and friends in the industry will find immense value here too. We encourage you to help expand the RHAWA community by using the promotional materials readily available on our Facebook, Instagram, LinkedIn and X channels.
Share the event with:
• Fellow housing provider who are looking to stay informed on changes to rental laws.
• Property managers who want to enhance their management skills or learn about new technologies.
• Investors and developers who may be new to the rental housing market and could benefit from expert guidance.
• Colleagues in affiliated industries , such as real estate agents, contractors, or legal professionals, who work closely with housing providers and property managers.
Below I have a simple step-by-step guide to help you find and share one of the ENGAGE25 promotional posts on Facebook.
1. Log in to Facebook: Open Facebook on your computer or mobile device and log in.
2. Go to RHAWA’s Facebook Page: In the Facebook search bar, type "Rental Housing Association of Washington" and click on our official page.
3. Find the ENGAGE25 Promotional Post: Look under the Featured section for “Upcoming Event.” Click to view details. On the event page, click Invite to select friends and colleagues.
Additionally, on the main RHAWA page, you’ll also see ENGAGE25 promotional posts pinned at the top of our
page. ou’ll also see ENGAGE25 promotional posts pinned at the top of our page. Pick any to share.
4. "Share" Button: At the bottom of the post, click Share.
5. Choose How to Share: After clicking "Share," you’ll see options:
• Share Now (Friends): Posts directly to your feed for your friends to see.
• Share to News Feed: Allows you to add your own comments.
• Share to a Group: Share it with any groups you’re a part of.
• Send in Messenger: Send the post directly to someone you know.
6. Add a Comment (Optional): A little personal flair goes a long way! Try something like:
"This is a fantastic event for anyone in rental housing! I’m attending, and you should too!"
7. Click "Post": Done—you’ve just helped grow the buzz.
ENGAGE25 is more than a conference—it’s where our community comes together to share knowledge, confront challenges, and shape the future of rental housing in Washington. The schedule is full, the conversations will be bold, and the connections you’ll make are unmatched.
For more details about the event review the article on page 17 with the full schedule.
We look forward to seeing you there!
October 22–23, 2025 Meydenbauer Center, Bellevue, WA Learn more and register at engagewa.com
some form of inspection program to follow at a later date. The registry will be $30 per door per year. Councilmember Fox was one of three councilmembers to vote against the registration and wanted to be sure she was transparent about the fact that she is a housing provider herself, but didn’t feel like many of the stipulations were well enough fleshed out, and the policy was rushed.
“What was really emerging through hearing from the public and landlord groups was that this program can’t be a one-size-fits-all program, and that’s what I was trying to advocate to staff. It’s not that I hate the program. I think there can be value, there is value, which is why I was supportive of staff even working on this, but it can’t be a one-size-fits-all,” she said, wondering if someone like herself, who only owns one rental unit, should be held to the same standard as those who are managing hundreds of units.
She also expressed grave concerns with the inspection program, as well with many housing providers working on thin margins, and should they po
tentially be exempt. What if a housing provider has something come up on an inspection that they can’t afford to fix at that point in time? Does that mean they cannot collect rent, and a tenant may need to vacate a unit because it would no longer qualify for the rental registry?
“What’s coming next, like we’ve said, these inspections and whatnot, could come at a bad time for me or other smaller landlords. I don’t have how every many hundreds of dollars for this particular item this month.”
She worries about, especially with rent control and small housing providers with such thin margins, if someone stops paying rent, what are they supposed to do?
Councilmember Fox lives in Vancouver with her two children and works for the Washington State Department of Commerce when she’s not spending time at Vancouver City Hall. For my full interview, check out the Housing Matters Podcast at RHAWA.org/Podcast.
Although finding a qualified company can be challenging in any area, the more you know or learn about your landscape and observe the costs of maintaining it, can help you fine-tune what you should ask for and ultimately be paying a company for. Often, tree and landscape companies simply want to please the customer and are not familiar with good horticulture practices, or are just doing what they have been asked to do without having the education or experience to educate you as a consumer.
The ultimate goal when I work with clients is to help them identify how to spend less on landscaping tasks and for their properties to start standing out as exceptional. It is my opinion that most properties can spend less over time, becoming that exception by simply tweaking some of their landscaping practices or what they are asking their maintenance companies to do for them. In turn, a healthy and good-looking landscape can show those renting your properties that it is invested in and worth the cost to live there.
Even if you are not involved with the signing off on your individual budget line items, consider investigating the landscaping part of your costs more deeply. No matter where you are located, consider having a consulting arborist or consulting landscape professional who is not tied to a maintenance or tree working company assess your trees and landscape for the most unbiased opinion of how they are contributing to or detracting from the value of your properties. You might be surprised how your property can improve visually and in your bottom line!
Katy Bigelow is an ISA Board Certified Master Arborist®, Registered Consulting Arborist® #490, and Tree Risk Assessment Qualified professional. She is also a longtime Pacific Northwest ISA member (PN-6039B) and has been working with property owners and communities for over 25 years to create safer and more sustainable landscapes. Katy can be contacted at: arboristkaty@gmail.com, or (206)351-1375.
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For the past 30 years Paragon Real Estate Advisors has been the premier commercial real estate brokerage firm in the Puget Sound. When our expert knowledge of the greater Seattle area is paired with our targeted marketing strategies, our contract negotiation skills, and our vast network of contacts; it is easy to see why we are experts in our market.
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One Bedroom Apt From $100
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We are very proud to be a family owned and operated company. John, Barry and Jill have been serving RHA Members for over 22 years. Our focus is to solve customers’ roof problems and concerns with a reliable, high-quality roof system. Our dedicated crews take pride in their craftsmanship and treat our customers roofs as if it were our own.
Polyflex G (torch down) provides an exceptionally durable roofing product and provides long-term weathering performance. With a granulated surface, Polyflex G exceeds all minimum ASTM standards for tensile strength, puncture resistance and flexibility. This torch down roof membrane is ideal for Northwest roofs; where common branches sometimes fall or residents want a roof-top patio. We stand behind Ployglass APP Membranes with the most reliable warranties in the industry. Their warranty provides extended protection, assuring the optimum system performance is guaranteed.
About Elizabeth Gregory Home (EGH)
EGH inspires homeless women to transform their lives. Through services offered, women can meet immediate needs, as well as long-range goals to break the cycle of homelessness.
Learn more about EGH and how you can help at eghseattle.org. Thank you.
Contact John Paust for more information:
pricing for RHAWA members AND $100 donation toward EGH with paid re-roof contract!
This annual conference delivers 2 days of powerful education, policy insight, and industry connection. With 8 Tracks, 25+ breakout sessions, dynamic keynotes, and networking, it equips housing providers to protect property rights, promote safe
Maintenance-Free
Designed
Pooling Water Conditions
Co
Smart Housing Providers Don’t Guess. They Train
RHAWA Academy offers the only housing education in Washington that’s built by experts, for housing providers—lighting the path to compliance. Your membership unlocks FREE courses on local laws, tenant screening, leasing tools, and more. And when you’re ready to go deeper, we’ve got live sessions, certificates, and a full ONDEMAND course library to back you up.
Because knowing the rules isn’t a luxury — it’s how smart housing providers stay in business.
Operating rental housing in Washington without the right knowledge is risky, costly, and potentially devastating. One missed law. One wrong form. That’s all it takes. GET TRAINED. STAY COMPLIANT. OPERATE WITH CONFIDENCE. Only at RHAWA Academy.
For questions about the Academy, please contact Denise Myers at dmyers@RHAwa.org Formal