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  • 03 Aug 2016 4:00 PM | KATRINA CHRISTOFFERSEN (Administrator)

    Snapshot of the Primary Election Results

    Wednesday, August 3 – 10:30 a.m.


    Dear WROA Members:


    As the Tuesday, August 2 primary results are trickling in.  Below is a quick update on the preliminary primary results.  Currently, Democrats hold a thin 50-to-48 House majority and Republicans hold power in the Senate by a slender 26-23 edge.  The Democrats are hoping to win a handful of contested or open seats as votes will continue to be counted.  Experts say that “based on the results of last night it would be to your advantage to be a Democratic candidate in this Primary.”  

    ·         The last comparable elections, in 2012 and 2008, had a voter turnout that averaged 41 percent, with a general election that averaged 82 percent, according to the Secretary of State.  As of Tuesday, August 2, 24 percent of voters returned their ballots.

    ·         Election officials will release additional vote totals Wednesday afternoon.

    ·         For each race, the two candidates with the most votes will move on to the November 8th General Election. Votes started to be counted Tuesday, but ballots will continue to be counted for days to come. 


    Below is a snapshot of some of the Preliminary Primary Election results:




    ·         Democrat Jay Inslee (48.57%) and Republican Bill Bryant (38.14%) will head to a gubernatorial matchup.


    Secretary of State:

    ·         Democrat Tina Podlodowski (45.74%) and Republican Kim Wyman (48.46%) appear to be advancing to general election

    Lieutenant Governor:


    ·         Democrat Cyrus Habib (19.57%) and Marty McClendon (20.35%) are leading the 11-person race for lieutenant governor. 


    State Auditor:

    ·         Republican Mark Miloscia (37.43%) and Pat McCarthy (30.83%) are leading the 5-perrson race for Auditor

    Close Senate Races:


    1st Legislative District - Open Seat:

    ·         Mindie Wirth (R) – 40.46%

    ·         Luis Moscoso (D) – 29.89 %

    ·         Guy Palumbo (D) – 29.65%


    5th Legislative District:

    ·         Mark Mullet (D) – 50.15%

    ·         Chad Magendanz (R) – 49.85%


    17th Legislative District – Open Seat:

    ·         Lynda Wilson (R) – 49.27%

    ·         Tim Probst (D) – 50.67%


    41st Legislative District:

    ·         Steve Litzow (R) – 48.27%

    ·         Lisa Wellman (D) – 47.69%


    Close House of Representative Races:


    19th Legislative District:

    ·         Jim Walsh (R) – 29.9%

    ·         JD Rossetti (D) – 24.64%

    ·         Teresa Purcell (D) – 23.44%


    26th Legislative District:

    ·         Jesse Young (R) – 37.74%

    ·         Larry Seaquist (D) – 36.95%


    30th Legislative District

    ·         Linda Kochmar (R) – 48.23%

    ·         Mike Pellicciotti (D) – 51.77%


    30th Legislative District:

    ·         Terry Hickel (R) – 49.77%

    ·         Kristine Reeves (D) – 50.23%


    31st Legislative District – Open Seat:

    ·         Phil Fortunado (R) – 39.51%

    ·         Lane Walthers (D) – 37.13%


    44th Legislative District – Open Seat:

    ·         John Lovick (D)  - 51.95%

    ·         Janice Huxford (R) – 45.23%


    45th Legislative District:

    ·         Roger Goodman (D) – 62.02%

    ·         Ramiro Valderrama (R) – 37.98%


    To view all updated election results for Federal, State Executive, Legislative and Judicial, as the votes are being counted you can visit the Washington Secretary of State’s website at:http://results.vote.wa.gov/results/current/Legislative.html


    Please advise.


    Many thanks. 


    Mark Gjurasic

    Public Affairs of Washington, LLC


    (360) 481-6000 

  • 15 Jul 2016 5:30 PM | KATRINA CHRISTOFFERSEN (Administrator)

    When: Friday, July 15th

    Where to stay: Enzian Inn Leavenworth Wa.

    Enzian Inn Phone #: 800.223.8511

    590 US Hwy 2

    Most should have your rooms, if you cannot find a room please let me know.

    Contact Dawna Nelson: 509.860.2533

    Breakfast is included with room rate.

    The Event: 

    July 15th

    Social Hour -  5:30PM, Dinner -  6:00PM

    Following dinner we will have a RAWV and WROA

    Round Table Discussion

    July 16th

    WROA Board Meeting  9:00AM

    at the Enzian Inn


    Please contact Dawna Nelson: 509.860.2533

    Roni :rawv554@gmail.com or 509.423.7429

  • 12 Jul 2016 5:06 PM | KATRINA CHRISTOFFERSEN (Administrator)

    We just discovered today that Comcast is down Nationwide which is why the LANS and PROA chapter office phones are currently not working.

    We apologize for the inconvenience if anyone has tried to call us and couldn't get through today.

  • 12 Jul 2016 1:44 PM | KATRINA CHRISTOFFERSEN (Administrator)


    There has been a fairly energetic attempt by one of our local screening companies to put a

    bad taste in the mouths of landlords regarding SB 6413, which went into effect on 9 June 2016.

    While I can understand a local business owner protecting their interest, I can’t condone

    inaccurate disinformation being propagated. I wholeheartedly agree that portable screening

    reports are very problematic for landlords and I will not use them in my own company nor will I recommend the use of them to my clients. Washington Rental Owners Association does not offer a portable screening report through our partners NTN and I would certainly not advocate for one.

    That being said, it appears to me that the negative campaign against this new law that

    provides landlords with 21 days instead of 14 to disposition a deposit and return any portion due is motivated out of a fear that requiring a landlord to disclose whether or not that landlord

    accepts portable screening reports is going to result in strong pressure for landlords to then

    change their minds and accept those portable screening reports. That happens to be a product not offered by the vocal opponent of this new law and thus would presumably motivate landlords to use their competitor. Just to be clear, if that is the motive behind the opposition, I don’t buy it for a second. Not any more than making a landlord disclose that they won’t rent to felons or sex offenders would suddenly create such pressure on that landlord that they would relent and feel obligated to rent to those felons and sex offenders.

    Are you really that malleable?

    Well it’s a business decision that each landlord can and must make on their own but that

    decision needs to be made on accurate information. Our coalition has put together some

    questions and answers for our members and clients regarding each of the three elements of this new law. Read them carefully, make a decision, then adjust those documents and web sites accordingly and continue on as you always have but with a 50% increase in how much time you have to disposition your damage deposits. That time is valuable given the recent case law that makes it clear a landlord may not go back after that time limit and amend their damage bill regardless of what damages are discovered after the time limit except in the narrowest of circumstances. I hope this helps.

    21 Day Return of Security Deposit

    Washington State Law effective date June 9, 2016

    Frequently Asked Questions

    Q: How long do I have to return the security deposit?

    A: Effective June 9, 2016, you will have 21 days to provide a specific statement of deductions from the security deposit and return any balance of the deposit the tenant is entitled to receive.

    Q: If there is extensive damage to the unit and I know that the cost is going to be more than the security deposit, am I still required to act within 21 days under the law?

    A: Yes, no matter what the level of damage or amount of security deposit, you are required to 

    (1) provide a specific statement of deductions which details the cost of the damage caused by the tenant, and 

    (2) refund any portion of the tenant’s security deposit the tenant is entitled to receive.

    Q: What if my existing fixed term rental agreement says the security deposit and statement of deductions will be returned 14 days after the tenant vacates the unit?

    A: You must comply with your existing rental agreement. Landlords should continue to return the specific statement of deductions and any balance of the security deposit within 14 days until July 1, after the laws become effective. However, if you wish to change the time limit you must give the tenant 30 days notice of the change. In a fixed term lease, such change would not become effective until the end of the term unless the tenant agrees otherwise. For month-to-month rental agreements, the change becomes effective in 30 days.

    Comprehensive Reusable Tenant Screening Reports (CRTSR)

    Washington State Law effective date June 9, 2016

    Frequently Asked Questions

    Q: What am I required to do under the new law?

    A: You are required to indicate whether you accept a CRTSR: 

    1) in your screening criteria, and

    2) on the internet homepage maintained by you, where you advertise your property for rent. For example, if ABC Rental Company maintains one website for multiple properties, each property’s ‘home page’ must indicate whether you accept a CRTSR; the statement should not be on ABC Rental Company’s main webpage.

    Q: What if I use a third party website like Craigslist or Zillow, etc. to advertise my rental property?

    A: You do not have to indicate whether you accept a CRTSR on a third party’s website that is not maintained by you.

    Q: What language do I use to comply with the law?

    A: There is no specific language outlined in the law. Our recommendation is to state one of the following depending upon your acceptance:

    “We accept comprehensive reusable tenant screening reports”

    “We do not accept reusable tenant screening reports”

    Q: Does a CRTSR provide less information than a regular tenant screening report?

    A: A CRTSR provides as much or more information than a conventional screening report.

    Q: What is included in a CRTSR?

    A: As defined by law, the report must include:

    1) A consumer credit report prepared within the previous 30 days;

    2) A criminal history which includes convictions, pending cases, a sex offender registry

    search and terrorism database search where final disposition occurred within the previous

    seven years;

    3) An eviction history containing any records of unlawful detainer actions from the previous

    seven years;

    4) An employment verification; and

    5) An address and rental history.

    Q: Will the CRTSR include a recommendation?

    A: At this time we are unaware of any such CRTSR that provides a recommendation unless you have an agreement established with the screening company providing the report.

    Q: What if a tenant brings me a paper copy?

    A: CRTSRs are accessed electronically through an internet website with a secure portal only. A paper copy is not considered an accepted form.

    Q: Am I required by law to accept a CRTSR?

    A: No, the law does not require you to accept a CRTSR. However, the law does require that you indicate whether you accept CRTSRs on the property’s homepage and in the screening criteria.

    Q: If I indicate that I accept a CRTSR at one property, do I have to accept CRTSR at all of my rental properties?

    A: No, you have the opportunity to choose which properties will or will not accept a CRTSR.

    Q: If I indicate that I accept CRTSR, does that mean that I can’t obtain my own screening?

    A: You can obtain your own screening report from your regular tenant screening company so

    long as you do not charge the tenant for the report if they have given you access to a CRTSR.

    Q: What is the penalty if I don’t comply with the law?

    A: A tenant may recover a $100 penalty, court costs and attorney fees if you do not indicate in your screening criteria whether you accept a CRTSR.

    Order of Limited Dissemination

    Washington State Law effective date June 9, 2016

    Frequently Asked Questions

    Q: What is an Order of Limited Dissemination?

    A: A court order signed by a judge that limits an eviction record’s use by tenant screening


    Q: Will this new law prevent me or other landlords from providing a rental reference for a former tenant who obtained an Order of Limited Dissemination?

    A: No, an Order of Limited Dissemination does not apply to landlords, only tenant screening

    companies. Landlords can still give a complete and honest statement of facts regarding the

    former tenant, even if an Order of Limited Dissemination has been entered by the court.

    Q: Under what circumstances can a judge enter an Order of Limited Dissemination?

    A: If a tenant makes a written request to the court, there are three circumstances under which a judge may enter such an order:

    1) Sufficiently without Basis in Fact or Law. For example, if the wrong defendant is

    named in the eviction petition, or if service of the eviction action is improper, the court

    may enter an Order of Limited Dissemination.

    2) Payment after Judgment. In the rare instance that a tenancy is reinstated, wherein the

    tenant pays all of the judgment, attorney’s fees, and costs within 5 days allowed by law,

    the court could enter an Order of Limited Dissemination.

    3) Other Good Cause. In this case a judge must be satisfied that a tenant has proven their

    unique circumstances outweigh a future landlord’s interest in learning about a prior

    eviction record.

    Q: What if the landlord and tenant settle the eviction case without a court hearing, will there be an Order of Limited Dissemination entered by the court?

    A: If the tenant makes a written request for such an order, the judge must decide if the tenant has satisfied one of the three abovementioned circumstances to enter and Order of Limited Dissemination.

    Q: Can a tenant request an Order of Limited Dissemination for an eviction action that was completed before the new law goes into effect?

    A: The law does not prohibit a tenant from seeking an Order of Limited Dissemination for an

    eviction action completed prior to the effective date of the new law (June 9, 2016). The tenant

    must meet the abovementioned circumstances as set forth in the new law to succeed in receiving the order.

    The information provided in this document is given for general guidance only and should not be considered legal advice. You are encouraged to consult your legal counsel or call our office directly if you have any questions.

  • 10 Jul 2016 2:22 PM | KATRINA CHRISTOFFERSEN (Administrator)

    Dear Members,

    The Seattle City Council recently passed an ordinance allowing a tenant to challenge a rent increase if defective conditions exist that may affect health and safety. The law takes effect July 10 and affects all multi-family rental properties in the City of Seattle.

    The new law requires that any rent increase must include a statement telling the tenant how to obtain information about landlord / tenant rights and obligations under Seattle Laws. 

    Beginning July 10, WMFHA recommends the following language in all of rent increase notices:

    You may obtain information about the rights and obligations of tenants and landlords by contacting the Seattle Department of Construction and Inspection at www.seattle.gov/sdci.

    Here is how the new law works:

    After a landlord delivers a notice of rent increase of any amount, the tenant may notify the landlord in writing or by email about defective conditions the tenant believes exist in the apartment unit. The new ordinance requires the tenant to give the written notification to the landlord before the effective date of the rent increase. After the tenant has notified the landlord and prior to the rent increase taking effect, the landlord or tenant may request an inspection from the City. If an inspection is not requested by the landlord or tenant prior to the effective date of the rent increase, the rent increase becomes effective and any subsequent request for an inspection cannot suspend a rent increase under this law. If the City inspection determines defective conditions do not exist, or if the defective conditions were caused by the tenant, the rent increase goes into effect on the date identified in the rent increase. However, if the City inspection determines that a defective condition does exist, based upon the RRIO checklist, the rent increase is suspended until the landlord remedies the condition and the City re-inspects the apartment unit. Any request for inspection should be made to the Seattle Department of Construction and Inspection.

    The tenant is responsible for any increase in rent unless and until the City determines the rental unit does not comply with items described on the RRIO checklist. A tenant’s complaint of a defective condition prior to the effective date of the rent increase, does not by itself suspend the rent increase.

    The law also transfers enforcement authority for tenant complaints from the Seattle Police Department to SDCI. Finally, the law increases the possibility of liquidated damages from $1,000 to $3,000 for any violation of the prohibited acts described in Seattle Municipal Code 22.206.180.

    Please contact WMFHA if you have any questions regarding this new Seattle law.

    WMFHA Government Affairs 

    • Joseph Puckett, Director of Government Affairs
    • Brett Waller, Deputy Director of Government Affairs
    • Kathryn Hedrick, Lobbyist - Olympia
    • Tim Hatley, Lobbyist - Seattle



    711 Powell Ave SW  Suite 101  Renton, WA  98057

    Washington Multi-Family Housing Association 

  • 29 Jun 2016 11:25 AM | KATRINA CHRISTOFFERSEN (Administrator)

    The Washington Rental Owners Association held a speaker meeting on June 22nd, 2016 in Everett, Washington. The guest speaker for that night was Bryan Mize of Optimized Inspection Services (www.optimizedinspections.com). 

    Bryan talked about home inspections for rentals, what to look for, and what laws a landlord needs to follow in Washington State. Bryan Mize is not only a home inspector, he is also a landlord and real estate broker. He's been involved in this industry for many years.

    This speaker meeting has provided a wealth of information to all Washington State landlords who are looking to learn more about rental inspections, especially since rental inspections are already being legally required in many cities in Washington State. Cities include: Bellingham, Auburn, White Center, Seattle, and Spokane just to name a few. It won't be long until home inspections will be required for cities in Snohomish County.

    Bryan Mize provided our attendees with a handout of the Rental Inspection Checklist.

    The link below will take you to the Events Page of our website. From there, you should be able to download the PDF of the Rental Inspection Checklist:


  • 15 Jun 2016 2:13 PM | KATRINA CHRISTOFFERSEN (Administrator)

    Due to the number of submissions we received, we decided to extend the deadline date to June 30th 2016 so everyone can contribute their stories.

    We welcome all WROA Members and Non-Members to participate in a story writing contest about the rental industry. Tell us an anecdote about something you have personally experienced as a landlord or property manager. Also add what you have learned from your experience! The experience can be positive, negative or a little bit of both. It's your story and we want to hear it! The length of the story is determined by you.

     The writer of the top story will win a 

    $100 gift card to Home Depot! 


    LANS Chapter Members and Non-Members: 

    Submit your stories to lanschapter@wroawaa.com

    Submissions can also be mailed or faxed.

    Fax: 425-353-7132. Address: 3301 Rucker Ave. Suite A, Everett, WA 98201. If you have any additional questions, please call 425-353-6929.

    PROA Chapter Members: 

    Submit your stories to proachapter@wroawaa.com

    Submissions can also be mailed or faxed.

    Fax: 360-479-5611. Address: 645 4th Street, #204, Bremerton, WA 98337. If you have any additional questions, please call 360-479-1683.

    Rob Trickler's Clients: 

    Submit your stories to reception@tricklerlaw.com

    Submission can also be mailed or faxed.  

    Fax: 425-493-5348 | Address: 2302 Rucker Avenue, #4 Everett, WA 98201. If you have any additional questions, please contact 425-609-1876

  • 10 Jun 2016 12:45 PM | KATRINA CHRISTOFFERSEN (Administrator)

    Dear WROA Members: 

    You are already required to provide all prospective applicants a list of your disqualifying criteria before taking their money to pay for a screening report. You simply have to add on that list of criteria a disclosure that you do not accept portable screening reports. That is only if you do NOT accept them, and I do not recommend that you do but that remains a business decision you are entirely free to make. If you have your own web site to advertise your rentals then the same disclosure must go on the website. That is the only trade off that impacts the operation of your rental business.

    If you do not have a Tenant Criteria Sheet, then we highly recommend to use ours. At the top of this form, you can let applicants know that you do or do not accept a Portable Tenant Screening Report.

    All WROA members can obtain this document from our 'Forms and Documents' section on our website. On that page, go to the drop down menu and pull up the PDF titled 'Notice to Applicants for Tenancy.' This is a writable PDF, so you can edit it from our website or you can download it to your desktop and edit it from there. 

    Please Note: You have to have an account with us in order to go into our website and use our forms. If you are a member and you have yet to be setup with a username and password, then please contact Katrina at 425-353-6929.

  • 09 Jun 2016 7:05 PM | KATRINA CHRISTOFFERSEN (Administrator)

    Today, 9 June 2016 is the day that SB6413 goes into effect. Unless your rental agreement says otherwise, from today on you will have 21 days instead of 14 days to disposition and return any damage deposit! If your rental agreement does not specify a time to disposition then you can immediately take advantage of the extra week to identify and quantify your damages.

    This is especially important given the Jessica Mae Goodeill vs Madison Real Estate case decided in 2014. In that case, which was an appeal of a small claims action, the landlord had sent an initial disposition timely (within the 14 days required at the time) and then later sent an updated bill when additional damages were finally quantified. The court ruled that the landlord was NOT allowed to do this unless the landlord has proven that the landlord had done absolutely everything in their power to have all the charges discovered and disclosed within the 14 days and could not because of events entirely out of the landlords control.

    Having a contractor that did not provide timely information was not sufficient to meet that burden of proof. Many landlords operated that same way, including me, until this case pulled the rug out from under us and made that 14 days a hard cut off. This new law was our answer to that. In return a landlord has only a simple new requirement. You are already required to provide all prospective applicants a list of your disqualifying criteria before taking their money to pay for a screening report. You simply have to add on that list of criteria a disclosure that you do not accept portable screening reports. That is only if you do NOT accept them, and I do not recommend that you do but that remains a business decision you are entirely free to make. If you have your own web site to advertise your rentals then the same disclosure must go on the website. That is the only trade off that impacts the operation of your rental business.

    Remember, if your rental agreement says the landlord will disposition and return deposit within 14 days or some lesser number of days then you are still obligated to comply with your contract until you change it. You may change it by agreement or you may force the change under certain circumstances. If you have a month to month rental agreement then you may use a written 30 day rule change to make the correction but you must make the change effective on the first day of some rental period and only the first day of some rental period (in addition to 30 days written notice). If you have a lease of some other period then you may still use the 30 day rule change but it may not take effect until the first day after

    the lease expires.

    GOOD LUCK and make the best of your extra week. Washington Rental Owners Association worked hard to get it for you!!

    Rob Trickler

    WROA President and Attorney at Law

  • 27 May 2016 3:12 PM | KATRINA CHRISTOFFERSEN (Administrator)

    Hello all. Some of you know me, Rob Trickler, from All County Evictions, some from The Law Office of Rob W. Trickler PLLC, some from my property management company The Landlord Law Group and finally, some know me as president of Washington Rental Owners Association (WROA). I want to announce that WROA is sponsoring a contest we can all participate in!!! The winner of this contest will enjoy a $100.00 gift card to Home Depot. We can all use that, right?

    We all know that learning happens everyday in this profession. We are looking to share the hardest lesson you have ever learned in your career as a Landlord. Tell us your horror story and you might actually profit from it! Maybe it relates to a tenant. Maybe it’s a financial deal that didn’t go as planned. It could be a maintenance or deferred maintenance disaster. Perhaps some vendor or contractor relationship that went south. Anything goes as long as it relates to being a landlord and the business of being a landlord. It would be most beneficial to our group as a whole if you would also share the lesson that you learned from the experience.

    The only other condition is that by submitting your story you agree to donate your story for the purpose of publishing. No copyrights and no royalties. The plan is to share your knowledge with our members on a regular basis through our website, social media, and newsletter. If we are fortunate enough to get a substantial amount of valuable hard earned lessons they will be compiled into a book or an e-book that will be available for the landlord looking to learn from the experiences of others. Let’s do our industry a favor and see if we can’t pool our vast experience base for the benefit of our fellow landlords.

    Submissions can be emailed to reception@tricklerlaw.com (preferably in Word format), or faxed or mailed to our office. Fax: 425-493-5348 | Address: 2302 Rucker Avenue, #4 Everett, WA 98201 | If you have any additional questions, please contact 425-609-1876

    Please have your stories to me by 15 June 2016!! We will announce the winner by 30 July 2016. Make sure we have your contact info on your story so we can get you that $100 Home Depot Gift Card!

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