Navigating increasingly complex rental regulations in Washington state

Member since 2020 · 5 posts · 1 vote

As someone who has rentals in multiple municipalities, I was wondering if some of you have found good resources for navigating the regulations in our areas? I'm currenlty in the WLA and try and attend the RHAW legislative updates for state happenings.

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Sherief Elbassuoni

Realtor · Bellevue, WA · Member since 2019 · 882 posts · 1k+ votes

@Branden Raftery, you are correct. Staying on top of all the RCWs is not easy.

You can either hire a PM, or join RHAWA and start attending their webinars.

This is a high-level summary of the WA regulations. Not a ton of details, but a good starting point https://www.rhawa.org/covid-19

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Bjorn AhlbladPro Member
Investor · Shelton, WA · Member since 2017 · 6k+ posts · 6k+ votes
3y
@Branden Raftery The State of Wa is tenant friendly and becoming more difficult for LL every time new rules/laws are passed. Worst of course is Seattle and Tacoma likes to follow suit.
WLA and really thorough screening does help. We have rentals in Tumwater, Shelton and Aberdeen. Investing OOS is not an option for my wife and I anymore. We are retired and invest max one hour from home. So far things are good.
Let's bend an elbow sometime!
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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
3y
Quote from @Branden Raftery:

As someone who has rentals in multiple municipalities, I was wondering if some of you have found good resources for navigating the regulations in our areas? I'm currenlty in the WLA and try and attend the RHAW legislative updates for state happenings.

Consider joining the Washington Landlord Association: https://rentalhousingjournal.c...
They can provide guidance, education, updates on new laws, etc. I also believe it's important for Landlords to join together and fight the Tenant-coddling legislators.
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Michael HaasBusiness Member
Real Estate Agent · Sammamish, 🌧️ Seattle Investor-Agent | 🤑 Helped 400+ Clients Invest in Real Estate | 🏘️ Owns 23 WA Rentals & Airbnbs | 🏗️ Built 5 DADU's | 📈 You Can Do It Too · Member since 2016 · 725 posts · 3k+ votes
3y
I highly recommend hiring a property manager - I have a great one, message me for a referral to her!
We used to self manage our rentals, but given there's now not only state and county rules but every individual CITY has decided they want their own rental regulations its no longer worth trying to keep up with the regs. Your job as an investor is to find good opportunities, and I've found that once you get past 1-2 properties the burden of property management slows your ability to find those opportunities. We're at 13 properties now, and property management has been huge for us as we're infinitely scalable now.
I know I didn't answer your question haha, but still wanted to give my two cents from my experience. Good luck!
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Brandon VukelichBusiness Member
Real Estate Broker · Tacoma, WA: 🏢 27 LTRs 🏡 3 STRs · Member since 2018 · 549 posts · 458 votes
3y
The Rental Housings Assoc of WA (RHAWA) is fantastic for PMs and self-managing investors. I highly recommend joining and attending their legal webinars. Recently found out on one where an attorney mentioned that Federal Way is now as challenging (if not more) than Seattle. Many cities throughout western WA are adding new ordinances. It's a nearly a full time job to stay on top of all of the proposed legislation and changes. You didn't mention an exact area but your post has a Tacoma location. Have you come across this: www.tacoma4all.org? Best wishes on your investing journey!
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Sherief Elbassuoni
Realtor · Bellevue, WA · Member since 2019 · 882 posts · 1k+ votes
3y
@Branden Raftery, you are correct. Staying on top of all the RCWs is not easy.
You can either hire a PM, or join RHAWA and start attending their webinars.
This is a high-level summary of the WA regulations. Not a ton of details, but a good starting point https://www.rhawa.org/covid-19
6 Reply
Nathan Harden
Real Estate Agent · Puyallup, WA · Member since 2022 · 551 posts · 379 votes
3y
Best piece of advice is to just take a leap of faith. You will never fully learn everything you need to learn without hands on experience in this industry. Books, podcasts and Youtube are a great starting point but the only way that you will grow is to get into the game.
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Branden Raftery
OP
Member since 2020 · 5 posts · 1 vote
3y
Quote from @Bjorn Ahlblad:

@Branden Raftery The State of Wa is tenant friendly and becoming more difficult for LL every time new rules/laws are passed. Worst of course is Seattle and Tacoma likes to follow suit.
WLA and really thorough screening does help. We have rentals in Tumwater, Shelton and Aberdeen. Investing OOS is not an option for my wife and I anymore. We are retired and invest max one hour from home. So far things are good.
Let's bend an elbow sometime!

That'd be fun, I'm all in Thurston county now and always game to talk real estate
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Branden Raftery
OP
Member since 2020 · 5 posts · 1 vote
3y
Quote from @Michael Haas:

I highly recommend hiring a property manager - I have a great one, message me for a referral to her!
We used to self manage our rentals, but given there's now not only state and county rules but every individual CITY has decided they want their own rental regulations its no longer worth trying to keep up with the regs. Your job as an investor is to find good opportunities, and I've found that once you get past 1-2 properties the burden of property management slows your ability to find those opportunities. We're at 13 properties now, and property management has been huge for us as we're infinitely scalable now.
I know I didn't answer your question haha, but still wanted to give my two cents from my experience. Good luck!

I've had some bad experiences with property management in the past but am always open to things. Feel free to PM me their info.
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Branden Raftery
OP
Member since 2020 · 5 posts · 1 vote
3y
Quote from @Nathan Harden:

Best piece of advice is to just take a leap of faith. You will never fully learn everything you need to learn without hands on experience in this industry. Books, podcasts and Youtube are a great starting point but the only way that you will grow is to get into the game.

Well into the game at this point. I consolidated into an area but am thinking of branching out a bit. With myriad of local legislation that's been passed it's hard to look into different areas in the state and know for certain what your getting yourself into
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Julien J.
Investor · CO · Member since 2016 · 757 posts · 1k+ votes
3y
I’m a fan of skilled and experienced Property Managers. The speed at which regulation changes is hard to keep up and each local has deferent rules.
If you’d like to brave it on your own RHAW is a great place to start.
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Henry T.
Member since 2022 · 1k+ posts · 1k+ votes
3y
It's difficult in this WA hell hole. Seems like they stick it to us daily with new legislation. Being a member of WLA and Rhawa is a very good start. I especially like WLA and their attorney you can email questions with. He's very good. Rhawa is overpriced for my tastes but maybe I have trouble navigating it. They have no stated policy regarding your personal info. Scary. Read the municipal codes the best you can, they're often poorly written(for a reason I figure), and talk to attorneys when you're not sure, and they're not even sure. Read the Tenants Union websites, they're horribly out of date but you can get some info from them. The so called Housing Justice Project might give you some info also, but also not up to date. Vote in city council members that support small business and landlords.
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