when you need vendors services, check page 23 or www ... · upcoming events of interest to...

Rental Review – May 2014 •

SCREENING CRITERIA

FOR PETS(See page 12)

“Magazine of the Landlord Association of the Inland NW” E-mail: [email protected] • Web Page: www.landlordassoc.org

Office hours Monday 8 am – 4pm Tues-Thurs 8 am – 2 pm.

When you need Vendors Services, check Page 23 or www.landlordassoc.org

Save the date:Next Meetingis May 21,Wednesday 6-8 p.m.

Remember:Annual LLAElections willbe held at the May 21st MembershipMeeting

Rental ReviewVol. 45 • No. 4 • May 2014

Membership Meeting, Wednesday, May 21, 6-8 pm. Speaker isJonnie Lewis, Manager, Heartland Payment Systems. Topic: Fast, secure, Dependable ways to collect rent, make rentcollection easier, and streamline you rental business. TimberCreek Grill & Buffet, 9211 E. Montgomery, Spokane (ArgonnePlaza). About $13.95 at the door. Beer and wine extra.Guests welcome.

Office Location: 225 E. 3rd Avenue, Suite #2(Just east of Division and west of Sherman), Spokane WA, 99202

• (509) 535-1018 • (509) 535-0961 (fax) •

• Rental Review – May 2014

When you need services, Check Service Directory Page 23

Upcoming events of interest to landlords and property managers. Check our web page at www.landlordassoc.org for update or email: [email protected]. No RSVP necessary.

May 21 Wednesday. Membership Meeting. 6-8 pm. Speaker is Jonnie Lewis, Manager, Heartland Payment Systems. Jonnie is a Landlord herself and an LLA member. Topic: Fast, secure, dependable, ways to collect rents from your tenants. Learn about the various ways to make rent collection easier. Also, annual elec-tion for LLA Board of Directors. Members may vote if their 2014dues are paid. Timber Creek Grill & Buffet, 9211 E. Montgomery, Spokane (Argonne Plaza). $13.75 at the door includes dinner, beverage & tax. Beer, wine and tip extra. Guests welcome.

No membership meetings over the summer. Have a great summer and see you all on Wednesday, September 17 at Timber Creek Grill & Buffet. Our speaker on September 17th is Tammy Linden, Vice President, Union Bank and is the Senior CommercialLoan Officer. Topics will be the most recent trends in rental real estate, current economic trends, and will answer questions about rental property loan issues. This is a don’t miss evening for land-¡lords.

Office Hours:Office Open Monday thru Thursday.

Monday 8 a.m. - 4 p.m., Tuesday-Thursday 8 a.m. - 2 p.m. Closed Friday. Closed Second Thursday each month noon to 1:30 p.m. for board meeting.

Closed for all federal holidays.

2012-13 LLA Board of DirectorsPresident Roger TrainorVice-President Ann WickTreasurer Vicky RosierSecretary Mark VisintainerDirector Kevin McKeeDirector Ed CushmanDirector Randy HendricksDirector Margie McConnachie

The Rental Review & l.l.a

L.L.A. Board & StaffExecutive Director Joy PeckPhone: (509) 535-1018Fax: (509) 535-0961Email: [email protected] Website: www.landlordassoc.org

Web Page: Contact office for web questions or changes: 535-1018

L.L.A. Calendar

Editor: Joy PeckRental Review Production: Publication Design

Specialties • (509) [email protected]

Office Location: 225 E. 3rd Avenue, Suite #2(Just east of Division and west of Sherman)

Spokane WA 99202Phone: (509) 535-1018 • Fax: (509) 535-0961

Website: www.landlordassoc.orgE-Mail: [email protected]

Disclaimer: The LandLord Association of the Inland Northwest, Board of Directors, and the officers assume no liability for the content or reply to any advertisement in the Rental Review. The advertiser assumes complete liability and agrees to indemnify and hold the Rental Review Newsletter Magazine harmless from all costs, ex-penses (including attorney fees), liabilities and damages resulting from any advertisement placed here-in. The Statements and opinions published in the Rental Review are those of the contributors and not necessarily those of the LandLord Association of the Inland Northwest, the Board of Directors or the officers of the LandLord Association of the Inland Northwest. Readers of the Rental Review are advised to research original sources of authority in dealing with specific matters.

L.L.A. Board of Directors

Inside This Issue Of The Rental Review:

RentalReview

“Serving Landlords over 40 years”

“The One You Can Trust.”

How to find us:

Tammy LindenVice President

Senior Commercial Loan O�cer

Commercial Mortgage Operations1201 3rd Avenue, Suite 900 • Seattle, WA 98101

[email protected] 206 587 3632 • Cell 206 321 2961

unionbank.com

A member of MUFG, a global �nancial group

What does the Landlord Association offer you? .................................... Page 3LLA president Roger Trainor offers thoughts on what being a member of the orga-nization can do for you.Allowing pets in rental property ............................................................... Page 4The Landlord Association has many members who are pet lovers and pet owners. Learn more about how to manage this.Can landlords charge pet rent? .............................................................. Page 5As more and more tenants request rentals that accept pets, some landlords would like to offset the damages caused by pets with something they are calling “pet rent.” New products help manage pet issues ................................................... Page 6DNA tests and a detector that can spot hidden urine stains are two new tools for landlords when dealing with tenant pets.Pet addendum ............................................................................................ Page 7The Rental Review offers a typical pet addendum form for you.Are you a landlord with dangerous dogs? .............................................. Page 8the topic of dangerous dogs is one of the fastest growing safety concerns for a landlord at this time. A pet checklist for landlords .................................................................... Page 9 Landlords do not have a criteria for accepting pets, a policy about how to interview pets or handle pet deposits or pet problems. This article can give you a starting point.Even after a pet’s death, landlords should keep deposit .................... Page 11When a tenant’s pet dies during the course of their lease, there is usually a request for the pet deposit (or in some cases, the pet fee) to be returned. Pet violations: A landlord tip .................................................................. Page 11This tip is basically for landlords that allow pets in their rentals. Screening criteria for pets ...........................................................................Page 12Owning a pet is not a protected class and there is no absolute right for a tenant tohave a pet in rental property. LLA offers some ideas on screening.How service animals differ from pets .....................................................Page 14There are a variety of service animals, but not limited to the traditional dogs and cats. Learn more about this.

Departments: Witness & Mentor Programs – Page 16 • Property Managers – Page 18 • Service Directory – Page 23 •


President’s Message

What does the Landlord Association offer you?

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Another month has gone by. Do you have all your rent-

als rented? What is your turn around rate? Are your vacan-cies rented right away or does it take a while to find a tenant? What does the Landlord As-sociation offer you?

The LLA is a nonprofit associa-tion that has been in existence for over 40 years. We have been working together to in-crease residential property values through participation, education, and legislation. Associa-tion members are invited to participate on committees and encouraged to share your expertise and knowledge. • Our office is located at 225 East 3rd Avenue, Suite #2 Spokane, WA 99202. The hours are Monday 8 am to 4 pm. Tuesday thru Thursday 8 am to 2 pm. Fridays is a day used for landlord support outside the office, in Small Claims Court and for marketing, so the office is closed on Fridays. • You get ten issues of our 24 page newsletter (The Rental Review).That has more information than any other Landlord Associations newsletter. Our Website and Email bulletins are full of information. • Monthly dinners, Committee memberships and State Conventions. • Legislative representation is ongoing year round for the benefit of our landlords. Your interests are monitored and championed at the local and state legislative level by our LLA Legislative Committee Members. Progress reports are shared in the Rental Review. • All forms necessary for your rental needs, such as contracts, notices and forms to protect your legal rights and conduct business. The forms are carbonless copy ready for both business needs and court. You can order forms by phone, email, or in person by stopping by the office. The LLA gives immediate return service by priority mail. • Our legal plan can’t be beat by any other association. You have free phone consultations (one per tenant issue) and reduced fees for professional attorney services for our members. • A Mentor program that has experienced landlord volunteers available by the phone for brief consultations on being a successful landlord. One- on-one information and experience is shared first hand member to member. • Witness program for our landlords. We have landlord volunteers that are ready to help you in case you have damages, cleaning or suspected abandonment you may need to establish in court. • Membership packet when you join the LLA worth over $50; a hard to beat benefit our association. The packet includes two each of our 40 legal forms and notices. For example you receive the Washington State Residential Rental Law Book, LLA Landlord

Roger Trainor, LLA President

Handbook, Legal plan information and referral, the LLA Bylaws, screening company referrals and the latest edition of our Rental Review Newsletter. In addition you receive first hand instruction how to use all this information from our Executive Director. • And we have one of the best, most knowledgeable office staff for our landlords there could ever be; our Executive Director, Joy Peck, for the LLA. She attends Small Claims court on Fridays obtaining information about how the court cases are won and lost and accompanies our members who are new to the process. She brings information and experience to the members about what can win or lose a case.

There are other landlord associations. Before you join them, check out what they can offer you compared to LLA. Cheap-er is not always better. We all have learned that lesson. You get what you pay for.

Other landlord associations say they are for the landlord, but do they provide services, advocacy, and support for both the tenant and the landlord, serving both sides? Do you want an association that operates with a conflict of interest on legal and tenancy issues, serving both tenant and landlord? Do you want your association to have a local office so you can visit face-to-face? Ask the other associations what their in-person hours are -- will they be available when you need

See President – on next page


Allowing pets in rental propertyLLA Feature

President continued from previous page

By Joy Peck,LLA Executive Director

The Landlord Association has many members who are pet lovers and pet owners. They often say that their dogs or cats

are great companions and enrich their lives and tell stories about what a good pet can do for a person or a family. But when it comes to allowing their rental house or units to include pets, they are conflicted. Generally, it has been found that about 70% of small landlords either have “No Pet Policies” as part of the lease, or would definitely prefer a pet-free rental when a current tenant with a pet moves out. Conversely, it’s estimated that about half or more of tenants want to have pets, mostly dogs. Note: Service animals are NOT pets. Refer to service animal information or speak with your landlord attorney for specifics about service animals.

Dangerous BreedsMuch of the time, landlords do not allow pets because the great majority of insurance companies will not insure a property with certain breeds of dogs living there and tenants often are decep-tive about what breed of dog they have when signing a lease. Each company has somewhat differing criteria, but usually includes the large and reputedly aggressive breeds, such as Rott-weilers, Dobermans, Pit Bulls, and so on. It is extremely impor-tant that you check with your insurance agent for the specifics of your own policy.

The reason is that these breeds of dogs are more likely to, and are strong enough to do damage to the property or to a human. And although each pet is an individual and most dogs can be trained, nevertheless, the insurance policies are a fact of life. If you are flexible enough to allow a dog that is considered a dan-gerous breed into your rental, there actually are a few insurance companies that will write a policy for these situations, but the cost is higher and you have to be diligent to locate an agent that provides such policies.

Tenants Sometimes Try to Bend the RulesThe difference in percentages of landlords, property management companies and apartment buildings that do not allow pets, and the number of tenants who want them make for some difficult sit-uations. Most often, when a tenant finds the perfect place to rent (other than it prohibits pets), the prospective tenant swears they have no pets and signs the lease. Only later does the landlord or property manager discover pets on the premises. When chal-lenged about the animal, tenants may justify it on the grounds

that it is a service animal, a therapeutic pet, companion animal, or comfort animal. Specifics about the definitions and differenc-es in these categories and how to handle the matter is covered elsewhere in this Rental Review issue, but just be prepared for this strategy from your tenants. Claiming therapeutic pets has become one of this area’s greatest problems for landlords who do not allow pets in their units.

Pet DepositsOne of the most asked questions about accepting pets is the deposit or fee matter and how much to charge. A security deposit can be used for unpaid rent and utilities, late fees, cleaning and repairs and, of course, pet damages. These are deducted from the security deposit and the unused part of the deposit is then returned to the tenant. A pet deposit is specifically for pet dam-ages, including urine stains and odor mitigation, wall, woodwork and flooring scratches and damages, holes in the yard, etc. A fee is a non-refundable payment for the privilege of bringing a pet into the rental and no portion has to be refunded.

The question of how much to charge is asked a lot. But the answer is an individual matter than a landlord must decide for themselves. Some landlords set a pet deposit at one-half a month’s rent. Others ask for an additional full month’s rent. You may set the fee according to a scale you make citing how many pets, size in pounds, whether they are dogs or cats, etc. The amount of the deposit may depend on the condition of the rental – expensive hardwood flooring, high-quality carpets, beautifully landscaped yard – all make a difference in what would need to be repaired after the tenant leaves. Some landlords ask for a smaller pet deposit of a flat fee, say $200, but have in their writ-ten tenant criteria that pet owners pay an extra $25 or $50 per month in rent, period.

Important RemindersAllowing pets in your rental property means that you should ab-solutely require all cats and dogs to be licensed and vaccinated!! This is county law and the law of most cities in this area. If you have unlicensed, unvaccinated pets on your property, your insur-ance policies will probably not pay any claim related to these animals. It is also within your rights as a landlord to accept only spayed or neutered animals, or to require pet training (usually from a local pet store like PetCo, Pet Smart, kennels, pet boarding businesses, or some pet groomers).

them? Ask them if they have people ready to help you whenever you are having a challenge with your rental? How do you know they are watching out for your best interests?

The LLA is here for you. We are here to help you thru the good times and the not so good times, helping keep your profits as high as possible, giving you tools to succeed. If at any time you have an idea to make this association better, let us know. We strive to be the best. Bring in new members and get

$15.00 towards forms and your membership dues. Multiple certifi-cates can add up really fast to a free membership for you. Let’s get the word out. We are the best.

With our property taxes coming due at the end of April, do you know how they are calculated? Do you know how to appeal the property value if it’s too high? Did you know you can appeal an ap-peal? There is information in the LLA office that will help with that, and handouts at the next Membership Meeting, April 16th, 6-8 pm at Timber Creek Buffet & Grill. And next month’s Rental Review will also carry tips and information about the topic of property taxes.

Have a great month and thank you for belonging to the Landlord Association.

See Allowing pets – on next page


Can landlords charge pet rent?

LLA Feature

And always meet the pet(s) before the tenant signs the lease. It is important to get an eyeball to eyeball experience with how the pet reacts to unfamiliar humans, see what the actual breed is, the size, and temperament.

Just remember that, except for service animals (and genuine

therapeutic animals), you have the complete right to set your criteria for animals, including number, size, breed, and the other issues mentioned above. Loss of an entire year’s revenue due to damages caused by pets, loss of other tenants due to dogs that bark too frequently, and clean-up after the move-out is a constant refrain heard in the LLA office. But by being planning ahead and creating a thorough tenant criteria and, if you allow pets, a pet criteria, you can avoid much of the destroyed property from a pet, potential lawsuits, and neighbor complaints. Just do your homework before you make the choices.

Allowing pets continued from previous page

As more and more tenants request rentals that accept pets, some landlords would like to offset the damages caused

by pets with something they are calling “pet rent.” Pet rent is different from a pet deposit, since the pet deposit is collected once at the beginning of the lease, not touched until the unit is vacated, and used ONLY for any damages or odors caused by the pet. Pet rent compensates for the privilege of having a pet in the rental unit, whether or not there are damages. There is extra work involved dealing with the Pet Checklist, Pet Application, checking the pet’s past behaviors with previous landlords, checking for vaccinations and licensing, etc.

A property manager or landlord can specify in their advertis-ing that they accept pets, but the rent will be “x” amount more per pet. Be sure your lease reflects that “x” dollars per month in addition to the standard rent is for the pet(s). Keep in mind:

• Do not mislead in your ads. It’s very risky to advertise a unit as pet-friendly, state the ad in the rent, but neglect to mention that pet owners will pay a higher rent amount. It’s necessary to state that pets which are approved by management are accepted and that additional monthly rent applies.

• And it is absolutely a must that a landlord or property manager approves all pets that move into their prop-erty. It’s very problematic to imply that any tenant willing to pay extra rent will be permitted to move in with any pet he or she chooses. Careful landlords screen all pets!! The LLA has a pet interview and screening application as a guide of how to determine if a pet is a good fit for your property.

• Some landlords charge not only pet rent, but also a separate pet deposit, and this is legally permissible. However, it’s a bad idea from a practical standpoint.

After specifying that the pet deposit will cover damage caused by the pet, the landlord cannot use the pet de-posit for anything else. If the pet is well-behaved and there is no damage that can be credited to the animal, the deposit has to be returned.

So when the pet is better behaved than the owner, the landlord could end up having to refund the entire pet deposit since the pet caused no damage, but the security deposit for the rental unit does not cover the cost of repairing damages or the cleaning necessary caused by the human tenant. It’s better to charge as much of a security deposit as the market will bear and have the entire pot of money available for all clean-ing and repairs, unpaid rent, unpaid utilities, or late charges. Or, as this article references, have an addi-tional amount labeled as “pet rent” which is included in the total rent amount and which can be used to cover any and all costs.

• And remember, service animals are NOT pets. Once a tenant describes their animal as a service or com-panion animal everything changes. It is against the law to charge more for a service animal. That would be akin to charging for a wheelchair, hearing aids, or other things a person needs because of a disability. You would want to confirm that the animal is genu-inely a service animal, but that’s a topic that has been covered in several past issues of the Rental Review and in the Landlord Law classes on a continuing ba-sis. Detailed information packets about the laws and procedures surrounding service animals are available at the LLA office and is free to all LLA members.

Key PropertiesBruce BafusManaging Broker

509-747-7777 [email protected]

327 W. 3rd Ave. Suite 209Spokane, WA 99201

Realtor Since 1977

Key PropertiesBruce BafusManaging Broker

509-747-7777 [email protected]

327 W. 3rd Ave. Suite 209Spokane, WA 99201

Realtor Since 1977


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Rental housing managers, inundated by complaints from tenants who have experi-enced the squishy, smelly sensation of stepping onto a pile of dog doo, are turning

to DNA testing to identify the culprits who don’t clean up after their pets. It’s the latest twist in the long-running struggle to keep canine waste off lawns, hallways, elevators and the next door neighbor’s driveway.

Landlords and property managers often find that polite reminders, official letters and 30-Day Notices to Cure Lease Obligations, have previously failed to persuade errant pet owners to observe the lease/rental agreement rules requiring them to clean up after their animals, so more scientific and indisputable actions can work wonders.

You can contact a company that specializes in testing from dog waste to identify the of-fending animal. The company is Bio Pet Vet Lab in Knoxville, Tenn. The service, called PooPrints, is simple. The first step is to register the DNA of ALL dogs in your apartment building, or on your rental properties. This is done by a sterile swab of the dog’s (or cat’s) cheek. The second step is to collect a sample of the littered feces and send to the lab for matching.

It’s usually the best policy to collect the cheek swab immediately upon leasing up a tenant with a dog or cat. Do this during the lease-up process prior to giving the tenant the key to the unit. If a prospective refuses, then the lease-up is over and their deposit and pre-paid rent is returned. This should be explained when taking applications and a mention on the Rental Criteria such as, “All dogs and cats must submit to a cheek swab prior to taking possession of rental unit.” There is a one-time fee of around $59.00 for the initial DNA testing for the database, paid for by the pet owner. A test identifying the offending animal costs around $50.00, usually paid by the landlord up front. But if the test comes back positive for the tenant, then the tenant pays not just for the test, but if the lease lists a fine for animal waste littering, then would also pay a fine.

Once tenants know they must be responsible for their pet’s elimination or run the risk of getting caught and paying up, the inci-dence of waste piles are reduced to almost zero, according to property managers who use the database and testing procedures in their rental units. There may be a Pet DNA testing lab close to you. Ask a local vet or pet store to see if this service is avail-able in the area near your rentals.

Pet lights availableThere may be several sources for the much-requested urine lights, but there

are a couple additional ones listed below. These lights emit a specific wavelength of light that shows exactly where pets have urinated so the odor can be mitigated.

The lights are called LED Mini Urine Finders and sell for around $12.99, and can be found at Northwest Seed & Pet Stores. Ed purchased his from the store at 7302 N. Division, Spokane. There is a companion product called Uoff Spray, which retails for around $10.99.


LLA Feature


LLA Feature

Are you a landlord with dangerous dogs?

I believe the topic of dangerous dogs is one of the fastest growing safety concerns for a landlord at this time. Unlike the lead-based paint issue, which has state and federal regulations to curb the potential dangers, the topic of dan-

gerous dogs is still pretty much unregulated and open for discussion. Mix in the fact that the dangerous dog issue is often a personal and emotional one, and things can become very sensitive very quickly. (There are many interesting and eye-opening stories in my report on Dangerous Dogs available free at my website www.findthatqualitytenant.com). Most importantly, if you rent to a tenant with dogs at all, but especially a breed that some consider to be dangerous, require Renter’s Insurance!!

The discussion. To cut right to the chase, certain cities in the country are labeling specific dogs as dangerous, and these cities have different trains of thought on how to handle the potential liability these dogs can create. Some cities now have ordinances that say if you own one of the designated dangerous dog breeds, you need a $500,000 insurance policy, a 6-ft fence to contain the dog, and a kennel. And also that if the dog is out of the kennel, it needs to be muzzled.

Other cities have no such ordinance. But, just because that city has no established ordinances about dangerous dogs doesn’t mean these dogs are any less dangerous. It only means that nothing extremely traumatic has occurred within the city that would result in such an ordinance be-ing enacted yet.

The scenario. Suppose you rented one of your rentals in a place with no ordinances for dangerous dogs and that a dog gets out of the yard and attacks a child, even an adult, causing permanent injury. There’s a chance of a lawsuit. And since the landlord will likely have more assets than the renter, the landlord becomes the primary target for recovery of medical costs, etc. If you are named in a lawsuit, your one recourse for protection, besides having your rental in a legal entity of some type (such as an LLC), is to ask your insurance company to fight the suit on your behalf.

The insurance companies. This idea has some merit, but it comes with a warning: these days, insurance companies are refusing or cancelling policies if you have what is considered a dangerous dog living on the property you insure. If the property you rent out has a tenant with a dog that bites or attacks someone, and the tenant does not have adequate insurance to cover that dog bite, the landlord could be held responsible and your homeowner’s policy may not pay. If the tenant has insurance that covers such liabilities, some people believe that the landlord is off the hook. However, in today’s litigious environment, anything can happen. But to be safe and protect your rental investment, require Renter’s Insurance.

What to do? If you rent to dog owners, exclude potentially dangerous dogs. Call the city, town, or county (or animal shelters, veterinarians, or police departments), and ask which dogs are considered dangerous and get the correspond-ing regulations. Call your insurance agent and get a list from them. (Some agents represent many different companies, so make certain you are actually getting the list from the company that insures your properties.) Write your own list using all your gathered information, date and sign the list and make a copy handy to attach to every application your provide to potential renters. Update the list every year or so. Make certain that all cat and dog owners that rent your properties have the animals licensed and shot records current. These steps will go a long way toward keeping your investment much safer.

Courtesy of www.findthatqualitytenant.com


LLA Feature

For all Pet Owners:• What type and how many pets do you have and for how long?• Can you provide a letter from your veterinarian stating that each pet is in good health and up-to-date in vaccinations?• Can you show me the pet’s licenses?• Can you provide a written reference for your pets from your current landlord?• Have there been any complaints about your pet at your current address?• If there have been damages due to your pet, have you paid your landlord for them?• Does your pet have any medical or behavioral problems? If so, what treatment is the pet receiving?• Who will care for your pet when you are on vacation?

For Cat Owners:• Has your cat been spayed or neutered?• Do you keep your cat indoors?• Does your cat use the litter box that you provide?• Does your cat wear a collar with visible identification?• Is your cat registered with the local animal care and control authority?

For Dog Owners:• Has your dog been spayed or neutered?• Is your dog licensed and wearing a collar with visible identification?• Is your dog housebroken?• Do you keep your dog on a leash when you go for walks?• How do you clean up your dog’s waste when walking him?• Have you and your dog completed a dog training class?• How much time does your dog spend alone each day?• How often do you walk or exercise your dog?• How often do you treat your dog for fleas and ticks?• Has your dog bitten anyone?• Have neighbors ever complained about the amount of barking from your dog?• How does your dog get along with other animals and with humans?• Does your dog have any medical or behavioral problems and if so, how are you treating them?

A pet checklist for landlords

The Landlord Association office receives as many calls about pet problems and questions about pets almost any other topic. It’s obvious that many landlords do not have a criteria for accepting pets, a policy about how to interview pets or handle

pet deposits or pet problems. You are free, of course, to have a No-Pets Policy…that is a landlord’s right. But this cuts the pool of prospective tenants just about in half, or more. And an absence of a pet policy forfeits control to the tenants and opens the landlord to huge problems from that minority of pet owners who are irresponsible and make life difficult for everyone.

There are some rentals that are undoubtedly unsuited for pets, but if you have decided to allow pets, it’s possible to reduce your chances of losing large amounts of money. Because of the scarcity of pet-friendly rental properties, applicants with pets may be willing to pay more rent just because pets are welcome. These benefits do not come without a cost, however. You need to decide the way in which you will deal with the pets and their owners very carefully, put your pet policy, criteria for pets, and penalties in writing.

The Humane Society of the United States has devoted an entire website to helping landlords in addressing this issue. Check out www.rentwithpets.com. The following is a list of questions that are intended as a starting point to help landlords or property managers get to know a tenant and his or her commitment to providing responsible pet care. It’s also a good idea to meet the dog or cat during the interview. A well-groomed, well-behaved pet is one of the best signs of a responsible pet owner.


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LLA Feature

Even after a pet’s death, landlords should keep deposit

When a tenant’s pet dies during the course of their lease, there is usually a request for the pet deposit (or in some

cases, the pet fee) to be returned. This is often the case if the pet dies soon after moving in or early in the term of the lease. And the vast majority of landlords’ first instincts would be to return it to the tenant. But an experienced landlord knows that can be a huge mistake for several reasons.

The biggest reason is that, even though the tenant swears that they do not intend to acquire another pet, as time passes, most will begin to miss the companionship of a pet and renege on their promise. And it is also likely that the tenant, after agreeing to not replace their pet, will not want to notify the landlord of the new dog or cat and will not want to pay a new pet deposit. This is just human nature at work, but the financial consequences for the landlord can be great!

The rental agreement most likely does not provide for a return of the pet deposit based on no longer having a pet. The legal reason for not returning a pet deposit after the death of a pet is that a pet deposit is attached to the rental unit, not the pet. In other words, the deposit is to cover the costs of repairs, dam-age, odors, stains to the physical property caused by the pet, and until the unit is vacated, it is unlikely that the damages and other problems can be fully assessed. A pet deposit stays with the lease until the unit is empty, not until the pet is gone.

Many landlords and property managers have seen extensive

damage caused by pets that is not readily identified in a brief walkthrough of the unit, especially one that is still occupied and filled with furniture. Damage caused by pets often cannot be discovered until the furniture and floor coverings are removed, or at least lifted, and that is not easy to do with the tenant’s furniture in place. Pets often prefer to urinate in out-of-the-way places or “hideaways,” crawl spaces, attics, and so forth.

A landlord is not being unreasonable, and is fully within the law, by holding a pet deposit until the rental is empty and is assured that there is not hidden damage. Of course, each case is different, and decisions can be made on a case-by-case basis. But be aware that once the pet deposit is re-turned, upon the move-out of the tenant, the security deposit may not be enough to cover the usual carpet cleaning and repairs to the unit after pet damages are added in. And if the pet deposit is returned, be sure to get in writing that should the tenant get a new pet, that will be considered breaking the lease and result in immediate move-out unless the new pet is screened, approved and a new pet deposit in received by the landlord.

The loss of a dog is traumatic and the tenant who has just lost a pet is usually grieving, so being understanding is a good ap-proach. Let the tenant know that even though they have no de-sire for a new pet at this time, you need to retain the pet deposit, and then should they one day decide that another pet is desir-able, there will already be the pet deposit in place.

Pet violations: A landlord tip

This tip is basically for landlords that allow pets in their rentals. Landlords find that frequently, applicants for a

vacancy will not be truthful about having a pet when fill-ing out the application, or that current tenants conveniently “forget” to mention it to the landlord when they get a pet during their tenancy. This is usually done to avoid paying the pet deposit or pet fee. And sometimes it is done to avoid sign-ing anything that would make pet obligations part of the lease and, therefore, something that would void the lease if they did not perform these obligations. To avoid this problem, some property managers and landlords have ALL tenants sign a Pet Addendum when they sign the leasing documents.

The Pet Addendum states all the rules about pets, provides spaces for pet deposit, and a pet fee (if desired). An appli-cant signing the lease who does not have a pet may complain about signing “another piece of paper,” or even refuse to sign the Pet Addendum since he or she has no pet. But property managers or landlords must stand their ground. The blanks for name of pet, description, breed and weight can be filled out as “No pet at present time,” or some other similar lan-guage. And no pet deposits or fees would be collected, so those blanks would read “$ 0.”

It must be clearly communicated that if they do not sign a Pet Addendum, they will not be able to move in. It should also be stated that all animals are subject to approval before living

on the property and should they, in the future, get a pet, that they must pay a deposit –and tell them the specific amount. This way, tenants know up front what the rules are about pets and the requirements about reporting a pet should they get one. The result of violation would be eviction.

This makes the 30-40% of tenants who are either decep-tive about having a pet, or those who get one later, much more uncomfortable about lying about the situation. Then, every 3-6 months, a letter should be sent to all your tenants stating that any tenants in violation of the lease agree-ment regarding the pets, need to report their pet and pay the deposit or they will be considered for eviction. Some landlords report that each time they do this, they have at least one tenant (sometimes several), who call and pay the deposit for their pet, fill out the information regarding their specific pet(s), and are given approval to have that pet.

Having this process is extremely important to protect your investment! The costs of repairing damages for pets are the one biggest expense many landlords have when a ten-ant moves out. Also, knowing what animals are residing on your property is very, very important for liability pur-poses. And having all pet owners purchase renter’s insur-ance lessens your liability. So having the Pet Addendum signed up front can save you hundreds, even thousands of dollars.


------------ Clip and Save ------------- LLA Feature ------------ Clip and Save -----------

SCREENING CRITERIA

FOR PETS

Owning a pet is not a protected class and there is no absolute right for a tenant to have a pet in rental property. But be sure to note that medi-cally prescribed service animals are not classi-

fied as pets and fall into a different category.

1. All dogs and cats must be licensed by the city or coun-ty and have the appropriate vaccinations, and have documentation of both as proof. (Remember that most insurance policies will not cover problems caused from pets in your rental units if the pets are unlicensed and do not have the required vaccinations. Some insurance companies require proof that your tenants have these, and some policies cost less when you can show proof.)

2. Dogs must pass an interview that shows they have a reliable temperament and good manners, and that their owner can control them.

3. Applicants must complete a Pet Application Form, including photos of pets.

4. All applicants must have a renter’s insurance policy which covers their pets (and their breed of dog).

5. Any dog or cat that has any history of biting or at-tacks on humans or attacks on other animals will be rejected.

6. Applicants will be rejected for misrepresentation of the breed of their dog.

7. Applicants will be rejected if their dog appears to be overly fearful, wary of strangers, overly timid or aggressive. Appli-cants will be rejected if their dog growls or glares or appears overly threatening at time of the interview. (SAE from timid clause only, but according to law, not exempt concerning the other listed attributes).

8. No poisonous, dangerous, or illegal pets will be allowed and no endangered species will be permitted on the premises.

9. All mammals must have proof of current rabies vaccination (and proof of neutering, if desired).

10. It will be considered a breach of the lease agreement if the pet cannot be kept under control, of if tenant allows their dog to run loose without a leash.

11. Applicant must be able to provide a veterinary reference for their dog or cat. Applicant will be rejected if their pet has never received any veterinary care (SAE, except for the rabies shot or titer requirement).

12. Applicants can be rejected if they do not have a care plan for their pet when they are not home, whether this is while they are at work, travelling, vacationing, etc.) Service animals will be accompanying their owners during these times so no plan is needed.



13. Applicants may be rejected if the pet does not have a good landlord reference that indicates there have been no complaints of excessive barking, threatening behaviors, or of damage by the dog.

14. Applicants can be rejected for intact animals (SAE).15. No animal breeding is allowed on this property.16. Applicants will be rejected if their dog appears to be

badly cared for or unusually dirty. (SAE).17. No puppies allowed. Dogs must be 12 months of age

or older, unless they are a terrier. Terriers must be 18 months of age or older (SAE). (The additional age require-ment for terriers by some landlords is due to excessive barking, scratching of woodwork, or snapping common among very young terriers, but landlords can decide on a case-by-case basis, by interview the temperament of the puppy.)

18. Applicants who claim that their dog is an outdoor pet only and never allowed in the house will not be exempt from any of the criteria, or lower damage or pet deposits. These applicants may be rejected since keeping a dog chained continuously in the yard will not be permitted.

19. Applicants claiming to get rid of their pets in order to sign the lease because it does not meet requirements or for other reasons, will not be considered. These applicants will most likely sign the lease, agree to not have pets, and bring the pets with them anyway.

20. No livestock or noisy birds will be permitted. However, if your unit is rural or farm property, this may not apply. In the case of a farm animal (horse, for instance) being claimed as a service animal, that animal is exempt.

21. This item is more controversial since it involves specific breeds of dogs and, as with humans, dogs are individu-als. Good training can mitigate the tendencies of some breeds. But each landlord must check with their insur-ance agent and get very specific information about which breeds are considered dangerous by your insurance com-pany. Any threatening behaviors, snapping, biting, etc. by a dog considered under you policy as a dangerous breed can void coverage. Lack of coverage can put your rental property, and your own home at risk should a neighbor, visitor, or passer-by of the tenant bring suit against you. And the dangerous breed designations are service ani-mal exempt since service animals are considered to be trained.

These are the breeds considered most likely to be aggressive and even forbidden by many insurance companies. • Pit Bull • Chow • Rottweiler • Great Dane • German Shepherd • St. Bernard • Husky-Alaskan Malamute • Akita • Doberman Pinscher • Wolf Hounds

Dogs that are fully or partially of the following breeds have also been considered to be aggressive: Chow-Chow, Tosa Inu, Presa Canario, Dogo Argentino, Ban Dog, and any of the Russian Shepherds or Kerry Blue Terriers. (Dangerous breed information found at Mr. Landlord.com and interviews with various insurance companies.)

The topic of dangerous dogs is one of the fastest grow-ing safety concerns for landlords. Unlike the lead-based paint issue, which has state and federal regulations to curb the potential dangers, the matter of dangerous dogs is still mostly unregulated, left up to the landlord to make the decisions, and something to align with your specific insurance policy. Since people are usually very attached to their pets, especially their dogs, it can be an emotional and sensitive topic.

What does this mean to you as a property manager or landlord? If your tenant’s dog bites (or in some cases behaves in a seriously threatening manner), you could be sued. The tenant doesn’t usually have much money or assets to go after, to the claimant sees you as the “deep-est pockets” and adds you to the suit. The opposing at-torney often won’t even bother with the tenant, except to may as an afterthought put their name on the suit; they will come after you and your assets.

For you to be liable, there has to be culpability and culpability has four aspects: intent, knowledge, reck-lessness, and negligence. You might qualify under knowledge and negligence if you rent to tenants with breeds that are commonly considered to be dangerous or aggressive. So setting a pet criteria, following it closely, and interviewing each pet can mean the difference be-tween a non-problematic tenancy and a real headache!!

Some dog breeds deemed dangerous by insurance companies

Akita Chow German Shepard Pit Bull



How service animals differ from pets

Who needs a service animal?Some disabled people require the assistance of an animal because of their disabling condition. Under most federal laws, a per-son is considered to be disabled if s/he has a sensory, mental or physical condition that substantially limits one or more major life activities (walking, seeing, working, etc.). Under Washington law, a disability is a sensory, mental or physical condition that is medically cognizable or diagnosable.

What is a service animal?The most common service animals are dogs, but sometimes other species are used (occasionally a cat or bird). Service animals may be any breed, size or weight. Some, but not all, wear special collars and harnesses. Some, but not all, are licensed or certified and/or have identification papers. However, there is no legal requirement for service animals to be visibly identified or to have documentation.

The ADA (Americans with Disabilities Act) defines a service animal as “any animal that is individually trained to do work or person tasks for the benefit of a person with a disability.” The Fair Housing Act considers “companion” animals to be a type of service animal; however, they are not always trained to perform tasks. In Washington state, some service animals-in-training are included under the definition of service animal.

What’s the difference between a service animal and a pet?Service animals are not considered to be pets. A person with a disability used a service animal as an auxiliary aid – similar to the use of a cane, crutches or wheelchair. For this reason, fair housing laws require that housing providers make modifications to “No Pet” policies to permit the use of a service animal by an individual with a disability. Also, pet fees cannot be charged for service animals

Deposits and FeesAs just mentioned, service animal is not a pet and regardless of whether your property allows pets, the disabled tenant who uses a service animal is not required to make a pet deposit or pay a pet-related move-in cleaning fee. You may charge a gener-al cleaning or damage deposit which is charged to all tenants. The tenant is liable for any damage the animal actually causes.

Pet rules and “No Pets” rulesIf you allow tenants to have common household pets and you place limitations on the size, weight, and type of pets allowed, these rules do not apply to service animals. Service animals may be any type of animal and any breed, size or weight, and an accommodation may involve more than one service animal.

There are a variety of service animals, but not limited to the traditional dogs and cats.

Continued on next page


Jay OverholserApartment Broker

2-4 Unit Broker_________________________________________

SDS Realty, Inc509.462.9304

[email protected]

Your Connection to Luxury Apartment Living

(509) 489-4287 www.cedarpropertymgmt.com

CEDAR PROPERTY MANAGEMENT

“Excellent service at competitive prices.Call Jason for a quote today.”

Jason Lundmark, Service Dept. Manager509-535-3930

[email protected]. Box 3998, Spokane, WA 99220-3998

Solving Electrical Problems with Quality Service Since 1982 Brian Northey, Service Dept Mgr (509)535-‐3930 [email protected]

Service animal accommodationLandlords and property managers must review all requests a disabled tenant makes for reasonable accommodations, includ-ing requests for their service animal. You CAN require the tenant to provide written verification from the tenant’s healthcare or mental health provider that the tenant has a disability and needs the service animal. The provider need not be an M.D., but you can require that the person who recommended the service animal be a licensed practitioner, such as a Nurse Practitioner, Physician’s Assistant, mental health professional, etc. You CAN require proof that the tenant is disabled, but cannot require the tenant to provide information about the specific disability. You can then provide a written response to the tenant, and the LLA has sample letters to use as a general guideline.

What do service animals do?Service animals perform many types of services for those with disabilities: A guide animal serves as a travel tool by a person who is legally blind. A hearing animal alerts a person with significant hearing loss or who is deaf when a sound occurs, such as a doorbell, knock on the door, or fire alarm. A service animal helps a person who has a mobility or health disability. Duties may include carrying, fetching, opening doors, ringing doorbells, activating elevator buttons, steadying a person while walking, helping a person up after a fall, etc. A service animal may also be called an assistance animal. A cancer sensing dog can smell the return of cancer cells on skin or in urine. A seizure response animal assists a person with a seizure disorder. The animal may go for help, stand guard over the person during the seizure, or activate an alarm to a monitoring service which would then send help. A companion animal or emotional support animal, or therapy animal assists people with psychological disabilities. Emotional support animals can help alleviate symptoms such as anxiety, depression, stress and difficulties regarding social interactions, allowing tenants to live independently and fully use their living environment.

Service Animals continued from previous page


The LLA Mentor Program has been established as a way to individually support our members.The Volunteers are available by phone for brief

consultations on being a successful landlord or for answers to questions. This unique method of “paying it forward” is a

way to share our hard-won information gathered over the years.

Keith Reekie ......................................................... 994-1791Jim & Margie McConnachie..............924-6716 or 999-8024 Garry Forney ........................................................ 230-3766Randy Hendricks .................................................. 456-8793Ken Zalud ..........................................467-7315 & 235-6526Karl Zacher ........................................475-6377 & 326-5151Kevin McKee ............................................. 475-4002 (new)Vicky Rosier .......................................................... 290-3215Donna McRory...................................................... 455-8513Ken Vlasak ................................................ 991-8770 (new)Roger & Linda Carney .......................................... 448-0417Stacia Routh ......................................................... 624-4343John & Laurel McKinney....................................... 535-5155Mardi Brendt ........................................................ 499-3545Mystery Couture .................................. 252-7153, 326-9774Ron Tussey........................................................... 290-6445

Want to become a Mentor? Find out how by calling the LLA office at 535-1018!

L.L.A. Mentor Program

In response to many requests, the L.L.A. Witness Pro-gram has been established to serve our members. The members of the Witness Committee are ready to help you if you have damage or cleaning, or suspected abandonment you may need to establish in court. Don't hesitate to call the L.L.A. member that serves in your rental's vicinity. If you have any questions, or would like to volunteer for this program, please call Cathy Gunderson at 534-9357.Northeast: Ann Wick 475-1675Northwest: Dennis Grey 951-7326 Barbara Riley 466-1383North Dwayne Phinney 466-9316 Valley Area Shawn Dolan 208-651-4076Area Wide: Margie McConnachie 999-8024 Donna McRory 455-8513 Vicky Rosier 290-3215 Connie Stacey 226-3226 Ken Vlasak 991-8770

Members Helping Members!

L.L.A. Witness Program RENTAL CLEAN-UPMAINTENANCE

[email protected]

Contact: James Allen

509.993.6934

509.226.4646

[email protected]


Cheryl Connors • (509) 344-2497 and 850-2962 • [email protected]

OMLIN,GUNNING& ASSOCIATES, P.S.Certified PublicAccountants

9515 N. Division, Suite 200 Spokane, WA 99218

(509) 467-2000Fax: (509) 3707

[email protected]

Chris Bourassa, C.P.A.Tax Consultant

Quickbooks Consultant

• Clandestine Drug Lab Clean-up & Testing• Mold Abatement• Lead Renovation & Repair Training• Spill Response & Clean-up• Hazardous Waste Brokering and Identification


Bertis & Wieber, LLC4202 E. Sprague Ave.Spokane, WA 99202, 509-532-0220 www.bertiswieber.com Call Vic Bertis

Cheney Real Estate Management1827 - 1st St., Cheney, WA Contact: Gary Geschke235-5000

Douglass Management815 E. Rosewood,Spokane, WA 99208Contact: Harlan Douglass 489-4260

Goodale & Barbieri Company818 W. Riverside Ave, Ste 300Spokane, WA 99201Alicia Barbieri or Pat Lewis 459-6102www.G-B.com

Homeland Investment Group, LLC6405 S. Chapman RoadGreen Acres, WA 99016Contact: Debbie [email protected]

Northeast Washington Housing Solutions55 West Mission, Spokane, WA 99201(509) 328-2953

Northern Pines Real Estate Services125 S. Washington, Newport 99156 Contact: Leslie Maki509-447-5922 [email protected]

Property Management Partners5978 Hwy 291, Suncrest Outpost #3Nine Mile Falls, WA 99026Contact: Cheryl Wagner 509-276-2175www.SpokaneRentalPartners.com

Specialty Management408 First St., Cheney WAContact: Mr. Terry Gingrich 235-4049

TG PropertiesP.O. Box 18040, Spokane, WA 99228Contact: Management Office 468-2661 www.tgproperties.com

WEB PropertiesP.O. Box 21469, 522 W. Riverside Ave., Ste. 600, Spokane, WA 99201Bill Butler, Owner [email protected]

Western Property Management111 College Hill St., Cheney, WA Contact: Tracy 235-8300

Property Managers

COIN-OPLAUNDRY ROOM

HAINSWORTH COMPANY

534-8942E. 1911 SPRINGFIELD AVE.

We furnish new Maytag Equipment.

We install the equipment and service it better than anyone else.

There is absolutely no cost to you,in fact, we pay you.

Your tenants will love a nice looking,well maintained laundry room,

with equipment that works!


Coin OperatedLaundry Equipment

For your apartment building

Cozzetto Coin-opSince 1977459-4300

319 W. 3rd • Spokane, WA 99201We furnish equipment and maintain it with

unsurpassed service!

Did you miss your chance... ...to own a copy of the ‘Bible’ of Spokane hockey history?

If back in 2001 you missed out getting your copy of “Saturday Nights Were Special,” the ‘Bible’ of all things Spokane hockey, here’s your chance. We recently located a number

of copies in storage, so while work continues to get the newly updated, fully revised edition finished as soon as possible (sometime in 2014), why not order one of the original copies? Has your old dog-eared copy seen better days, or perhaps you loaned it out to what’s-his-name and never got it back? Or maybe you just want to get a copy for a friend? To find more information, or to place your order, visit our new website:

spokanehockeybook.com or call 509-220-8018.

Tom HaneyLoan OfficerFHA & Union Specialist

JP Morgan Chase Bank, N.A.Home Lending12005 E. SpragueSpokane Valley, WA 99037

Telephone: 509 358 4004Facimile: 866 651 6819Branch: 509 334 2912Cellular: 509 939 [email protected]

MASONRY REPAIRS

BRICK - BLOCK - STONE - CONCRETE

Do you have loose bricks on your chimney or in other areas? Broken or cracked walkways?

Could this be a liability?

I do all types of repairs and new construction. Retaining Walls, Veneers, Paving, BBQ’s,

Walkways, Fireplaces, Planter Boxes, Mail Boxes.

Over 25 years experience in masonry

Lic.#BELTZD*9520F Bonded & Insured

DAVE BELTZ (509) 468-5197


Bobbie Swanson312 S. Farr Rd. • Spokane, WA 99206 • 892-0454 (off) • 928-3978 (fx)

Web: www.homesteadconstructioninc.comEmail: [email protected]

Al HirtSales Consultant

FOR SALE BY OWNER -- L.L.A. MEMBERSAsking: $133,900

4103 E. 13th Ave, Spokane WA, 99202

• Monthly income -- $1,000 to $1,200 • 5 bedroom 2 1/2 bath, downstairs bath has washer dryer hookups.• Forced Air heat with supplemental electric heat in basement • Approximately 2,000 square feet including

upstairs and finished walk-out basement. • Hardwood floors on main floor living areas and laminate in basement living areas • Large corner lot with large back deck and yard • Currently Vacant

Call Linda Lewis or Dan Miller at 509.535.7343or email at [email protected]


225 E. 3rd Ave, Suite #2 Phone: 509-535-1018

Spokane, WA 99201 Fax: 509-535-0961

www.landlordassoc.org [email protected]

FORMS ORDER LIST: To comply with tax laws, purchase of forms is restricted to LLA Members only

Order by Phone, Fax or E-mail. Sales tax & postage (if mailed) will be added to order or you can pick it up in person.

FORMS: Prices: Packets have 20 forms or booklets each Packets of 20 Singles $ Subtotal

101: Application to Rent $9.00 _____ .55 ______ $________

105: Holding Agreement $12.00 _____ .70 ______ ________

201: Rental Contract/Lease (Required) $13.50 _____ .80 ______ ________

204: Property Condition Report I (Required) $13.50 _____ .80 ______ ________ 205: Property Condition Report II $13.50 _____ .80 ______ ________

208: Co-Signer Agreement $9.00 _____ .55 ______ ________

209: House/Duplex Rules of Occupancy $13.50 _____ .80 ______ ________

301: Smoke Detector/Carbon Monoxide Detector Notice $9.00 _____ .55 ______ ________

302: Smoke/CO Detector Notice for Apartments $9.00 _____ .55 ______ ________

304: Lead Based Paint Form (Required for pre-1978 units) $9.00 _____ .55 ______ ________ 305: Lead Based Paint Booklet (*Required w/ Lead Form) $9.00 _____ .55 ______ ________

307: Pet Addendum $9.00 _____ 55 ______ ________

307A: Service Animal Addendum $9.00 _____ .55 ______ ________

308: Garage Addendum $9.00 _____ .55 ______ ________

309: Mold and Mildew Addendum (Required) $9.00 _____ .55 ______ ________ 310: Mold and Mildew Booklet (not required) $9.00 _____ .55 ______ ________

311: Plumbing & Drain Maintenance Reminder $9.00 _____ .55 ______ ________

400: Smoke Free Lease Addendum $12.00 _____ .70 ______ ________

401 Crime-Free Lease Addendum $9.00 _____ .55 ______ ________

403: Tenant Emergency Contact Information $9.00 _____ .55 ______ ________

404: Affidavit of Next of Kin $13.50 _____ .80 ______ ________

406: Roommate Addendum $13.50 _____ .80 ______ ________ 501: Request for Maintenance & Permission to Enter $8.00 _____ .45 ______ ________

503: 20-day Move Out Notice to Landlord $8.00 _____ .45 ______ ________

601: Rent Increase Notice $8.00 _____ .45 ______ ________

605: 48-hour Notice of Landlord’s Intent to Enter Premises $8.00 _____ .45 ______ ________

800: 30-day Notice to Cure Lease Non-Compliance $13.50 _____ .80 ______ ________

801: 3-day Notice to Pay Rent or Vacate $13.50 _____ .80 ______ ________

803: 3-day Notice to Quit for Waste, Nuisance

or Unlawful Use of Premises $13.50 _____ .80 ______ ________

804: How an Eviction Will Affect You (Letter to Tenant) $9.00 _____ .55 ______ ________

805: 3-day Notice to Quit for Drug Related Activities $13.50 _____ .80 ______ ________

806: 10-day Notice to Comply or Vacate $13.50 _____ .80 ______ ________

806A: 10-day Notice to Pay Lease Obligations or Vacate $13.50 _____ .80 ______ ________ 807: 20-day Notice Terminating Tenancy $13.50 _____ .80 ______ ________

809: Proof of Service $13.50 _____ .80 ______ ________

900: Move-Out Cleaning Reminder $9.00 _____ .55 ______ ________

901: Cleaning and Vacating $13.50 _____ .80 ______ ________

903: Deposit Disposition $13.50 _____ .80 ______ ________

905: Notice of Storage /Abandoned Property $13.50 _____ .80 ______ ________

1000: Washington Residential Rental Law Book: Member: $12.00 _____ Non-member 15.00 ________

Total Forms Cost $ ________

____________________________________________________________________________________________________________

Payment Method Cash Postage ________ Date: ____/_____/_____ Check # ___________

Credit Card Subtotal _________

E-Mail: _____________________ Please Bill (Payment due within 15 days)

Telephone: __________________ WA Sales Tax _________

TOTAL $ _________

Your Name: _______________________________________________ Or Membership Name_________________________________________

Address: _____________________________________________________________________________________________________________

Credit Card Number ______________________________________ Exp. Date: ___________ 3-Digit V Number (from back of card) _________ Sept. 19, 2013

225 E. 3rd Avenue, Suite #2 Spokane, WA 99202

FORMS: Prices: Packets have 20 forms or booklets each Packets of 20 Singles $ Subtotal 101: Application to Rent $9.00 _____ .55 ______ $________ 105: Holding Agreement $12.00 _____ .70 ______ ________ 201: Rental Contract/Lease (Required) $13.50 _____ .80 ______ ________ 204: Property Condition Report I (Required) $13.50 _____ .80 ______ ________ 205: Property Condition Report II $13.50 _____ .80 ______ ________ 208: Co-Signer Agreement $9.00 _____ .55 ______ ________ 209: House/Duplex Rules of Occupancy $13.50 _____ .80 ______ ________ 300 Carbon Monoxide Detector Notice $12.00 _____ .70 ______ ________ 301: Smoke Detector/Carbon Monoxide Detector Notice $9.00 _____ .55 ______ ________ 302: Smoke/CO Detector Notice for Apartments $9.00 _____ .55 ______ ________ 304: Lead Based Paint Form (*Required for pre-1978 units) $9.00 _____ .55 ______ ________ 305: Lead Based Paint Booklet (*Required w/ Lead Form) $9.00 _____ .55 ______ ________ 306: Marijuana Addendum & Right to Cure $13.50 _____ .80 ______ ________ 307: Pet Addendum $9.00 _____ 55 ______ ________ 307A: Service Animal Addendum $9.00 _____ .55 ______ ________ 308: Garage Addendum $9.00 _____ .55 ______ ________ 309: Mold and Mildew Addendum (Required) $9.00 _____ .55 ______ ________ 310: Mold and Mildew Booklet (not required) $9.00 _____ .55 ______ ________ 311: Plumbing & Drain Maintenance Reminder $9.00 _____ .55 ______ ________ 400: Smoke Free Lease Addendum $12.00 _____ .70 ______ ________ 401 Crime-Free Lease Addendum $9.00 _____ .55 ______ ________ 403: Tenant Emergency Contact Information $9.00 _____ .55 ______ ________ 404: Affidavit of Next of Kin $13.50 _____ .80 ______ ________ 406: Roommate Addendum $13.50 _____ .80 ______ ________ 501: Request for Maintenance & Permission to Enter $8.00 _____ .45 ______ ________ 503: 20-day Move-Out Notice to Landlord $8.00 _____ .45 ______ ________ 601: Rent Increase Notice $8.00 _____ .45 ______ ________ 605: 48-hour Notice of Landlord’s Intent to Enter Premises $8.00 _____ .45 ______ ________ 800: 30-day Notice to Cure Lease Non-Compliance $13.50 _____ .80 ______ ________ 801: 3-day Notice to Pay Rent or Vacate $13.50 _____ .80 ______ ________ 803: 3-day Notice to Quit for Waste, Nuisance Unlawful Use$13.50 _____ .80 ______ ________ 804: How an Eviction Will Affect You (Letter to Tenant) $9.00 _____ .55 ______ ________ 805: 3-day Notice to Quit for Drug Related Activities $13.50 _____ .80 ______ ________ 806: 10-day Notice to Comply or Vacate $13.50 _____ .80 ______ ________ 806A: 10-day Notice to Pay Lease Obligations or Vacate $13.50 _____ .80 ______ ________ 807: 20-day Notice Terminating Tenancy $13.50 _____ .80 ______ ________ 809: Proof of Service $13.50 _____ .80 ______ ________ 900: Move-Out Cleaning Reminder $9.00 _____ .55 ______ ________ 901: Cleaning and Vacating $13.50 _____ .80 ______ ________ 903: Deposit Disposition $13.50 _____ .80 ______ ________ 905: Notice of Storage /Abandoned Property $13.50 _____ .80 ______ ________ 1000: Washington Residential Rental Law Book: Member: $12.00 _____ Non-member 15.00 ________

________________________________________________________________________________________

Payment Method __ Cash Subtotal: ________ Date: ____/_____/_____ __ Check # ___________ Tax: .087 _________ __ Credit Card Postage: _________ E-Mail: _____________________ __ Please Bill (Payment due within 15 days) Telephone: __________________ Total: _________ Your Name: _______________________________________________ Or Membership Name_________________________________________ Address _________________________________________________________Credit Card #____________________________Exp. Date ______ March 26, 2014


BECOME A MEMBER TODAY!I hereby make application for membership in the Landlord Association of the Inland Northwest, a Washington Corporation, and do agree to abide by the by-laws and Code of Ethics of the association. I further agree to pay the membership dues until I give written notice to the

association of my withdrawal from the association.

Applicant’s name ________________________________________Company name _________________________________________Mailing Address _________________________________________ ____________________________________________Telephone number __________________ Work________________E-Mail___________________________________________________No. Of Units_______ Payment Amount $_________________Payable By: ( ) Check; ( ) VISA; ( ) MastercardAcct. No__________________________ Exp. Date___/___/_____V-Number_________________Signature of applicant __________________________________Date:________________________________________________

(NOTE: The V-Number is the last 3 numbers in the signature space on back of card. Thank you.)

Annual Membership Fees Units New Renewal1 -4 $115.00 $90.005-14 $150.00 $125.0015 -24 $195.00 $150.0025 - 50 $245.00 $180.0051+ $365.00 $275.00Property Management Firms $375.00 $375.00Commercial Member: $195.00*

Institution: $115.00*Includes a business card size advertisement in 10 issues of

Rental ReviewPLEASE MAIL YOUR COMPLETED APPLICATION TO:LLA / 225 E. 3rd Avenue, Suite #2 / Spokane, WA 99202

You can join online too at: www.landlordassoc.org

establish in court.• Membership Packet: Upon joining the LLA, each member receives a membership packet worth $50.00 that includes two each of our 30 legal forms and notices; Washington State Residential Rental Laws book; LLA Landlord Handbook; Legal Plan Information and referral; the LLA By-Laws; Screening Company referrals; and latest edition of the Rental Review Newsletter. The Landlord Association of the Inland Northwest is a non-profit group in existence for 40 years working together to increase residential property values through participation, education and legislation. Committee participation by all Association members is invited and encouraged! That’s how we work!

If you are not a member, join today with over six hundred landlords and become part of one of the largest landlord associations in Washington State. Contact the LLA office at 535-1018 for further information or...complete and mail the membership application below.

L.L.A.: Just what do we have to offer you?

The The Landlord Association of the Inland Northwest (LLA) offers an incredible array of

services for the landlord, all for just pennies a day.

• Office Hours: Office Open Monday thru Thursday. Monday 8 am - 4 pm, Tuesday-Thursday 8 am - 2 pm. Closed Friday. Closed Second Tues. Ea. Month Noon to 1:30 For Board Meeting• Communications: Ten issues of our 24 page newsletter – The Rental Review; Website, E-mail bulletins• Networking: Monthly dinners; Committee memberships; and State Conventions• Education: Monthly classes at no charge for members; Monthly dinner speakers; Alerts for Community Sponsored Seminars. • Legislative Representation: Your interests are monitored and championed on a local and state legislative level by the LLA Legislative Committee Members. Regular progress reports are shared in the Rental Review.

• Forms and Books: Ready access to contracts, notices, and other forms needed to protect legal rights and conduct business interests. All forms are updated and currently in compliance with Washington RCWs. They are carbonless copy ready for business. Phone, email or fax sales requests receive immediate return service by Priority Mail. LLA Office Open Monday 8-4 p.m. Tuesday-Thursday 8 a.m. - 2 p.m. Closed Friday. Closed Second Tues. Ea. Month Noon to 1:30 For Board Meeting• Legal Plan: Free consultation per tenant issue and reduced fees for professional attorney services for LLA members.• Mentor Program: Experienced landlord volunteers are available by phone for brief consultations on being a successful landlord. Hard-won information is shared first-hand member to member.• Witness Program: Landlord volunteers are ready to help you if you have damage, cleaning or suspected abandonment you may need to

The L.L.A.


Abatement & Mold ServicesAble Clean-up Technologies 509-466-5255

Just Right Cleaning & Construction509-994-8494www.jrcconline.com

Servicemaster Restoration ServicesGina Ferraiuolo 800-737-8994509-481-0485 [email protected]

SERVPRO of South and West Spokane509-534-0566 / Contact: Bruce Groshong

Accounting & Tax PreparationOmlin, Gunning & AssociatesChris Bourassa, CPA (509) 467-2000Tax Preparation & Review [email protected]

AppliancesCozzetto Coin-Op, 459-4300

Hainsworth Company, 534-8942

Appraisal ServicesRoger Trainor, Landlord Appraiser SpecialistBerg Appraisal Services, P.C.509-993-6934, fax 509-226-4646 [email protected]

AttorneysNeil Humphries, [email protected]

McMullen Law Office924-9816 - Toll Free: 800-798-9816

Rob Rowley, [email protected]

Steven Schneider, Attorney P.S.509-838-4458, [email protected]

CabinetryNHance Wood RenewalCall Dennis Pace 328-9663707-845-1002 www.nhance.com

Carpets & FlooringFashion Carpets and Flooring8619 E. Sprague, SpokaneAl Hirt. 509-928-9550

CarportsCarports of Washington. Inc.253-862-7556

CollectionsAutomated Accounts, Inc. 326-2276, Scott Millsap, President [email protected] www.automatedaccounts.com

Bonded Adjustment Company509-624-518www.bondedadjustment.com

ConstructionHomestead Constructio312 S. Farr, Spokane, WA 99206Bobbie Swanson [email protected]

Electrical ServicesMerit Electric of SpokaneJason Lundmark [email protected]

Environmental Services & TestingAble Clean-up Technologies509-466-5255

FinancingGlobal Credit Union509-455-2001

Spokane Teacher’s Credit UnionCheryl Connors 850-2963 and 344-2497

Fire & Water Cleanupand RestorationJust Right Cleaning & Construction509-994-8494www.jrcconline.com

Servicemaster Restoration ServicesGina Ferraiuolo 800-737-8994509-481-0485 [email protected]

SERVPRO of South and West Spokane509-534-0566 / Contact: Bruce Groshong

FlooringFashion Carpets and Flooring8619 E. Sprague, SpokaneAl Hirt: 509-928-9550

Golf Carts Frank Knott [email protected] – sell -rent

Handyman(Painting, Carpentry, Electrical, Plumbing, etc.)David Darnell 509-981-4070Mike Darnell [email protected]

Handy HusbandJerry Hilzinger, 509-838-3684www.thehandyhusband.com

Helpful Hands Contracting and Repairs 509-218-6391 [email protected]

James Allen, [email protected]

Thompson Handyman ServiceDave Thompson 509-218-4418

Heating & CoolingAccurate Heating & Cooling509-954-4899, 509-994-6431Ask for Jerry Warner, owner

Hurliman Heating & Air Conditioning509-891-5110www.hurlimanheating.com

InsuranceAmerican Family Insurance Ron Green [email protected]

Locksmiths24-Hr Houdini Locksmith 509-362-9582 for Rapid Response Ask for Matt Sweet

MasonryBeltz MasonryDave Beltz (509) 468-5197

ARTASTONE, INC.Terry McKenney, [email protected] Stone, [email protected]

Payment/Credit Card SystemsHeartland Payment SystemsJonnie Lewis, Manager509-226-5156, 509-710-4485

Pest ControlEnviro Pro Pest Solution ProfessionalsRaymond VanderLouw 509-847-8240www.enviropropestsolutions.com

Plumbing & Drain ServicesThe Drain Specialists509-467-5555

Process Service Eastern WA Attorney Services1201 N. Ash, Ste 100Spokane, WA 99201509-325-0001

Real EstateBruce Bafus, Managing Broker Key Properties Since 1977 509-747-7777 [email protected]

Jim McConnachie-Re/Max (509) 924-6716

Tim Todd, 509-467-2702Windermere Real Estate8601 N. Division, Spokane

Small LandlordProperty ManagementBertis & Wieber, 509-532-0220Contact: Vic Bertis www.bertiswieber.com

Golden Empire RealtyContact: Ann Wick509-475-1675, [email protected]

Property Management Partners509-276-2175 Contact: Cheryl Wagnerwww.SpokaneRentalPartners.com

Sparrow ManagementNathan Batchelor 208-209-5986,[email protected]

Spokane Property Management 509-475-4002 [email protected] www.SpokanePropertyManagement.net

Tim Todd, 509-467-2702Windermere Property Managementwww.Wrents.com or Winderemerespsokane.com

StorageValley Self Storage924-8467

Tenant ScreeningACRAnet, Inc. Cole Hockett 324-1350

Airfactz Screening & Reporting ServiceLisa Treppiedi, www.airfactz.com509-928-0229 – 800-729-7776

Bonded Data Research CompanyDennis Dillin 509-755-8200www.bondeddataresearch.com

TileFashion Carpets and Flooring8619 E. Sprague, SpokaneDennis Runolfson 509-928-9550

Service DirectoryFor direct links to our service providers go to www.landlordassoc.org

Become a commercial member of the LLA and market your business to hundreds of landlords and thousands of properties across the Inland Northwest. For info call: 509-535-1018 or visit: www.landlordassoc.org.


PRSRT STD.U.S. Postage

PAIDSpokane, WA

Permit #7

Landlord Associationof the Inland NW225 E. 3rd Avenue, Suite #2Spokane, WA 99202“Serving Landlords for over 40 years...The One You Can Trust”

Commerical, property, casualty and life

AMERICAN FAMILY MUTUAL INSURANCESpokane, WA 509-981-2907

Ron Green

[email protected]

• Leases & Evictions• Real Estate Closings/Transactions• Litigation & Bankruptcy Claims• Landlord-Tenant Mediation Services

Steven Schneider, Esq.

Steven Schneider, Attorney, P.S.

[email protected] P O Box 2170Spokane, WA 99210-2170

Affordable PricesPrompt Quality Service

Installs, Upgrades & Repairs

“Your HVAC Company for Life!”

Call Today for Service Repair or Estimate.509-954-1218 • 509-998-4899 • 509-994-6431

RENTALRE-KEYS

DISCOUNT FOR LLA MEMBERS

FAST • FRIENDLY • AFFORDABLE

509-362-9582

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