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Seattle Mariners have pledged $3 million for a new effort to prevent low-income renters facing evictions

Seattle Mariners have pledged $3 million for a new effort to prevent low-income renters facing evictions

  • Posted: Dec 22, 2018
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Home Run, Seattle Mariners have pledged $3 million for a new effort to prevent low-income renters facing eviction from falling into homelessness.

The Seattle Times’ Project Homeless is funded by BECU, The Bill & Melinda Gates Foundation, Campion Foundation, the Paul G. Allen Family Foundation, Raikes Foundation, Schultz Family Foundation, Seattle Foundation, Seattle Mariners, Starbucks and the University of Washington. The Seattle Times maintains editorial control over Project Homeless content.

The partners estimate they could help as many as 4,000 people.

 

The move follows a September report by the Seattle Women’s Commission and KCBA revealing that more than half of Seattle renters who were hit with evictions notices in 2017 owed one month’s rent or less, or a median cost of $1,250. The report found that many who were eventually evicted ended up homeless.

The investment by Mariners, who are a funder of The Seattle Times Project Homeless, also comes amid increasing calls on the private sector for a stronger response to the region’s homelessness crisis.

Fred Rivera, the Mariners’ executive vice-president and general counsel, said the team has been on the lookout for opportunities to address the region’s ongoing homelessness crisis in an innovative way. After reading a draft of the evictions report, Rivera, who sits on the boards of both the KCBA’s charitable foundation and United Way, contacted both organizations to talk about how they could partner to address the problem.

“I was shocked and surprised by it,” Rivera said Friday. “When you look at the costs related to homelessness, the amount of money that people were in arrears is a really small amount.”

Working with the United Way and KCBA, the team designed a program patterned after initiatives in New York City that provide funding for people who can no longer pay their rent and facilitate mediation with landlords. Advocates say that even if a person has to vacate an apartment, mediation can help renters avoid a blight on their credit record, which could make it hard to find housing in the future.

“I think this is a good step toward addressing the eviction crisis,” said Xochitl Maykovich, Seattle Women’s Commission co-chair and one of the lead authors of the evictions report. “I do want to emphasize that lack of resources is not the only problem for tenants facing eviction. We need City Council members and state legislators to take action to reform our archaic and inhumane eviction process.”

 

Lauren McGowan, United Way senior director, said Home Base will create a “one-stop shop” for people facing evictions.

“If we’re really going to make headway on this issue, prevention is a way to do it,” she said. “We’re going to try to halt whatever is about to happen and keep people inside if we can. But if they are already evicted, we need to get them to homelessness system.”

The Mariners’ contribution will pay for the first year of the initiative. McGowan said the partners will look for additional funding to keep the initiative going.

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Seattle to mom and pop landlords: Criminals are welcome! Your rights not so much

Seattle to mom and pop landlords: Criminals are welcome! Your rights not so much

  • Posted: May 21, 2018
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Seattle to mom and pop landlords: Criminals are welcome! Your rights not so much

My landlord is a dying breed. He’s a middle-class guy who owns and rents out the tiny house we live in, built in the 1950s on the other side of the lake from Seattle. That house is his retirement plan.

When he comes to repair the stuff our kids break, he always asks about the latest with Seattle’s housing regulations. He asks because I’m an attorney with Pacific Legal Foundation, a public interest group that has sued Seattle over several of its housing ordinances. He’s terrified the misguided policies infecting Seattle’s housing market will spread across the lake. If that happens, my landlord would likely sell, as many Seattle landlords are doing now.

A few months ago, he fixed the toilet seat lid—which I broke this time—and stayed for a plate of spaghetti. We talked about two of Seattle’s recent housing laws we’re challenging in court: the first-in-time rule and the Fair Chance Housing Ordinance.

First-in-time, the only ordinance of its kind in the country, required landlords to offer tenancy to the first applicant who meets rental criteria—credit history and such. We defeated that law in court in April. The Fair Chance Housing Ordinance, on the other hand, forbids landlords from checking criminal background or considering prior criminal convictions when selecting tenants.

Each of these laws by itself curtails landlords’ rights to their own property and raises serious safety and financial risks. But in tandem, the two rules make the risks of renting out property utterly intolerable for the average mom-and-pop landlord.

Two of my clients, MariLyn and Chong Yim, are raising their young family in one unit of a triplex they own. They have close relationships with their tenants/neighbors and share the yard.

 

 

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PROFESSIONAL TENANTS AND HOW TO AVOID THEM

PROFESSIONAL TENANTS AND HOW TO AVOID THEM

  • Posted: May 06, 2018
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PROFESSIONAL TENANTS AND HOW TO AVOID THEM

 
Professional tenants are a landlord’s worst nightmare, the ones you read about in the newspaper. These individuals are notorious for cheating the system and using loopholes, leaving landlord’s with lost rental income, a damaged property, and a huge headache. They will complain about the smallest of messes and become the largest hassles.
 
In order to get away with such actions, professional tenants have created some pretty elaborate strategies. Here are the top 5 tactics from professional tenants. If you find your tenant is doing any of the below, then you may have a professional tenant.
 
#1: PAYING PARTIAL RENT
Often times, professional tenants will pay only a portion of the rent each month. When a landlord has accepted partial rent one month, then State laws will not allow an eviction for that month. This provides the tenant with more time in the property with overdue rent, and most often, they’ll continue to delay each month. Before the landlord realizes it, the tenant is close to lease expiration with an exorbitant number of past due payments. Don’t accept partial payments and require full amounts on exact dates to avoid these schemes. If a tenant is late, be prepared to start the eviction process right away. Also, never accept partial rent.
 
#2: PAYING RENT BEFORE THE LATE FEE
Professional tenants understand a landlord is more likely to take legal action for $1,000 of past due rent than for a $50 late fee. These tenants will pay rent before the late fee, claiming the late fee will be paid soon. Guess what? By accepting the rent before the late fee, the landlord is most likely never going to receive the late fee. The landlord becomes emotionally drained as a debt collector and just writes off the late fee.
 
The lease contract is written to align incentives between the tenant and landlord. A late fee is listed in the contract to set the precedent that rent should not be paid past a certain date. Tenants should not take advantage of the payment terms in the contract. By waiving this fee, a landlord signals that the legally binding contract is “flexible,” and it provides professional tenants with the signal that they may be able to bend other terms in the contract. Don’t become drained emotionally and only accept rent after outstanding late fees are paid.
 
#3: PAYING IN CASH
Cash is impossible to track, making it the preferred medium for professional tenant payments. These tenants will lie about making cash payments or even go as far as faking rent receipts. As a landlord, avoid taking cash payments that foster these types of actions. When a landlord is in the courtroom, they want to show a track record of traceable payments followed by no payments. Keep in mind that in some states, landlords are not allowed to refuse cash. If a tenant insist on paying cash, you must create and BOTH sign a receipt at the time the cash is accepted.
 
#4: ASKING FOR TIME
Some tenants will approach their landlord and plead for more time to pay rent. This tactic is usually accompanied by a heart-tugging story of the hardships they are currently battling that prevents them from paying. Unfortunately, it is difficult for a landlord to know the legitimacy of these stories and a tough decision must be made. Allowing for a longer payment period will only make things worse. While it might be emotionally difficult to draw a line, a landlord is not a bank that provides loans. When a tenant is late on rent, they should go to their friends, family, bank, or another source for a personal loan. The relationship between tenants and landlords should be strictly professional and real estate related. If a tenant still cannot pay the rent when it is past due, then the next step is an eviction notice. A landlord may want to consider suggesting to the tenant that if they are late on rent, then they will release the tenant from their lease so the tenant can find a more affordable unit. It may be easier for a landlord in the long run to let a tenant who can’t afford rent to leave then to constantly chase the tenant for rent.
 
#5: CLAIMING THE RENTAL IS UNINHABITABLE
Professional tenants may try to claim the rental is uninhabitable as a scheme to not pay rent. Typically, their process is submitting a maintenance request and claiming it was never addressed. They will withhold rent or break the lease and reference the clause on maintenance and habitability of the property. Every maintenance request should be tracked in a system, providing evidence that the request has been acknowledged and updates have been provided in a timely manner. This type of documentation will save a landlord in the courtroom. While landlords have no power over the judge, maintaining records and photos of your properties can protect yourself from these situations.
 
When a tenant makes a claim that the property is unfit to live in, landlords must refile with proof of a habitable environment. Tenants will then proceed to trash the property in an attempt to justify their claim. Keeping a running log of property conditions and pictures help prove your case, do not forget that tenant damage, beyond normal wear and tear, can be charged back to the tenant. If they are intentionally causing damage to create an “uninhabitable claim,” documentation will help to bring justice in the case.
 
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