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In this episode of HFO Multifamily Market Watch, Greg Frick sits down with Carter Nelson, Director of Government Affairs for the Washington Multi-Family Housing Association (WMFHA), to break down the 2025 Washington legislative session—and what it means for apartment owners, operators, and housing providers across the state.

From statewide rent control (EHB 1217) to the battle for preemption, eviction delays, and legal compliance risks, Carter shares a front-line view of the most impactful housing legislation passed this year. They also dive into how advocacy is evolving, how the multifamily industry is misunderstood, and why now is the time for owners to get involved.

If you own rental housing or work in property management in Washington State—this is a critical conversation you can’t afford to miss.

💡 Key Takeaways:
-Washington’s new rent cap law (EHB 1217) sets a limit of 7% + CPI, capped at 10%, reshaping how rent increases must be handled statewide.
-The industry successfully fought back a 180-day notice period, reducing it to 90 days for more balanced tenant and operator expectations.
-Lack of preemption leads to confusing, fragmented regulations, burdening both housing providers and residents across jurisdictions.
-Lease parity laws now limit rent premiums on month-to-month leases, creating unintended consequences like fewer short-term leasing options.
-The 12-year rent cap exemption for new construction is lower than in Oregon and California, putting Washington at a competitive disadvantage for investment.
-Pending litigation (like the RealPage lawsuit) should be resolved before passing algorithmic pricing bans, but cities like Seattle are pushing ahead prematurely.
-Owners must engage during the off-session months, when legislators are most receptive to input before bills are drafted.
-Multifamily operators are job creators and economic drivers, but are often misrepresented in policy conversations—this narrative must change.

Watch it here: https://youtu.be/MPDrsRHHz-8

On a recent episode of Multifamily Marketwatch, I sat down with Ezra Hammer to discuss California’s “Builder’s Remedy” and what a similar tool could mean for Oregon.

Ezra shared how this policy has transformed housing development in California by holding jurisdictions accountable for underproduction, and why Oregon needs its own version to move the needle on our growing housing deficit.

We talked about:
- How underproduction is driving affordability and homelessness challenges.
- Why “business as usual” isn’t working in Portland and across the state.
- What a Builder’s Remedy could look like in Oregon and how it could reset the conversation around housing supply.

The message is clear: if we’re serious about solving the housing crisis, we need bold action and policies with real teeth.

Watch the whole conversation below 👇

How Zoning, Rent Control & Earthquake Codes Are Killing Projects ft. Ezrea Hammer Office-to-Apartment Conversions in Portland: What It Really Takes | Ezra Hammer | HFO Market WatchIn this episode of HFO Multifamily Market Watch, Greg Frick...

Did you know HFO offers a complimentary Business & Family Succession Planning seminar?

We bring in CPAs, estate planning attorneys, and other professionals to provide real-world strategies and proprietary tools you won’t find anywhere else.

As one recent attendee shared:
“HFO goes beyond selling real estate, they understand a client’s financial world is bigger than a portfolio.”

– Gary McCready

Because your legacy deserves more than just a plan, it deserves clarity.

I agree that the Portland multifamily market is positioned at about 8 o’clock on the graphic, in the recovery phase.

We are seeing decreasing vacancies, limited new construction, and moderate absorption, which are signs that the market is slowly regaining momentum.

What are you seeing in your markets?

Swipe to see stats on Multifamily, Industrial, Office, and Retail.

Thank you, Andrew Hoan, for continuing to beat this drum.

It is unbelievable that Multnomah County leadership still refuses to acknowledge that high tax rates are driving higher-income residents out of the county.

The good news is that there are solutions with pro-growth policies that can attract employers, retain talent, and rebuild our economic base.



Read the full article here:

https://www.kgw.com/article/news/politics/portland-metro-pcef-preschool-pfa-shs-tax-advisory-group-taxpayer/283-2dc428ef-8cb6-40f5-ab3d-0e929f4c2620