HomeMy WebLinkAboutCOW 2016-11-28 Item 4E - Ordinance - Rental License Requirements Matching Fee Resoluiton and Proactive Pest ControlCOUNCIL AGENDA SYNOPSIS
---------------------------- - - - - -- Initials
Mm� Date
Prepared by
1
M 1 qy)§ S review
C until review
11/28/16
NG
❑ Resolution
All
,g Date
N Ordinance
Ali
,g Dale 1215116
12/05/16
NG
[:] Other
Alt
,g Date
SPONSOR ❑ Council [:] Mayor [:] FIR DCD [:].I-,inance [:].Fire ❑ TS ❑ P&R [:].Police [:] PW
SPONSOR'S The residential rental licensing program is being updated to include a requirement for
summ'\Ry proactive pest control and fees for late renewals, late inspections and rental occupation
prior to license approval. The Council is being asked to consider and approve the ordinance.
Rt,lxii?wE?.D 13Y ❑ cow Mtg. Z CA&P Cmte ❑ F&S Cmte ❑ Transportation Cmte
❑ Utilities Cmte ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
DATE: 11/14/16 COMMITTEE CHAIR: QUINN
RECOMMENDATIONS:
SPON,soit/ADMIN• Department of Community Development
COMMIT -11"I" Unanimous Approval; Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
ExPi,M)ITURE, RI,'1QUIItI,'1I) AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
11/28/16
k 111:4 Ly, I I i! I &I V TA F-11 I ME
ITEM NO.
4.E.
[•
ISTM,'FSPONSOR: NoRA GIERLOFF
ORI(',IN,\j,Ac,,I?Ni),\D,\'i'i3: 11/28/16
A('.jM)A I'n m Ti'n,j�, Rental Housing License Code Update
CA' FIGORY M Discussion
Alt
,g Date 11128116
❑ Motion
AIRS Date
❑ Resolution
All
,g Date
N Ordinance
Ali
,g Dale 1215116
F.BidAxard
MtS Date
❑ Public Hearing
Alt
,g Dale
[:] Other
Alt
,g Date
SPONSOR ❑ Council [:] Mayor [:] FIR DCD [:].I-,inance [:].Fire ❑ TS ❑ P&R [:].Police [:] PW
SPONSOR'S The residential rental licensing program is being updated to include a requirement for
summ'\Ry proactive pest control and fees for late renewals, late inspections and rental occupation
prior to license approval. The Council is being asked to consider and approve the ordinance.
Rt,lxii?wE?.D 13Y ❑ cow Mtg. Z CA&P Cmte ❑ F&S Cmte ❑ Transportation Cmte
❑ Utilities Cmte ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
DATE: 11/14/16 COMMITTEE CHAIR: QUINN
RECOMMENDATIONS:
SPON,soit/ADMIN• Department of Community Development
COMMIT -11"I" Unanimous Approval; Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
ExPi,M)ITURE, RI,'1QUIItI,'1I) AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
11/28/16
12/5/16
MTG. DATE
ATTACHMENTS
11/28/16
Informational Memorandum dated 11/7/16 (Updated after CAP)
A. Draft Ordinance Amending TMC 5.06
B. Email to Owners/Managers of 20 Plus Unit Properties
C. Comments from Rental Property Owners/Managers
D. Comment Letter from Washington Multi-Family Housing Association
Minutes from the Community Affairs and Parks Committee of 11/14/16
12/5/16
[•
190
City of Tukwila
Allan Ekberg, Mayor
TO: Community Affairs and Parks
FROM: Jack Pace, DCD Director
BY: Nora Gierloff, Deputy DCD Director
CC: Mayor Ekberg
DATE: November 7, 20s6 Updated sI : h-6 _( ? - -a -v }
SUBJECT: Rental Housing Update with Pest Control Requirements
ISSUE
Should the residential rental licensing code be updated to require proactive pest control in larger
complexes?
BACKGROUND
Representatives from the Tukwila School District have testified at Tukwila City Council meetings that
some apartments are infested with vermin, cockroaches, and bedbugs. While these complaints have
not been directed to Code Enforcement staff and no actionable details have been provided, Code
Enforcement reached out to the three apartment managers and owners. We found that these
complexes were already doing proactive pest management.
The proposed fee resolution for 2017 -18 includes new fees for late renewals, late inspections, and
rentals prior to license approval.
DISCUSSION
The legal process for responding to a complaint of any kind in a rental unit is to first advise the tenant to
complain to their landlord in writing and wait for the appropriate period of time for the landlord to
respond and begin the treatment. In the case of infestations, the waiting period is 10 days. If the
landlord fails to respond in that time, Code enforcement would then contact the landlord and request
that they address the complaint by hiring an exterminator and providing us with a copy of their findings
and the treatment plan.
Since we have had the rental licensing and inspection program in full force (2013.), staff has received
relatively few infestation complaints – six in the past year, all of which have had a prompt response
from the landlord. Two had additional issues due to tenant hoarding and lack of cooperation, but they
have been resolved. One tenant was moved to another unit so that extermination could occur. The
other tenant did what was necessary for an IPM company to come in to treat the unit.
Overall, the required inspections of Tukwila's 3,663 rental units have had the desired effect in
addressing and correcting housing conditions. Items that are identified during the inspection process
are managed at the time of inspection. The adoption of the National Healthy Housing Standard
requires landlords to eliminate infestations using integrated pest management (IPM) when infestations
occur. This requirement is an effective tool for dealing with infestation complaints when they arise.
We recently surveyed apartment managers of the 62 complexes with 5 or more units about their pest
control practices and received the following responses.
191
INFORMATIONAL MEMO
Page 2
# Units
Proactive
Contract
Yearly Cost
Notes
Treatment
6
No
No
$ 800
Service only when there is a problem
191
Yes
Yes
$ 4,000
Yes
Yes
$ 750
Multi -state Regional manager, all properties
have monthly visits with follow up if needed
104
Yes
Yes
$ 864
2x per month with follow up if needed
114
Yes
Yes
$ 8,303
Quarterly spraying and monthly rodent control
120
Yes
Yes
$ 1,200
Monthly since 2010
109
Yes
Yes
$ 3,136
1x per year in each unit and as needed, monthly
bait station checks
61
Yes
Yes
$684
Monthly service
51
Yes
Yes
$5 -6,000
745 units total in King County, monthly service
It seems like standard practice for larger complexes to have a maintenance contract with a pest control
service. We could require the 42 properties with 20 or more units to submit confirmation of an annual
pest inspection and treatment plan prepared by a property manager or company trained in IPM as a
condition of the annual rental housing license. This would cover 85% of the rental units in the City but
only affect 7% of the landlords. After a few -ye4 swe could evaluate whether this has reduced the
nun ber -of- est cemp ts.
To improve awareness about pest and rodent control among our property owners and managers we
could include information with all of the 2017 rental license renewal letters. Next year we could reach
out city-wide with information about tenant rights and rodent control. After a few years we could
evaluate whether this has reduced the number of pest complaints.
In September we notified the owners and managers of properties with 20 or more units, the Rental
Housing Association of Washington, and the Washington Multi - Family Housing Association that the
City was considering implementing a proactive pest control requirement, see Attachment B. Responses
are listed in Attachments C and D.
The draft ordinance in Attachment A also reflects procedural changes related to the fee resolution such
as late fee deadlines.
FINANCIAL IMPACT
While there would be no direct costs, adding additional requirements to the annual licensing process
will increase the amount of staff time needed to process the licenses.
RECOMMENDATION
The Council is being asked to approve the ordinance and consider this item at the November 28, 2o16
Committee of the Whole meeting and subsequent December 5, 2o16 Regular Meeting to put these
changes in place for the 2017 license renewals.
ATTACHMENTS
A. Draft Ordinance Amending TMC 5.o6
B. Email to Owners /Managers of 20 Plus Unit Properties
C. Comments from Rental Property Owners /Managers
D. Comment Letter from Washington Multi - Family Housing Association
Attachment A
R) M nJfA � V
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2459
§1, §2, AND §8, AND ORDINANCE NO. 2281 §1 (PART), AS
CODIFIED AT TUKWILA MUNICIPAL CODE SECTIONS
5.06.020, 5.06.040, 5.06.050 AND 5.06.140, TO UPDATE
TUKWILA'S RESIDENTIAL RENTAL BUSINESS LICENSE AND
INSPECTION PROGRAM REQUIREMENTS; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City has adopted a Residential Rental Business License and
Inspection Program, pursuant to Tukwila Municipal Code (TMC) Chapter 5.06; and
WHEREAS, the program has significantly improved the condition of the City's rental
housing stock over the past six years; and
WHEREAS, preventative pest control will help preserve housing conditions; and
WHEREAS, the City has adopted an updated fee resolution for the 2017 and 2018
license years; and
WHEREAS, this resolution includes new fees that should be referenced in TMC
Chapter 5.06, "Residential Rental Business License and Inspection Program"; and
WHEREAS, timely licensing renewals and inspections help the City provide efficient
services; and
WHEREAS, the ordinance amendments are procedural in nature, and are therefore
categorically exempt from the State Environmental Policy Act (SEPA) review pursuant
to WAC 197-11-800(19);
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. TMC Section 5.06.020 Amended. Ordinance Nos. 2459 §1 and 2281
§1 (part) as codified at Tukwila Municipal Code (TMC) Section 5.06.020, subparagraph
1., are hereby amended to read as follows:
1. "Accessory dwelling unit" or "ADU" means a unit that meets the
requirements of Table 18 -Q 4-0-.-OW(2).
Nq1,q_ 1 7gf. TMC Title 18TMG
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Section 2. TMC Section 5.06.040 Amended. Ordinance No. 2281 §1 (part), as
codified at TMC Section 5.06.040, is hereby amended to read as follows:
5.06.040 Residential Rental Business License Requirement
A. Every rental unit owner shall obtain an annual residential rental business
license, pursuant to Title 5 of the Tukwila Municipal Code, prior to operating, leasing or
causing to be leased a rental unit. Rental unit owners must file a written application
annually with the Department for each rental uPA—location to be leased. To be
considered for approval, residential rental business license applications must be
complete and include:. #�e
'I . Completed and signed Residential Rental Business License A igLtion
p L_qD2__i�gn
provided by_ the _City.
2 Aappropriate application fee as set forth in the City -s fee schedule
a�c�atqq. b resolution of the..PAy Council. Late tees will be due jqLq�lica�fionsjLiled
March 1st or later.
This could be a _property
Manager trained in IPM or a contract n with a Lest control g_ ggrn pj__y
B. Failure to obtain a residential rental business license will result in the inability to
rent the unit. *
Section 3. TMC Section 5.06.050 Amended. Ordinance Nos. 2459 §2 and 2281
§1 (part), as codified at TMC Section 5.06.050, are hereby amended to read as follows:
5.06.050 Inspection Required
The owner must obtain an inspection of each rental unit and submit the flnspection
Checklist to the code official before the unit is initially occupied by a ter7ant, and
in subsequent years no later than September 30 of the year the Certificate of
Compliance expires. Owners of complexes with 5 or more units are required to utilize a
non-City inspector who meets the qualifications defined herein and who is preapproved
by the City. Owners of rental properties with fewer than 5 units may utilize a City
inspector or a non-City inspector, as defined herein. The City shall provide the
Inspection Checklist to the owner with the application form. The code official shall issue
a Certificate of Compliance for rental units that comply with applicable laws based on a
submitted Inspection Checklist. If using a non-City inspector, the owner shall be
responsible for making the inspection arrangements with the non-City inspector.
Section 4. TMC Section 5.06.140 Amended. Ordinance Nos. 2459 §8 and 2281
§1 (part), as codified at TMC Section 5.06.140, are hereby amended to read as follows:
5.06.140 Certificate of Compliance Validity and Renewal
Certificates of Compliance expire on December 31, four years from the date of issuance
by the City.
the G rnp4 _ - Failure to renew the Certificate of Compliance
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every four years shall result in the non-issuance or revocation of the rental business
license for that unit. Rental properties that are registered and continue to meet all the
requirements of the City's Crime-Free Rental Housing Program, or other City-
administered program to certify rental properties as working proactively at crime
prevention, may extend their required rental inspection schedule to once every 8 years.
If participation in such program is terminated due to failure to meet program
requirements or for any other reason, the rental inspection shall be due at the end of the
calendar year of the year of termination or 4 years from the last inspection, whichever is
later. Furthermore, if a property registered in the Crime-Free Rental Housing Program,
or any other City-administered program to certify rental properties as working ng
proactively at crime prevention, is the subject of 3 or more code violation complaints
verified by the City in any 6-month period for violations affecting the habitability of a
residential unit, the property will revert to a 4-year inspection cycle.
Section 5. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code. reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/subsection numbering.
Section 6. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
' Section 7. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this — day of 2016.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
Rachel B. Turpin, City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
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Nora Gierloff
From: Nora Gierloff
Sent: Wednesday, September 28, 2016 12:42 PM
To: Nora Gierloff
Cc: Laurel Humphrey; Hoa Mai
Subject: Preventative Pest Control Proposal
Tukwila Property Owners and Managers,
Thanks to those who responded to my survey about pest management practices. The results were:
# Units Proactive Contract Yearly Cost Notes
Treatment
6
No
No
$
800
Service only when there is a problem
191
Yes
Yes
$
4,000
?
Yes
Yes
$
750
Multi -state Regional manager, all properties
have monthly visits with follow up if needed
104
Yes
Yes
$
864
2x per month with follow up if needed
114
Yes
Yes
$
8,303
Quarterly spraying and monthly rodent control
120
Yes
Yes
$
1,200
Monthly since 2010
109
Yes
Yes
$
3,136
1x per year in each unit and as needed, monthly
bait station checks
51
Yes
Yes
$5 -6,000
745 units total in King County, monthly service
It appears to be standard practice for larger complexes to have a maintenance contract with a pest control service. The
Tukwila City Council will be reviewing a proposal to require properties with 20 or more units to submit confirmation of
an ongoing pest inspection and treatment plan prepared by a company certified to perform integrated pest
management (IPM) as a condition of the annual rental housing license. After a few years we would evaluate whether
this has reduced the number of pest complaints.
If you have specific recommendations or concerns please get back to me by October 7t''. The Community Affairs and
Parks Council Committee is tentatively scheduled to consider this item at their October 24th meeting. Links to agenda
materials are available the Friday before Council meetings at h t .11 w.iUi<WiI� w1a. v/ d_ -.p trnents e_jj �g cil „.
Ncr al( ierlofF
Deputy DCD Director
City of Tukwila
The City of opportunity, the community of choice.
1
196
Attachment B
Comments on the Proactive Pest Control Proposal
Michael J. Jansen, Principal Tecton Corporation:
My thought on this process is there must be an issue somewhere that has an owner neglecting
their responsibilities. Why not focus on this type of ownership versus adding costs to those
that are taking care of the issue. Also why 20 units? A 20 unit that has no issues will be
required to be under the focus while a 15 unit rat infested community will not. Address the
non - complaint owners.
Bryan Whiting, Manager Avalon Apartments
This new requirement is a disservice to good, responsible landlords. I spray the exterior of the
complex every 6 to 8 weeks, check bait boxes monthly and use AAA Pest Control and
Extermination whenever there is a specific issue in the complex. I am fine with the City
inspection requirement and in fact inspect all of the units every 6 months to keep on top of any
problems. However the requirement to have an ongoing contract with a company is too big a
burden when I am able to maintain the complex myself.
Rob Cravens
I see a lot of rats running around houses in the area of my complexes on S.142nd Street and
also shopping areas like Bartell Drugs located at 14277 Pacific Hwy. S. I was curious what the
city is doing about those pest issues?
We are doing our part controlling pests at our complexes but it seems to me local business and
houses in the area are not helping the situation as I don't see bait stations for rodents placed
outside at those properties!
Attachment C
197
I"
October M.2O18
MULTI
NonaGier�ff
FAMILY
Deputy DCDDimdor
—��
���.��
City OfTukwila
02OOS0ufhcenierBoulevard
Tukwila, WA
Re: Pest Control in Multifamily Housing
Dear Nora:
T: 425.656,9077
F: 42S.6,56,9087
Thank you for the opportunity to provide comment onthe recent proposal
to require Integrated Pest Management (IPM) certification onanannual
basis with the rental housing license for 20+ unit multifamily properties.
The Washington Multi-Family Housing Association is the local affiliate of
the National Apartment Association. VVe represent owners and operators
of approximately 170.000 rental units in the State ufWashington.
Particularly in the City of Tukwila, we represent owners and operators of
632 units in5 separate communities. The issue nf pest control came to
the City ofTukwi|o'nattention by the principal of Foster High School, in
August 2015. |nherpub|ictestinnonyshediocuaSedisauaavvithherk/de
coming from what she described ao the "slums VfTVkvvi|a" ' with bites
from nets and infestation of other insects, She mentioned the high school
had decontamination stations to prevent transmission of insects through
students. It is disappointing to hear children are living in housing
conditions of this type.
State and local laws require pest nmmnoqmrnmntcontrol in mnultifanmi|V
Specifically the Residential Landlord-Tenant Act requires e
landlord ho "provide a reasonable program for the control of infestation by
inaecta, rodents, and other pests at the initiation of tenancy, and except in
the 000a of single-family neuidenne, control infestation during tenancy
except where such infestation is caused by the tenmnt." RCVV
The Tukwila Municipal Code goes further, adopting, with amendments,
the International Property Maintenance Code (|PK4C). The (PK4Crequires
pest free environments and requires the owner of any 2+ unit multifamily
dwelling be responsible for pest elimination on the exterior of the
property. 30S.1et seq. Infestation that io caused by the tenant within the
dwelling unit but i8 not contained by the occupant becomes the owner's
responsibility, in part, aswell. Additional amendments tU the |Pk8Cbythe
City Vf Tukwila include identifying ao insects bed bugs and lice. TK4C
MINE
0.28.020.8.x Bed bugs and lice are not recognized bv the |PMCaepests
and generally are infestations that would be caused bvotenant. The
Code also requires IPM programs for all multifamily buildings, 308.7.
FAMILY
The survey results indicate itia the standard practice for communities with
HOUSING
20 and more units to maintain pro-active treatment and n contract with a
pest control company, They are already maintaining a reasonable pest
control program as required by State law.
#Units Proactive Treatment Contract
6 No No
T: 425e569077
191 Yes Yes
p:^zssseeoe7
? Yes Yes
104 Yes Yes
114 Yes Yes
120 Yes Yes
109 Yes Yes
51 Yes Yes
These communities are also professionally managed, lessening the
degreehovvhiohdefocUmacondbionsmayex/at. |tis not appropriate and
does not solve any existing pest control problems ho focus onlarge
multifamily communities when the crux of the problem exists in smaller
communities. There are existing mechanisms within the current law (o
prevent the type of pest infestation the Council is seeking boremedy.
What problem is being addressed by requiring a certification of
*
The proposal seeks to further regulate 7% of rental properties in
Tukwila. What effect will o regulation have if 0396 of the nante|
properties are not required to comply?
Moreover the most effective remedy b] defective conditions and tothose
issues identified an health and safety issues in the rental inspection
ordinance is for tenants to be proactive in reporting defective conditions,
including inhBmt8Uon, to their rental housing providers. Rental housing
providers are best equipped to remedy adefective condition when the
condition isknown. Barring tenant request to fix 8 defective condition, a
F8Ot8| housing provider will not know.
Finally, the Community Affairs and Parks Committee any unintended
bb� consequences that may result from any new regulations imposed on
multifamily properties. Namely increased rendueboinoreased
regulations. VVMFHA is committed to working with our members to
,
comply with existing (8vv and provide an affordable and safe living
FAMULTI environment to residents of the oib/ of Tukwila.
FAMILY
HO U' , Thank you for the opportunity to provide comment on this proposal, We
look forward to further discussion and being a resource for the City of
Tukwila on multifamily property issues.
Sincerely,
T: 425.656
F: 425s56 9087 Brett Waller
Deputy Director of Government Affairs
Washington Multi-Family Housing Association
cc: City of Tukwila Community Affairs and Parks Committee
City Council Community Affairs and Parks Committee
COMMUNITY AFFAIRS AND PARKS COMMITTEE
Meeting Minutes
November 14, 2016 - 5:30 p.m. - Hazelnut Conference Room, City Hall
Councilmembers: De'Sean Quinn, Chair; Kathy Hougardy, Thomas McLeod
Staff: David Cline, Evie Boykan, Laurel Humphrey, Lynn Miranda, Robert Eaton, Rachel
Bianchi, Nora Gierloff, Hoa Mai, Bob Giberson, Jack Pace, Derek Speck
Guests: Nick Bratton, Forterra; Michael Murphy, King County
CALL TO ORDER: Committee Chair Quinn called the meeting to order at 5:30 p.m.
I. ANNOUNCEMENT
II. BUSINESSAGENDA
A. Resolution: Accepting a Land Donation
Staff is seeking Council approval of a resolution that would accept a donation of 16,250 square
feet of land at South 128th Street and 37th Avenue South. The land has potential to become a
restored site with improvements to the Riverton CreekArea. This is supported by the PROS plan
and is recommended by the Park Commission. There is a cost to the city of approximately
$10,000 for Phase 1 Environmental Survey and vegetation management on site. UNANIMOUS
APPROVAL. FORWARD TO NOVEMBER 28, 2016 COMMITTEE OF THE WHOLE.
B. Ordinance: Updating Rental Licensing Requirements
Staff is seeking Council approval of an ordinance that would update the residential rental
%40 business license and program requirements to reflect the new fee schedule as well as require
documentation of ongoing integrated pest management for multifamily buildings with 20 or
more units. The adoption of the Healthy Housing Standard last year requires landlords to
eliminate infestations when they occur, and this has helped Code Enforcement staff. Staff has
found that it is standard practice for larger complexes to contract for pest control maintenance.
Requiring the 42 properties with 20 or more units to submit confirmation of this practice would
cover 85% of the rentals in the city but not add to the City's enforcement capability. The
Committee discussed the proposal and the comment letters and weighed the benefits. They
expressed particular interest in education for both property owners on how to prevent pests
and fortenants with regard to their rights and reporting options. The Committee recommended
to move forward with the proposal but requested that staff develop and implement a
coordinated effort on a broad public education campaign. If passed by Council, the
implementation will be evaluated for effectiveness next year. UNANIMOUS APPROVAL.
FORWARD TO NOVEMBER 28, 2016 COMMITTEE OF THE WHOLE.
201