VANCOUVER, Wash. — A single mom in Vancouver recently found herself priced out of her home. But it wasn't rent prices that forced her to leave — so-called "junk fees" have caused her and other Washingtonians to leave their homes and even the state.
In a Vancouver neighborhood lined with lawns full of yellow grass, Shawayne Hodges' home stands out in green.
"This year I watered it, I actually took the time to water it this year," said Hodges, who rents the home.
All through the summer, Hodges' garden hose was stationed in the front yard. The constant watering drove up her water bill. But it wasn't by choice — Hodges said her landlord fined her $125 for yellow grass.
"Yeah, yeah," Hodges said. "They called it a non-compliance fee."
It cost her another $125 for the landlord to tape the fee notice on her front door.
And that's not all: Hodges said representatives from the property management company, Zenith Properties Northwest, entered her home for an inspection and took pictures of a bowl of dog food and a bed that had been slept in. They billed her for an unauthorized pet and for having another occupant in the house.
"Within that walk-through, I was charged $930," Hodges said.
According to Hodges, the pet food was from when her mom's dog visited. Her 22-year-old son had been staying with her, accounting for the unmade bed.
"I am owing them now $3,200 … not rent, just fees," she said.
Hodges has three young children and moved to Vancouver because rent prices were cheaper than Portland. She rented this home with the help of Section 8 housing vouchers at $1,895 a month.
At the end of 2022, Hodges said Zenith tried to raise her rent by $900 a month. The Vancouver Housing Authority rejected the increase, saying it wasn't reasonable. But after the rent increase went away, the fees began.
"It's stressful; it's stressful," Hodges said.
Hodges' attorney, Carl Snodgrass, said it's a tactic meant to push the single mom out of her home. And it's not just her — Snodgrass said he has noticed an uptick in "junk fees" over the past few years.
"The dots line up," he said. "I'm concerned that this is going to be a trend we see more and more."
Already, those fees have had a big impact. Days after Hodges spoke with KGW, she moved to Georgia to escape the fees. Zenith relisted the home and raised the rent by $500 a month.
"It gives me the message that we're not wanted over here," Hodges reflected.
Balancing rent and fees
Andy Silver, CEO of the Vancouver Housing Authority, said that these fees have the biggest impact on the most vulnerable renters.
"You find people in a situation where they either have to move and find a new place to live, or they realize they're going to fall behind," Silver said.
Zenith declined a request for an interview, but said they'd answer questions via email. They did not respond directly to emailed questions, but provided this statement before refusing further comment:
"Zenith has followed the terms of the lease, which is compliant with Washington landlord-tenant law."
Some areas, including the state of Oregon and cities like Seattle, limit junk fees through laws and ordinances. In Vancouver, Snodgrass said, there are no such regulations.
"These companies are realizing that they can get away with higher and higher fees," he said.
And the reasons for this lack of regulation can seem counterintuitive. Vancouver officials said they haven't discussed an ordinance to curb junk fees because they're heavily focused on making housing more affordable.
"We need to have a better understanding of the issue at this point," said Patrick Quinton, director of economic development for Vancouver.
Quinton said that even if Vancouver were to implement such an ordinance, that wouldn't impact tenants in other parts of Clark County. He said he hopes the Washington Legislature will take it up.
Lawmakers did try last year. The Washington House passed HB 2114, which would have limited fees. But the bill died in the Senate after pushback claiming that it would lead to higher rents.
"We intend to bring that bill back. You know we'll have a new legislature in session, it's an election year," said Rep. Nicole Macri, a Democrat representing part of Seattle.
Macri is adamant that Washington needs to address both rising rents and junk fees.
"This is where we have to find a balanced approach, where we need to both protect renters and make sure that they can have access to stable, affordable housing, while appreciating that costs do go up to operate housing," she said.
But in the meantime, junk fees are becoming more common. And in Hodges' case, at least, they are driving renters out of Washington.
"And it is incredibly stressful, it's destabilizing for families and communities," Macri said.
"I've never dealt with anything like this, ever," Hodges said.