Don’t Let a Judge Toss Your Case

You’ve waited 8 months for this hearing. You’ve lost $15,000 in rent. You’ve paid thousands in legal fees.You walk into the courtroom, and before you can even speak, the Judge looks at your paperwork and says: "Case Dismissed. Improper Notice."In 2026, the DC Superior Court is a minefield. With the RENTAL Act of 2025 now in full effect, the old "30-Day Notice" is dead for non-payment cases. If you are still using 2024 forms, your case is a "zombie"—dead on arrival, but still eating your equity.

If you own a 4–15 unit building, you aren't just a landlord anymore; you are a target for the city’s new proactive inspection algorithms and aggressive tenant advocacy. One technicality won't just cost you a case—it could trigger a 588% Class 3 Property Tax spike while your building sits in legal limbo.

Why You Must Attend This "War Room": We aren't here for a "networking hour." This is a technical survival session.Abel Gebremichael and Dayshon Wagner, Esq. (Offit Kurman) are opening the playbook on how to win in the new 2026 legal landscape. We will cover:

• The 10-Day Pivot: Exactly how to fill out the new RAD Form 10 so it survives a judicial audit.
• The Dismissal Trap: The 3 most common "invisible" errors that are causing judges to toss cases in 2026.
• Expedited Tracks: How the RENTAL Act allows you to jump the line for cases involving criminal activity or violence.
• The "Bell Hearing" Defense: How to prevent a tenant from using a "peeling paint" violation to stop paying rent into the court registry.
• The Exit Strategy: How to sell your property "As-Is" and transfer the litigation to a buyer so you can stop being a full-time litigant and go back to being an investor.

The city is actively training your tenants on how to stay in your building for free through classes hosted by the Office of the Tenant Advocate (OTA)—and nobody is teaching property owners how to fight back and extract their equity.

I looked across D.C. for a real, tactical masterclass to help high-value multi-unit owners counter this, and there wasn't a single one.

So, I built it.

Join me on April 18th for an exclusive Eviction masterclass designed specifically for D.C. multi-unit landlords who are tired of housing tenants for free. I am bringing in an expert D.C. real estate attorney to give you the exact, step-by-step playbook to navigate the courts, correctly file the new RAD Form 10, extract non-paying tenants, fight back Bell hearings, and stop the financial bleeding.

Why you cannot afford to wing this in 2026:

• DC courts are dismissing 40–60% of eviction filings for technical errors.
• The new 10‑Day Notice is causing mass confusion — avoid the mistakes.
• One wrong sentence in your notice can cost you 3–6 months of rent
• The Office of the Tenant Advocate (OTA) is actively training your tenants how to exploit legal loopholes in free "Renter's Rights 101" classes.

About Your 🎙️Keynote speaker: Dayshon Wagner, Esq. Dayshon Wagner is an attorney in Offit Kurman’s Landlord Representation Practice Group. She doesn't just "study" the law; she fights in the Landlord-Tenant Branch daily. She specializes in defending housing providers against code violations and navigating the high-stakes administrative regulations of the District. When you want to know what a Judge is actually thinking in Building B, you ask Dayshon.Event

Your Host & Facilitator: Abel Gebremichael
DC’s Leading Realtor for Small-to-Mid-Size Multifamily Buildings
Abel Gebremichael is the visionary behind the "DC Small Multifamily" platform and the District’s top-producing agent for the 4–15 unit asset class. With a track record of 133+ multi-unit buildings sold and over 390 TOPA notices successfully navigated, Abel’s expertise is backed by high-volume, real-world results. Beyond traditional brokerage, Abel is a specialist in distressed asset preservation. He has facilitated numerous successful "Cash for Keys" negotiations, allowing owners to clear their buildings and exit difficult situations with their equity intact. As your facilitator for this War Room

Logistics:

• When: Saturday, April 18th, 2026
• Where: 519 C ST NE, Washington, DC 20002
• Complimentary for Multi-unit Owners. Warning: Seats are strictly limited to 40 owners to ensure we can review specific case scenarios. RSVP today!

Stop losing sleep over your rent ledger. Learn the new rules, fix your filings, and reclaim your asset.

Know what’s Happening Next — before everyone else does.

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Host or Publisher Coalition Properties Group