August 2016 CCRA News by Clark County Rental Association

Providing Landlord Education, Advocacy and Information since 1981

AUGUST 2016

Clark County Rental Association 5620 Gher Rd., Suite H Vancouver, WA 98662-6166 ADDRESS SERVICE REQUESTED

Member of the: Washington Rental Owners Association 3301 Rucker Avenue, Suite A Everett, WA 98201 (360)705-0113 • w ww.waapt.org lanschapter@wroawaa.com

Pricing your your rentals page 9

L E G I S L AT I O N C O N TA C T S LEGISLATIVE HOTLINE: Governor Jay Inslee-D Office of the Governor PO Box 40002 Olympia, WA 98504-0002 (360) 902-4111 FAX: (360) 753-4110

S E N AT O R S

1-800-562-6000 (Leave a message for your Legislators)

Terry Kohl, Legislative Coordinator tkohl@comcast.net Mark Gjurasic, Lobbyist mgjurasic@comcast.net

CCRA’s August meeting will be Tuesday, Aug 30h at Club Green Meadows 7703 NE 72nd Ave., Vancouver Networking at 6:00 - Dinner at 6:30

Reservations required for dinner or coffee by 5:00pm on Friday, Aug 26th Leave your reservation and a contact number on the CCRA voice messaging system:

How to catch a liar page 12

Appliance guide for landlords page 16

AUGUST MEETING:

RADON Health effects, detection, and tips on how to keep your tenants safe

360-693-2272 Members will also be called from our automated phone reservation system prior to reservation deadline.

R E P R E S E N TAT I V E S

Don Benton-R, 17th District 409 Legislative Bldg. PO Box 40417 Olympia,WA 98504-0417 (360) 786-7632 FAX: (360) 786-1999 benton.don@leg.wa.gov

Lynda Wilson - R, 17th District 418 John L. O'Brien Building PO Box 40600 Olympia, WA 98504 (360) 786-7994 wilson.lynda@leg.wa.gov

Paul Harris-R, 17th District 403 John L. O'Brien Building PO Box 40600 Olympia, WA 98504-0600 (360) 786-7976 harris.paul@leg.wa.gov

Ann Rivers-R, 18th District 405 Legislative Building PO Box 40418 Olympia, WA 98504-0418 (360) 786-7634 FAX: (360) 786-1999 rivers.ann@leg.wa.gov

Brandon Vick-R, 18th District 469 John L. O'Brien Building PO Box 40600 Olympia, WA 98504-0600 (360) 786-7850 vick.brandon@leg.wa.gov

Liz Pike-R, 18th District 122B Legislative Building PO Box 40600 Olympia, WA 98504-0600 (360) 786-7812 pike.liz@leg wa.gov

Annette Cleveland-D, 49th District 230 John A. Cherberg Building PO Box 40449 Olympia, WA 98504-0449 (360) 786-7696 cleveland.annette@leg.wa.gov

Sharon Wylie-D, 49th District 310 John L. O'Brien Building PO Box 40600 Olympia, WA 98504 (360) 786-7924 wylie.sharon@leg.wa.gov

MEETING PRICE (MEMBERS & NON-MEMBERS)

$15 Per Guest Includes Coffee/Tea Price includes gratuity.

$25 Per Guest when you add dinner for $10 more Price includes gratuity.

GUEST SPEAKER:

ALL MUST RSVP by 5PM Aug. 26th Dinner will be a buffet: Chef’s choice of 2 entrees, plus salad bar, vegetables and dessert, coffee or tea.

JIM BITTNER with Cascade Radon

CASH OR CHECK ONLY Jim Moeller-D, 49th District 429B Legislative Building PO Box 40600 Olympia, WA 98504 (360) 786-7872 moeller.jim@leg.wa.gov

NO CHILDREN OR PETS PLEASE

Congratulations to CAROL LEE COTTER Winner of the July drawing for a free dinner at this month’s meeting. Follow us on Twitter & Facebook!

ccrawa.org

board minutes

CCRA membership application Mail to: Clark County Rental Association 5620 Gher Road, Suite H • Vancouver, WA 98662-6166

From the July 5, 2016 meeting of the CCRA Board of Directors

ANNUAL DUES: $120 includes newsletter (Payable initially on a yearly basis). $50 for each additional newsletter mailed to a separate address.

Mail to: Name and/or Complex: ............................................................................................ Date: ........................ Mailing Address: ........................................................ City/ST: .............................................. ZIP:.......................... The meeting was called to order by President Lyn Ayers. Members present: Lyn & Janine Ayers, Patty Silver, Pat Schaefer, Quinn Posner, Cheryl Ayers, Sue & Gregg Denning and Jeff Gough. The minutes for the May 2016 executive meeting were approved as distributed via e-mail. Cheryl Ayers presented the treasury report for May and June 2016. The budget is on track for the year. The report was unanimously approved. Patty Silver noted that BBQ hosted by Contract Furnishings Mart on June 28th at their warehouse and showroom was a huge success. The food was excellent and the hosts terrific. The food drive collected 206# in food donations and $235.00 which translates into 1323 meals for families. It was all donated to the Clark County Food Bank. Jeff Gough commented on the CCRA website. The Facebook traffic is picking up on the site. The CCRA is continuing the partnership with Habitat for Humanity and the ReStore, and updates will be given at some of the general meetings. Amy

from Habitat would like to post some testimonials from CCRA members on their website to strengthen the relationship. Lyn Ayers noted that MOCO will speaking at the July meeting about portable credit reports, the August meeting speaker will be Ron Bittner with Cascade Radon, and September will feature Morgan & Sons Carpet Care and Restoration. Cheryl Ayers was welcomed to the Board of Directors as the interim CCRA treasurer. The Board would like any CCRA member who wants to be on the Board of Directors, or to take on specific committee duties (such as Advertising manager, Speakers committee, etc.), to please contact any Board member. It was moved and seconded to adjourn. Motion passed. Meeting adjourned. Respectfully Submitted, Patty Silver CCRA Secretary

Phone: ........................................................................ Alternate Phone: .................................................................. E-mail: ........................................................................ Number of Rental Units: .................................................... How did you hear about us? .................................... Applicant's Signature: ........................................................

❒ New Membership ❒ Renewal ❒ Owner ❒ Manager ❒ Both ❒ Association

The Benefits of CCRA Membership Meetings

Seminars

General Membership meetings are held the last Tuesday of every month.

Subjects regarding financial analysis, investments, economics, etc., given by professionals and offered at nominal cost to you.

Monthly Newsletter Our newsletter (mailed around the 15th) includes timely articles of general interest written by authorities in our industry. Published unlawful detainer lists are a helpful screening tool (complete list available back to 10/87).

Industry Subscriptions Members receive a free subscription to the Landlord Times, as well as a free, five month subscription to Mr. Landlord.

Educational Programs Through education and high ethical standards, CCRA is pledged to raise professional standards and increase efficiency of the rental property operations in our county.

AUGUST

2016

This month’s features

Member News............................................................................................1 Discussions on Potential Lead Rental Inspection & Registry ............2 Events Calendar ........................................................................................4 Member Statistics ....................................................................................4 Tip of the Month........................................................................................5 Senate Approves to Reform Affordable Housing Programs..............6 7 great reasons to invest in smaller multifamily real estate ............7 How to Price Your Rental Using Research and Actual Comps............9

Fire Safety Tip: Fire Lanes ......................................................................11 How to Catch a Liar ................................................................................12 Radon facts & information ....................................................................15 Appliance Guide for Landlords ............................................................16 CCRA News ad rates................................................................................18 CCRA Marketplace ..................................................................................19 Advertiser Directory & Business Associates ......................................20 Member Application ....................................................inside back cover

Rental Forms/Books A new-member packet is given to you when you join. Forms are provided which protect your legal rights and help your business operate smoothly and more efficiently. Landlording/Landlord Tenant Law books available.

Associate Commercial Members Offering you a selection of local services and retail products, sometimes discounted.

Officers and Directors Volunteering their time and talents to be of service to you.

Legislative Representation Your interests are served on vital issues by our State Legislative Lobbyist. The need for representation on laws affecting the rental industry is a constant concern of our Association.

Washington Apartment Association Our State Association is comprised of 13 local rental property groups throughout Washington, united in the goal of preserving free enterprise and protecting owners and managers of rental property.

Tax Deduction Membership dues, and advertising costs can be written off as business expense.

A United Voice: There is strength in UNITY!

Advertiser Discounts Check our Advertisers Index for vendors/service providers who offer discounts to CCRA members.

Member Discount Members interested in joining Club Green Meadows receive a 50% discount on their initiation fee.

Letter from the President

CLARK COUNTY RENTAL ASSOCIATION 5620 Gher Rd., Ste. H Vancouver, WA 98662-6166 360-693-2272 www.ccrawa.org

LYN AYERS

2016 OFFICERS

CCRA President

President Lyn Ayers • 693-0025 layers@wa-net.com

Here it is the middle of 2016. A lot has happened so far this year, much of it challenging. We can point to the growing homeless population. Municipalities across the state and on the other side of the Columbia River are looking at how to tip the industry to being more supportive of our less fortunate neighbors. This will be picked up in our next legislative session in Olympia and we will hear calls for tighter restrictions on what we can and cannot do. We will need to be prepared to actively explain to our legislators how these will impact renters over the long term. In spite of the threats to our industry, it is still a great place to live and run our rentals. The majority of our tenants are good folks. We are providing a much-needed service for our communities by offering quality, clean homes and apartments for the majority of those who need or prefer to rent. Most of us do this at reasonable rents. If being a landlord were easy, more folks would have rentals. Look at the good side of our recent statements from the county assessor’s office that our valuations have skyrocketed. Maybe the time to sell is approaching or here. However the downside means that our property taxes are going up. Unfortunately that alone will be reflected in increasing rents over the next year or so. You will be hearing more about the Low Cost Housing Fund. The City council added a ballot to the upcoming November election to create a fund dedicated to assist low income CLARK COUNTY RENTAL ASSOCIATION

residents of our city. It will increase our property taxes although not significantly for most of us. However our retired neighbors on fixed incomes will be impacted, some too much to retain ownership of their homes. That is not a goal of the fund, but that will be one of the consequences. As incomes continue to be virtually stagnant, more people are being stretched to the breaking point and others have already moved past it. Housing costs are an issue for the community. We need to look for ways to address this problem. Your board has had several conversations with Habitat for Humanity and its ReStore outlet. We are creating a relationship where we as landlords can effectively be involved. One of the attractions of Habitat is that every person they assist must have some “skin in the game.” Consider donating your unneeded building materials whether new or used, extra cabinetry, furniture, appliances, and metal. Stop by whenever you are in the area of the store by Mill Plain and I-205 (the old Chevy dealership). Walk through the showroom and consider buying something to fill a need you have. The money goes to an excellent cause plus everything is heavily discounted. Don’t forget to let them know that you are from CCRA. It’s a worthwhile cause and let’s contribute to Habitat’s helping our community. Welcome Cheryl Ayers to the board as our new Treasurer. She has been appointed to complete the remainder of Janine’s term and has

Vice President - WROA Delegate Blain Cowley • 699-4900 camsonllc@aol.com Secretary Patty Silver • 693-3600 silverbug5@aol.com Treasurer Cheryl Ayers caayers@gmail.com

BOARD OF DIRECTORS Past President, WROA Ken Opp • 693-6260 rpms@pacifier.com Dinner Coordinator Thanks & Acknowledgements Patty Silver • 608-2086 silverbug5@aol.com Events & Entertainment, PAC Drawing Pat Schaefer • 980-0389 pkbshaefer@gmail.com Speaker Chairperson Vacant Position • Call 693-2272 if you are interested in joining our board Mentor Program Sue Denfeld • 896-5885 mentor@ccrawa.org Board Members At-Large Cheryl Cowley • 699-4900 Janine Ayers • 693-0025

CCRA NEWSLETTER Designer / Editor Jeff Gough - Gough Creative Group 607-4693 • editor@ccrawa.org Advertising Jackie Maze • 909-3414

CCRA ASSOCIATES Accounting Advisor Ron Oliver, CPA • 574-0644 ron@vancouvercpa.com Legal Advisor Quinn Posner, Attorney • 524-4767 quinn@posnerlawoffice.com Information Coordinator Roger Silver • 693-2272

AUGUST 2016

already hit the road running. When you see Janine, thank her for her 22 years of contribution to the organization. We surely would not be the effective association we are without her commitment, contribution, and financial oversight. Be sure to attend our upcoming dinner meeting especially if you have single-family homes in Vancouver. Our speaker will be Jim Bittner from Cascade Radon. You might already be aware that schools in Portland have

been identified with too high radon levels. Testing is now often being required when selling older homes in Clark County. Get informed and understand what the options are. Join us on August 30th at Club Green Meadows. This summer look for the good in your lives. In today’s polarized society, it is too easy to turn to the dark side and focus on the negatives in life. Let’s enjoy our lives; we are blessed to live here in Vancouver/Clark County where there are so many opportunities.

Legislative News

Discussions on Potential Lead Rental Inspection & Registry Program by MARK GJURASIC WROA Lobbyist - Public Affairs of Washington, LLC

WROA has been monitoring and attending the Department of Health work group dealing with Governor Inslee’s directive to the Department of Health to determine the viability and potential policy changes associated with developing a state implemented Lead Rental Inspection and Registry Program, to require residential rental properties built before 1978 to register and complete a lead inspection and “demonstrate safety at each change of occupancy.” The goals of these meetings included the following: • Get feedback on the policy the governor proposed • Discuss the individual components of the policy • Get a basic understanding of the policy environment surrounding lead. • It said by Stakeholders conducting the meeting that they do not expect to come to consensus. The workgroup is discussing the directive, lead poisoning prevention, other state policies, policy strategies, and advantages and disadvantages of a Lead Rental Inspection and Registry Program. Currently the Department of Commerce collects fees for providing Renovation, Repair and Painting (RRP) certifications and Lead Based Paint (LBP) abatement certifications. In 2004, the current fee structure was 2

AUGUST 2016

developed and implemented at $25 for the abatement certification and a 2011 amendment included the RRP certification. The RRP certification is a five year certification and the LBP certification lasts for three years. Based on the average for the last five years, the Department of Commerce collects about $42,000 in revenue in each year. Commerce is proposing to raise the current $25 dollar fee for the RRP and LBP certification to $125. Commerce is struggling to perform the responsibilities under their grant with the Environmental Protection Agency (EPA) to perform the functions outlined therefore they need to increase the current administrative capacity. They are looking to add an additional FTE and hire a second enforcement officer, increase costs associated with enforcement efforts and utilize non-federal funds to target lead based outreach to Washington Families. This could come in the form of new legislation in the 2017 session. The state would like to make changes to the Residential Landlord and Tenancy Act that would potentially mandate that if the landlord does not disclose that they have a building built before 1978 there will be monetary fines to the landlord and the tenant would be able to break the lease and move out if the landlord does not disclose this information. It is estimated that about 60% of our homes in Washington State are pre-1978. CLARK COUNTY RENTAL ASSOCIATION

human exposure or both?) There are two main differences between the Lead CAP • Discussion of Funding – Lead CAP suggest a and the Governor’s Directive. $.25/Gallon paint tax which would pay for screening but not sufficient for remediation or abatement. Lead CAP • Targets pre-1978 housing During the discussion the Stakeholder Meetings they are • Lead inspection plus demonstrate safety at change of reviewing how other states and cities handle Lead in Rental occupancy Housing Policies to help come up with regulations in Washington State. Such as in certain states, the tenant may Governor’s Directive: not be evicted or subject to an increase in rent for the • Targets pre-1960 housing • Lead inspection plus maintenance inspection every 3 years landlord exercising the remedy to remove lead based paint. The next meeting is scheduled on Tuesday, August 23 from 1:30 p.m. to 3:30 p.m. at a location to be Discussions on the registering of rental properties determined. before 1978 include: • How does the state get the landlords to register their Mark Gjurasic properties? WROA Lobbyist Public Affairs of Washington, LLC • Would they register each building or each unit. mgjurasic@comcast.net • Should any of this data be available to the public? • If a landlord fails an inspection of their rental what (360) 481-6000 would be the next steps (abatement or reduction of

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AUGUST 2016

Member Statistics CCRA Welcomes the following new members: CCRA Statistics for August 2016 Regular Members: ....................................................329 Associate Members: ..................................................20 Total Units Represented: ....................................10,296

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STAY UP-TO-DATE!

Don’t miss out on the great educational and networking opportunities at the monthly dinner meetings.

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CCRAWA

Events Calendar So that you will have ample time to make your reservations, mark your calendar to show that CCRA’s dinner meetings are scheduled for the last Tuesday of every month, (with the exception of June & December). DINNER & COFFEE RSVP MUST BE MADE BY NOON ON THE FRIDAY PRIOR TO THE MONTHLY DINNER MEETING!

SEPTEMBER

AUGUST SUN

MON

TUE

WED

THUR

FRI

SAT

SUN

MON

TUE

WED

THUR

FRI

SAT

Board Meeting Board Meeting

Dinner RSVP deadline

Dinner Meeting

Mark Your Calendars! The September Meeting Guest Speaker will be Steve Morgan with Morgan & Sons Carpet Cleaning

AUGUST 2016

CLARK COUNTY RENTAL ASSOCIATION

Tip of the Month SUMMER PROJECTS? CALL BEFORE YOU DIG! If you’ll be digging in your yard to install an irrigation system or new fence, first call 811 two business days before for location of underground utilities. Utility companies will mark underground utility lines with water soluble paint so you can avoid dangerous and costly contact with utility lines or pipes. Digging in to underground power lines can be fatal. In addition, you may disrupt your home’s electric services— or cause an outage for the entire neighborhood. The location service will only mark utility-owned lines, not private lines such as service to an outbuilding on the property. It is the property owner’s responsibility to have these services located and marked prior to digging.

Calling 811 two business days before you dig will ensure you – and your neighbors – stay safe.

Your old stuff looks pretty good to us!

Doing a remodel? Those reusable building materials, appliances, furniture, and other home goods still have plenty to give. Donate them to the ReStore and help build more Habitat homes. (It’s tax deductible, too!)

Clark County Portland Metro Washington County Home Improvement Outlet Home Improvement Outlet

CLARK COUNTY RENTAL ASSOCIATION

pdxrestore.org AUGUST 2016

Senate Approves Legislation to Reform Affordable Housing Programs The nation’s home builders today commended Senate passage of the Housing Opportunity Through Modernization Act of 2016, legislation that includes many NAHB-supported bipartisan fixes to HUD programs. “This bill contains a number of reforms to increase access to affordable rental housing, provide assistance to low-income renters and facilitate homeownership,” said NAHB Chairman Ed Brady. “I want to thank our grassroots for contacting their senators and helping to push this vital legislation across the finish line.”

• Protect Section 8 Housing Choice Voucher residents from displacement due to fluctuations in the Fair Market Rent, which determines payment standard amounts for the voucher program. This protects voucher holders from economic factors beyond their control and allows owners to retain good tenants. • Change the Rural Housing Service Single Family Guaranteed Loan Program so that it will be current with other government loan programs while providing efficiencies for home buyers and lenders. • Reduce current FHA regulations surrounding existing condominium projects, including streamlining project certification rules and reducing owner-occupancy requirements. Easing restrictions will assist first-time home buyers and condo owners who want to sell their condo and move up to a single-family detached home.

Specifically, the bill would: • Streamline inspection requirements in the Housing Choice Voucher Program, which will allow voucher holders to move into their units more quickly. The changes will level the playing field for voucher holders who are competing with market-rate renters who can move into a unit immediately. • Allow the contract terms of HUD’s Section 8 Project Based Housing Choice Voucher program to be extended from 15 to 20 years. This will help facilitate the use of project-based vouchers within the Low Income Housing Tax Credit properties.

The House approved a companion bill earlier this year. NAHB urges President Obama to quickly sign this legislation into law. For more information, email Jessica Hall at NAHB or call her at 800-368-5242 x8253. Article Source: nahbnow.org

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7 great reasons to invest in smaller multifamily real estate by RICHARD

MONTGOMERY

Are smaller multifamily buildings a better fit for many real estate investors than larger multifamily commerical buildings? This week’s investor, Richard Montgomery takes on this question from a reader. Reader Question: Monty, my wife and I are 32 years old and have just finished restoring a big Victorian twofamily home in New Jersey. We took on a bit of debt, but I just paid all of the credit cards down and completely paid off a pretty big loan. We currently owe around $280,000 on the mortgage and it is worth around $350,000. Our other two-family is hitting on all cylinders. Debt is looking good and we once again have a good amount of disposable income. I have been looking at multifamily properties on the MLS (Multiple Listing Service) and cannot believe how low they are priced. That combined with interest rates makes me think that this is a fantastic time to buy property. After tax season, we will have $35,000 to invest. Should we continue with small multifamily homes or try to go into larger properties? —Ryan C. Monty's Answer: Hello Ryan, and thanks for your question. I would caution you that credit card debt might not be the best way to finance the improvements you are making. There are lenders (commercial banks or private lenders) that will fold the cost for building improvements into the mortgage. There is also a FHA 203k loan that folds the upgrades into the loan. You may want to talk with other remodelers, flippers or real estate investors in your area to see how they finance the improvements and lenders they prefer.

are many benefits in creating your portfolio with smaller buildings. Here are some of them: 1. A small loan is easier to obtain. It is less risky for both you and the lender, and most lenders make many more small loans than large loans. The underwriting standards for four-unit and smaller buildings are less stringent. 2. Small buildings are the largest market. There are considerably more two and three-family multifamily units in most communities than buildings with eight families and larger. 3. Many tenants prefer living in smaller buildings. Fewer people and fewer rules can make for a more “homey” environment with some people. There is a greater variety of floor plans and architecture. 4. There are more sources of capital. Commercial banks, credit unions, national banks, savings banks and online lenders make these loans. 5. As an investment strategy you are spreading your risk among many buildings instead of a few. 6. The return-on-investment gains are higher in smaller buildings. 7. There are more opportunities to add-value to communities. Seeking fix-ups in older neighborhoods has been a viable business opportunity for generations.

Sorting out the multifamily options

The most important principles

There are many unknown facts that do not allow a recommendation suggesting you buy larger multifamilyproperties. Earning capacity, industry sector, net worth, total debt and other factors play a role in decisions of that magnitude. Based on the information you provided it appears you are ready for another two or three-unit building. There

The key to success in building wealth in real estate transcends whether you invest in small or large buildings, it is gaining a good understanding of these principles: 1. Make yourself an expert in understanding the vital statistics in the submarkets you chose. Sales rate, time on market, list to sell percentage, average price per square foot by style of property, percentage of listings that expire

CLARK COUNTY RENTAL ASSOCIATION

AUGUST 2016

unsold, rental values, home value trends and more. Inand-out sale prices will be the best comparables if the data on renovation improvements is included. Operate under the principle that one makes money when buying a property, not when selling it. This real estate reality is not widely understood. Determine the cost to renovate against the projected as-complete value is one of the methods used to calculate the price one can afford to pay. Make sure the areas you invest in are transitioning toward being a more desirable neighborhood. When you drive the neighborhood, do you see renovation projects under way, younger people on the sidewalks and a recovering business district? Look for completed renovations as a positive sign. Possibly the most difficult part of building a portfolio of real estate investments is learning how to manage them. Successful property management techniques and practices are the key to the business. Identifying, qualifying, placing and managing tenants are one of the most challenging aspects of rental property ownership. There are a number of ways to learn “how to” beside the school of hard knocks. Numerous books, university level classes, seminars and more, offer a path to enlightenment. This

is an area of real estate where working smart trumps working hard. Your letter suggests that you are doing well in real estate. It is nice to hear real estate success stories and I wish you continued success. About the Author: Richard Montgomery gives no-nonsense real estate advice to readers’ most pressing questions through his website Dear Monty. He is a real estate industry veteran who has championed industry reform for over a quarter century. He knows real estate investing, from up-close, getyour-hands-dirty rehab to armchair investing using your self-directed IRA as your funding vehicle. In his nearly half-century in the industry, Monty has bought and sold investment properties, founded a real estate brokerage company using a non-traditional consumer driven model, run his own successful brokerage and is former CEO of Corporate Relocation Services. He is a consultant to businesses and entrepreneurs and also shares his knowledge with inquisitive readers through syndicated newspaper columns. You can ask him your real estate questions at www.DearMonty.com.

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AUGUST 2016

CLARK COUNTY RENTAL ASSOCIATION

have a couple of larger nicer houses in this group that rent for $2,200, these larger houses are making a significant contribution to the average on the high side. When you are doing research, you could easily overestimate your rent if you include these larger houses when you calculate average rent. This is why I prefer calculating the median rent as well. 2. Craigslist I use Craigslist to check what fellow landlords are asking for rent. But I don’t use only this information as some landlords might be testing the market at a higher rate and will not get it rented for that rate. I also use Craigslist to see how much people charge for a roommate. I find this to be interesting data since the majority of my renters have roommates. 3. Zillow Zillow is a site I use for rental comp research because I can easily see the location of the properties on the left side of the screen, and I can see the quality of the property on the right side. 4. Realtor.com I use Realtor.com for rent research for higher-end properties. I prefer their mobile app and highly recommend it to anyone who prefers to do research on their phone. After you download the app, you’ll see a screening tool you can use. I really like how the properties are mapped out, and when you click on a property, a picture of the property pops up with some data but doesn’t overtake the entire screen.

Other Sources for Rental Research 1. Fellow Landlords Local property managers can give you a lot of data on what is renting and where. I don’t bother them on the phone but simply use their websites to see their inventory. I take note when I see a high-quality property that’s not renting fast. I also talk with some fellow landlords I know and ask what kind of rents they are receiving and how fast they are renting out their properties at that rate. 2. HUD I have never rented to a tenant with a Section 8 Voucher, but every year I check the Section 8 rates for my area. Why would I do this? In my opinion, this gives you a great baseline of what you should be charging You can find your state’s Section-8 rates by visiting the HUD website (www.hud.gov). (Ed. Note: While there are many reputable resources online, and through professional organizations, landlords need to be wary of information and advice that may be illegal in their rental units’ state or municipality. Professional rental property owners should always consult with qualified attorneys, association mentors, and continue their landlord education on a regular basis.) Jimmy is a multifamily real estate investor and bank credit officer. He has written a complimentary bank negotiating guide on how to get around the 80% LTV rule which can be found at http://realestatefinancehq.com/

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AUGUST 2016

CLARK COUNTY RENTAL ASSOCIATION

Other Sources for Rental Research 1. Fellow Landlords Local property managers can give you a lot of data on what is renting and where. I don’t bother them on the phone but simply use their websites to see their inventory. I take note when I see a high-quality property that’s not renting fast. I also talk with some fellow landlords I know and ask what kind of rents they are receiving and how fast they are renting out their properties at that rate. 2. HUD I have never rented to a tenant with a Section 8 Voucher, but every year I check the Section 8 rates for my area. Why would I do this? In my opinion, this gives you a great baseline of what you should be charging You can find your state’s Section-8 rates by visiting the HUD website (www.hud.gov). (Ed. Note: While there are many reputable resources online, and through professional organizations, landlords need to be weary of information and advice that may be illegal in their rental units’ state or municipality. Professional rental property owners should always consult with qualified attorneys, association mentors, and continue their landlord education on a regular basis.) Jimmy is a multifamily real estate investor and bank credit officer. He has written a complimentary bank negotiating guide on how to get around the 80% LTV rule which can be found at http://realestatefinancehq.com/

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AUGUST 2016

CLARK COUNTY RENTAL ASSOCIATION

AUGUST 2016

How to Catch a Liar by

ROBERT L. CAIN

Don’t you wish that bad tenants had a big red “B” on their shirts like the “A” Hester Prynne had to wear on her dress in The Scarlet Letter? Then you wouldn’t have to play a guessing game about whether to believe their sob stories and their “variations” of truth about what fine, upstanding, but misunderstood tenants they are? Fact is, liars may as well put the “B” on their shirts. They give sure signs that they are not telling you the entire truth, or any of the truth, when they spit out their lies. We’ll look at some of the ways here. I had a boss once who always gave away his lies. He made a weird gulp in his throat immediately before and after the lie came out. He’d make that noise, and I would immediately dismiss any and everything that followed it or preceded it. Our last landlord, the one we had over 40 years ago, also gave herself away when she lied. She got a glazed look in her eyes and looked at empty air. Then she made up or otherwise embellished a story. We always knew it was an outright lie when she got that look in her eyes. I know one sleazy jerk who gives away his lies with a short “ha-ha” laugh. Ask him a question and he makes up an answer that he thinks will please you, then places a “ha-ha” exclamation point on the lie. Most people have no idea they are giving away their lying through body language or vocal spasms. Paul Eckman, of professor of psychology at the University of California in San Francisco, says that catching liars is an art almost anyone can learn. People show telltale signs, he says, when they lie. “Liars usually do not monitor, control, or disguise all their behavior.” In the book The Art of Questioning: Thirty Maxims of Cross-Examination Peter Megargee relates this anecdote. “Attorney Lloyd Paul Stryker was a keen observer. He 12

AUGUST 2016

would watch carefully how the witness behaved in the courtroom and on the stand. He would rivet his eyes on the quarry during direct examination. . . . He looked for clues in the ways the individual expressed herself or himself. He listened for variations in tone of voice caused by the tightening of vocal chords. He notices pauses. He noted flashes of anxiety, dryness of mouth, moistening of lips, hesitations, discomfort, and uncalled-for repetitions of coached material. He watched for stammer and for needless reference by the witness to counsel’s name. ‘I never was there, Mr. Prosecutor.’ Eyes were of particular interest. How and when did pupils shift and dart? When did eyes narrow or blink? The giveaway laugh and wipe of forehead. Hands wring, cling, scratch, and readjust. Legs shuffle. A hand touches the pocket with notes taken from his lawyers on what to avoid at all costs.” Body language and strange vocal noises can be indicators of a lie. What we will look at are some of the things that people, including bad tenants, do that are giveaways that they may not be telling you the entire truth. When you ask a question, just as Stryker did a witness, watch your applicant or tenant carefully. A question is called a “probing point” in body-language expert talk. A probing point may appear when a word or phrase “touches a nerve” during a conversation, especially one that involves whether an applicant will get to move into your rental property. One of your questions may elicit a lip-purse, a shoulder-shrug, or a throat-clear, for example. Other signs may be stumbling over words, a higher voice pitch, or repeated swallowing. However, Dr. Paul Eckman points out that “is no guarantee that a lie is being told, but it signifies a hot moment when something is going on you should follow CLARK COUNTY RENTAL ASSOCIATION

up with interrogation.” The question has hit some kind of sore spot with the applicant. Is it always something that will disqualify him or her as a tenant? Of course not. It could just be a bad memory. But you owe it to yourself to find out if it is important to you in your selection process and your decision whether to believe a tenant. Body language expert John Mole provides the following list of body-language cues that could indicate someone is lying: • Touches face • Hand over mouth • Pulls ear • Eyes down • Glances at you • Shifts in seat • Looks down and to the left How does it work on the field of battle with an applicant in front of you and rental application in hand? Here’s an example: Finally! You have an applicant! They look and talk like terrific people. They tour the property and pronounce it a “really nice place, someplace we could live forever.” They even talk about how close the unit is to

the school their children attend and that they have friends just a couple of blocks away. The prospect of them living there forever pleases you because the last three tenants have moved out after just a couple of months. Now here is someone who wants to stay a long time. Hardly able to contain your excitement, you ask a simple question, “Do you think your last landlord will give you a good reference?” “Oh, sure, no problem,” the wife says as she covers her face with her hand. “Yeah, we got along—along, along fine, yeah, uh, fine,” says the husband while pulling his ear lobe. “He’s uh, uh, uh, uh, going to sell the building. That’s why we’re getting kic—, er,. Moving.” At that point, he stares at the ground, seemingly intensely interested in the bug crawling along the sidewalk. Then he glances at you out of the corner of his eye. Too bad. And here you thought these folks looked so promising. You wonder why they don’t just tattoo “LIAR” across their foreheads. You vow to quiz their last landlord after making sure the number they gave you for him on their application is indeed their actual last landlord and not their best friend.

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AUGUST 2016

Other things to watch for that indicate deception are pupil dilation and fast blinking rates. Eckman observes that people make “fewer hand movements during deception compared to truth telling.” None of these clues is absolute proof that an applicant is not telling the truth. They do mean that the person you are questioning is anxious or feeling stress. But liars, other than the pathological subspecies, always feel stress or anxiety when they spout their lies. These cues should arouse suspicion about what they have told you. Remember at which question or at what

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point their body language indicating deception took place, and be extra vigilant in checking out that piece of the rental application. You are simply using your applicants’ body language to give you a better idea about where they might be trying to put one over on you. Once you catch them, send them big “B’s” for their shirts along with the rejection letters. Article Source: RentalPropertyReporter.com

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AUGUST 2016

360.909.3414 CLARK COUNTY RENTAL ASSOCIATION

RADON facts & information by

WASHINGTON STATE DEPT OF HEALTH

Radon is the single largest source of radiation for almost everyone in Washington. Radon is the leading cause of lung cancer among nonsmokers, according to the U.S. Environmental Protection Agency, and the second leading cause behind smoking. It is easy to decrease your risk from radon by testing for it and, if necessary, fixing your home What is radon? Radon is a naturally occurring radioactive gas that is invisible, odorless, and tasteless. It comes from the radioactive decay of radium, an element found in most rocks and soils. Radon can enter a building from the ground underneath it, and concentrate to tens or even hundreds of times the level in outdoor air.

professional tester is often hired when radon detection is part of a real estate transaction. Find lists of professionals from the National Environmental Health Association (http://nrpp.info/) and the National Radon Safety Board (http://www.nrsb.org/).

How can radon affect me? Radon can cause lung cancer. As radon radioactively decays, energy is released in the form of particles and photons. These can hit cells and damage or destroy them. Lung cancer can form when a cell is damaged and the cell does not repair itself correctly. The more radon you are exposed to, the greater the opportunity for cell damage. Although smoking is the leading cause of lung cancer, the risk is highest when an individual smokes and is exposed to radon.

How can I tell if I have radon in my house? The only way to know if you have elevated levels of radon is to test. Easy-to-use, inexpensive test kits are available online, and from many home improvement and hardware stores. You can also hire a professional radon tester. A

CLARK COUNTY RENTAL ASSOCIATION

AUGUST 2016

Appliance Guide for Landlords by

STEPHEN MICHAEL WHITE

With every rental property, landlords must think about maintaining each part of the unit, from the walls and windows to the electrical and plumbing systems. One significant area that landlords deal with is the unit’s appliances. Because there is no single approach to appliances—from providing them in the first place to keeping an inventory or repair list on them—many landlords struggle with the ins and outs of appliances. This appliance guide for landlords can help streamline your efforts in approaching and dealing with appliances, from start to finish.

What Exactly Are Appliances? Appliances are generally considered to be an individual piece of equipment for use in the home in the performance of domestic chores. By this definition, a dishwasher, refrigerator or stove would be considered appliances, but a water heater, garbage disposal or a toilet would not. In most rentals, the landlord often provides some or all of the following appliances: • Refrigerator • Stove/oven • Dishwasher • Clothes washer • Clothes dryer • Microwave It’s not uncommon for landlords to list the appliances that come with the rental unit and what is not. In fact, a discussion about appliances is one of the top things applicants want to know about when inquiring about a rental property. Landlords who provide appliances can often charge a higher rent than they would if the property came with no appliances.

Must Landlords Provide Appliances? There is no law requiring landlords to provide appliances in a rental unit, and most states don’t consider an absence of appliances to violate the habitability requirements that landlords must meet. In other words, a rental property must have working electrical, heat and plumbing systems, but there doesn’t necessarily have to be any appliances hooked up to those systems. 16

AUGUST 2016

It’s rare for a rental property nowadays to not provide any appliances, because they are highly desirable for renters who most likely don’t own appliances of their own and are seeking rental properties that provide them. In order to stay competitive with the competition, many landlords specifically mention provided appliances when marketing their rental units.

Appliance Inventory Lists When it comes to managing and monitoring a rental property’s appliances, you should take a certain approach to ensure that they are inventoried and well-maintained. Some landlords don’t find a need to document anything about the appliances, and simply have a “wait until it’s broken” attitude, but you will save time, money and stress if you develop a start-to-finish approach to your rental property’s appliances. An appliance inventory list is a comprehensive document that tracks the purchase, repairs, inspections and more for each appliance in a rental property. There are many all-in-one forms available to keep this task from being time-consuming and it keeps all the relevant information in one convenient place. You can go online to find one or create your own. Remember the more rental properties you have, the more appliance inventory forms you need to keep you from getting confused and stressed about what’s going on. An appliance inventory list generally has the following categories: • Property name/address/unit number • List of appliances • Dates of purchase • Any warranty information • Each appliance’s model number and serial number • Detailed description of each appliance • Repairs list • Inspection/maintenance list • Misc. notes about appliances • Photos of appliances (optional) As part of your ongoing management duties, having a document for the appliances in each rental property can save you a lot of trouble down the road. Remember, this CLARK COUNTY RENTAL ASSOCIATION

inventory form is in addition to the move-in inventory and current condition form for appliances that gets filled out as part of your walk-through inspection with your new tenant. That form, which should also include a detailed description of appearance and working condition and be signed by both of you, doesn’t need all the other info about serial numbers and so forth. Keep the master inventory document for yourself, and the walk-through form with the tenant’s paperwork. It’s important to point out that a combination of written documents and photos are the best way to keep track of appliances for many reasons. Whenever you take a photo of an appliance, make sure it is time stamped with the move-in or inspection date. Those photos, combined with a signed checklist by you and your tenant are extremely hard to dispute in court if the tenant damages, breaks or steals them. If there is pre-existing damage like scratches or discoloration, make sure to get close-ups for your records. Appliance Repairs: Who is Responsible? Probably the hottest topic between landlords and tenants after late rent is appliance repairs. Because there is so much gray area on who is responsible, it opens the door to a lot of confusion, miscommunication and bad feelings. As a landlord, you’ll be much happier if you can head off conflict before it even starts by clear communication and a solid lease agreement. The bottom line is that there are no across-the-board laws for who is responsible to repair a broken appliance. In other words, whatever a landlord includes about appliance repair responsibilities into the lease agreement will generally hold up in court. If the lease agreement says that the tenant is responsible for appliance repair starting from the first day of occupancy, then the court will uphold that. If the lease agreement states that the landlord is responsible, then that will also be upheld. No matter which way the lease agreement handles repairs, it is critical that you and the applicant have a discussion about responsibility before the lease is signed. You may even want to include an appliance repair addendum that outlines the specifics of responsibility. It goes without saying that if the tenant is supplying their own appliances, they are completely responsible for repairs, plus any damage that their appliance might cause to the unit, like water damage from a leaking washer.

Lease Language for Appliance Repair If you want to include language in the lease agreement or addendum that puts the responsibility of appliance repair CLARK COUNTY RENTAL ASSOCIATION

onto the tenant, you can put in a clause that states that you have provided the appliances for the tenant’s use but they are not part of the rent. In other words, once the tenant takes occupancy, the use and any repairs as a result of that use, become theirs. Some landlords take a middle ground and differentiate between damage or breaking vs. normal wear and tear. For example, if a refrigerator needs repair due to tenant damage, he or she would be responsible for the repair. If the refrigerator just stops working due to age or normal wear and tear, the landlords handles it. Also, many landlords include language that puts responsibility on the tenant if they fail to report a problem with the appliance, like a leaky dishwasher, and the delay causes more damage to the appliance or surrounding area. If the tenant does contract out for repairs, make sure your agreement states that you get a copy of the invoice for your records. Never assume that tenants understand your approach to appliance repairs without discussing it, simply because every landlord will handle it differently. If your tenant has come from a rental where the landlord did fix appliances whenever they broke, he or she would have no reason to think your lease would be any different unless it was pointed out to them. Likewise, many landlords automatically assume that if they provide an appliance, they must repair it whenever and however it breaks, no matter what. If the tenant is supplying their own appliances, then you can have an addendum that states the tenant is responsible for any damage to the unit caused by that appliance. In summary, make sure you are clear with your expectations in writing, and take the time to have the conversation with the tenant about everyone’s repair responsibilities. As with everything, communication is key to avoiding conflict.

Timely Repairs If an appliance does break down and you are the one responsible for repairs, the law steps in and ensures that the tenant doesn’t go without for too long. Most states give a deadline of a reasonable amount of time—usually anywhere from 14 to 30 days—to arrange for a repair. If you fail to get the repair done in that time, the tenant has the right to repair and deduct the cost from the next month’s rent. For example, if the dishwasher broke and the tenant notified you, you have a reasonable time to hire a service person and/or replace the appliance. If the problem is not solved within that time, the tenant can arrange a repair and deduct that from the rent, along with a copy of the invoice as proof of the expense. (Ed. Note: in Washington State, the tenant is required to notify the AUGUST 2016

landlord before having the work done.) It’s always a good idea to develop a list of services and contact people that you trust and can rely on to provide affordable, effective repairs on all your appliances. Don’t wait until that refrigerator or that stove is broken, because then you will most likely be thumbing through the online directory just looking for a place that you hope will do a good job. Do the research ahead of time and find a company that has a good reputation, good references and affordable rates. Don’t forget to check if that broken appliance is still under warranty, because the approach to repairs will differ slightly.

Keep Appliances Under Control Appliances can be amazing amenities for your rental property that can put it above the competition when it comes to attracting quality tenants. However, without some kind of organized approach to tracking purchase, maintenance and condition, managing the appliances within your rental properties can create way too much stress and work for you. To protect you, your tenant and your wallet, develop an appliance inventory system that works for you. Article Source: RentPrep.com

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APRIL 2016

History of the Fair Housing Act page 8

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Advertiser Directory Accounting, CPA

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Peterson & Associates, P.S.....................19 360-574-0644

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To advertise online or in next month’s issue, Call Jackie Maze at 360.909.3414 CCRAnews is designed and edited by Gough Creative Group • (360) 607-4693 • director@goughcreative.com The opinions expressed in this newsletter are those of the authors and not necessarily those of the CCRA Board of Directors or newsletter editor. Please direct any questions, editorial submissions or suggestions, advertising rates & specifications, deadlines, etc., to the editor. While the Clark County Rental Association accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised. Such guarantees,written or implied, are solely the responsibility of the advertiser. The CCRA is not responsible for typographical errors in the Unlawful Detainer listings. These names appear in the public records as defendants in actions filed in Clark County. The filing of an Unlawful Detainer Action means a landlord has filed suit to evict a tenant.The outcome of the suit may be favorable to either party. No inference should be made that because a suit is filed, a tenant is automatically in the wrong.

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CLARK COUNTY RENTAL ASSOCIATION

board minutes

CCRA membership application Mail to: Clark County Rental Association 5620 Gher Road, Suite H • Vancouver, WA 98662-6166

From the July 5, 2016 meeting of the CCRA Board of Directors

ANNUAL DUES: $120 includes newsletter (Payable initially on a yearly basis). $50 for each additional newsletter mailed to a separate address.

❒ New Membership ❒ Renewal ❒ Owner ❒ Manager ❒ Both ❒ Association

The Benefits of CCRA Membership Meetings

Seminars

General Membership meetings are held the last Tuesday of every month.

Subjects regarding financial analysis, investments, economics, etc., given by professionals and offered at nominal cost to you.

Industry Subscriptions Members receive a free subscription to the Landlord Times, as well as a free, five month subscription to Mr. Landlord.

Educational Programs Through education and high ethical standards, CCRA is pledged to raise professional standards and increase efficiency of the rental property operations in our county.

Rental Forms/Books

JULY

2016

This month’s features

Member News............................................................................................1 WROA: What’s the Value? ........................................................................2 Events Calendar ........................................................................................3 Member Statistics ....................................................................................3 Unlawful Detainers ..................................................................................4 Tip of the Month........................................................................................5 Renting to Family or Friends: Is it Ever a Good Idea? ........................6 Social Media and Tenant Screening ......................................................8 Limits on Reporting of Eviction Records - Do unto Others ................9

4 Quick Tips to Help You Form a Crisis Communications Plan ........10 Protect Yourself with Permits ..............................................................12 Three Powerful Words That Build Lasting Relationships..................13 Dealing With Tenants Who Have an Addiction to Drugs or Alcohol....15 Pet-Friendly Tips for Landlords ............................................................17 CCRA Marketplace ..................................................................................19 Advertiser Directory & Business Associates ......................................20 Member Application ....................................................inside back cover

A new-member packet is given to you when you join. Forms are provided which protect your legal rights and help your business operate smoothly and more efficiently. Landlording/Landlord Tenant Law books available.