September 2016 CCRA News by Clark County Rental Association

09-16 cover 9/16/2016 3:18 PM Page 1

Providing Landlord Education, Advocacy and Information since 1981

SEPTEMBER 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

Criminals want housing too page 12

L E G I S L AT I O N C O N TA C T S

CCRA’s September meeting will be Tuesday, Sept. 27th at Club Green Meadows nd

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

Reservations required for dinner or coffee by 5:00pm on Friday, Sept. 23rd Leave your reservation and a contact number on the CCRA voice messaging system:

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

Protecting vacant rentals page 17

SEPTEMBER MEETING:

EVICTIONS Landlord tips and advice to protect your investments and minimize risks

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

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

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

7703 NE 72 Ave., Vancouver Networking at 6:00 - Dinner at 6:30

End of Summer maintenance tasks page 16

MEETING PRICE (MEMBERS & NON-MEMBERS)

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

GUEST SPEAKER:

ROY PYATT Attorney - Landerholm Law Firm

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

ALL MUST RSVP by 5PM Sept. 23rd Dinner will be a buffet: Chef’s choice of 2 entrees, plus salad bar, vegetables and dessert, coffee or tea.

CASH OR CHECK ONLY 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

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 DESPO VARKADOS Winner of the August drawing for a free dinner at this month’s meeting. Follow us on Twitter & Facebook!

ccrawa.org

board minutes

From the August 1, 2016 meeting of the CCRA Board of Directors Members present: Pat Schaefer, Jeff Gough, Quinn Posner, Janine & Lyn Ayers, Cheryl Ayers, and Blain & Cheryl Cowley. The meeting was called to order by President Lyn Ayers The minutes as previously submitted were approved as distributed. Treasurers Report was presented and approved. Blain led a discussion on the Governor’s Task Force to consider lead in rental properties. Included is a new gas tax of $.25 per gallon to cover paint costs. Mark Jurasic is keeping us posted. Approximately 60% of the rental units in the state are pre -1978 so are assumed to have potential lead issues. As presented it could drastically impact how rentals in the state operate. He also added that the Lead Testing Certification costs are being increased by the state from $25 to $125.

ANNUAL DUES: $120

Speaker will be discussing Radon in our homes in Clark County.

Mail to: Name and/or Complex: ............................................................................................ Date: ........................

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

Newsletter: Jeff indicated that the need is critical for more advertisers. He will also be including observations about the City’s Affordable Housing Ballot in future issues.

Mailing Address: ........................................................ City/ST: .............................................. ZIP:..........................

Our relationship with Habitat and the ReStore was discussed. We are looking for ways to enhance the relationship.

How did you hear about us? .................................... Applicant's Signature: ........................................................

CarolLee brought up the option of modifying the 20 day notice to 30 days and removing the confusion surrounding the end of the rental period. More discussion at the next meeting. There being no other business, the meeting was adjourned.

Dinners: had an unusual number of no-shows for dinner. CCRA ended up paying for approximately 10 dinners!

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

running about $30 per month.

CCRA forms: The forms available on the website need to be reviewed and updated. An update will be provided at the September board meeting. WROA forms are available for CCRA members although access is a bit cumbersome. Please email Cheryl that you would like access and she will request authorization from WROA. Cheryl Cowley also mentioned that MOCO has forms available for free on their website.

Next WROA quarterly meeting is scheduled for October 14 and 15 in the Tri-city area. We are looking for someone from the board to stand in for the Cowley’s as they cannot attend. Contact Cheryl if you are interested.

CCRA membership application

Janine Ayers (interim minutes-taker)

Lyn advised the board of the costs associated with the monthly Phonevite reminder calls. It has been

Phone: ........................................................................ Alternate Phone: .................................................................. E-mail: ........................................................................ Number of Rental Units: ....................................................

❒ 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.

SEPTEMBER

2016

President’s Message..................................................................................1 Member News............................................................................................2 Tip of the Month........................................................................................3 Events Calendar ........................................................................................4 Member Statistics ....................................................................................4 Unlawful Detainers ..................................................................................5 The Financial Threat More Catastrophic to Property Owners ..........7 My Botched First Eviction ........................................................................8 Fire Safety Tip: Electrical Safety ..........................................................10

This month’s features

3 Reasons to Watch for Bed Bugs in September................................11 APARTMENT SECURITY: Criminals Want Housing Too........................12 TRENDS 2016 ............................................................................................14 5 End of Summer Maintenance Tasks for Landlords ........................16 Protecting Vacant Rental Property from Vandals & Thieves............17 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

By the time you read this, school will have been underway for more than two weeks. That means it’s time to prepare our rentals for winter. Now is when you should update your winter letter to your tenants so you can get it in their hands by early October. Do it before the weather turns and it’s too late. Fall is also the time to look at the yards on your properties. If you are thinking about replacing or adding new plants, do it in late fall to take advantage of the cool winter months. Give them a chance to adapt and root before the weather gets hot and dry next year. Last month’s dinner presentation was Radon in our Homes: how to test and what to do if you have high levels. If you missed, you missed some important information. According to many studies, fatal lung cancer caused by radon is second only to cancer deaths from smoking. If selling or renting a property, don’t be surprised if you are asked if there has been a radon test. As the community becomes more aware of the presence of radon, expect to encounter this more often. We are beginning to see more evictions as a result of the City of Vancouver’s recent new laws. As predicted, neighbors are complaining about tenants’ behaviors after the tenants have received a 60-day termination notice. If a neighbor of your unit complains, explain the situation and suggest they contact the city council to let them know the effects of these requirements. Take advantage of the recent change to the Landlord Tenant Act now CLARK COUNTY RENTAL ASSOCIATION

permitting 21 days to mail deposit statements and deposits. This change should already be incorporated into your rental agreements. Make sure your month-to-month tenants receive a 30-day notice of this change to their contracts. Undoubtedly you have been hearing and reading a lot about the new Proposition 1 the city has placed on the November ballot. As a reminder it involves an additional new property tax for all city real property owners to support homeless and very low income renters. The current plan is that very little (maybe 5%) of the money collected will actually go to housing the currently homeless. To me that seems like a very small amount for such a large problem in our community. Additionally I see other potential flaws in the actual implementation. Consider supporting the faith community or other nonprofits who are more efficient as an option. I urge you to thoroughly evaluate both sides of the issue and decide to vote the way you believe has the best use of our tax dollars. Our speaker for this month’s educational dinner will be attorney Roy Pyatt who is with the Landerholm Law Firm. His topic will be evictions and the problems we may encounter. In today’s rental market problems seem to be getting more prevalent so it is important that we get and remain well-informed. We need to protect our investments, our other tenants, and our neighbors. Plan to attend!

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@rpmservice.net 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

SEPTEMBER 2016

Member News

Habitat for Humanity “Raising the Roof” Benefit Breakfast Raising the Roof Benefit Breakfast Vancouver Hilton • Tues., Sept. 20 7:30am-8:30am, doors open at 6:30 am This is the event of the year for Habitat and a great opportunity to show your support, learn more about our mission, and hear what we have coming up this year. With a new ten home subdivision on the horizon, now is the time to join us in our efforts to build strength and stability

through shelter here in Clark County. Register at: bit.ly/EHFHrsvp. See our current guest list at: bit.ly/EHFHlist. This is a great opportunity to make meaningful connections that you won't want to miss. Join us and help us reach 500 attendees for our 25th anniversary event! See photos from last year's event at: bit.ly/EHFH2015 Questions? Contact Amy Lodholz at amy@ehfh.org or call 360-737-1759 x208

PHOTOS: CCRA President, LYN AYERS attending a Habitat for Humanity reception honoring donors and sponsors.

CCRA Needs Your Help We continue to need additional members on the board to provide guidance for the association. A few specific needs are as follows: SPEAKER CHAIRMAN: to find and coordinate guest speakers, on relevant topics for the monthly dinner meetings. ADVERTISING DIRECTOR: to meet with new vendors who wish to promote their services to our members, and help underwrite the costs of publishing the newsletter. ACCOUNTING ADVISOR: to update the board on tax/financial issues that might impact landlords, and to review and submit annual reports to state. BOARD-MEMBER-AT-LARGE: to assist the board on special projects that may come up periodically.

If you would like to learn more about our open board member positions, or would like to sit in on an upcoming board meeting, call CCRA President, LYN AYERS at 693-0025.

SEPTEMBER 2016

CLARK COUNTY RENTAL ASSOCIATION

Tip of the Month FALL PEST PREVENTION: STRESS THE PESTS, NOT YOUR TENANTS All pest animals and insects have three things in common; they must have food, water and harborage. If you can take away one or more of these, you can “stress” the pest and force it to move. Sometimes, due to the natural environment this is not possible, but you can still do things to discourage pest activities. Make sure your tenants don’tstack or store firewood, building materials and other items against the foundation. This will provide food for wood destroying insects, capture water and provide harborage for all types of pests. Seal obvious construction and utility gaps in the foundation as well. More tips on this topic in the October CCRA issue.

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CLARK COUNTY RENTAL ASSOCIATION

SEPTEMBER 2016

Member Statistics CCRA Welcomes the following new members: CCRA Statistics for September 2016 Regular Members: ....................................................334 Associate Members: ..................................................20 Total Units Represented: ....................................10,319

DAVE & ELAINE CRESAP THOMAS LANDYE KELLY MSCICHOWSKI RANDALL FRANKLIN - THE FORCE REALTY Don’t miss out on the great educational and networking opportunities at the monthly dinner meetings.

STAY UP-TO-DATE! “Follow us”&”like us” on Twitter & Facebook @CCRAWashington

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 SUN

MON

TUE

WED

OCTOBER THUR

FRI

SAT

Board Meeting

SUN

MON

TUE

WED

THUR

FRI

SAT

Board Meeting

Dinner RSVP deadline

Dinner Meeting

Dinner RSVP deadline

Dinner Meeting

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

SEPTEMBER 2016

CLARK COUNTY RENTAL ASSOCIATION

Unlawful Detainers FILED: 06/30/2016 to 08/19/2016 Surname

First Name

Case #

ALBERTSON ....................MICHAEL ........................................16-2-01303-5 ALVAREZ..........................PRESCILLA ARAMBULA ................16-2-01345-1 ANDERSON......................MICHAEL ........................................16-2-01493-7 ARAMBULA ....................ALBERTO/PRESCILLA ALVAREZ....16-2-01345-1 ARENALES ......................GERSON NAVOR TORRES ............16-2-01526-7 ARNETTE ........................RENEE ............................................16-2-01324-8 BACKHUUS......................RYAN ..............................................16-2-01311-6 BACKHUUS......................RYAN ..............................................16-2-01477-5 BACON ............................LENARD ..........................................16-2-01296-9 BALDWIN ........................JOSHUA ..........................................16-2-01342-6 BALZER............................GENA/JONRALDI ............................16-2-01462-7 BANVELOS ......................ELVIA ..............................................16-2-01527-5 BARNES ..........................BRITTNEY ......................................16-2-01537-2 BARRJAS ........................BRISA C. ........................................16-2-01345-1 BENTLEY..........................WENDELL/CARLEEN ......................16-2-01497-0 BESEAN ..........................DAVID/SHELLY ..............................16-2-01523-2 BLAIR ..............................LAWRENCE A. ................................16-2-01350-7 BLANKENSHIP ................TIFFANIE..........................................16-2-01473-2 BOYD ..............................JESSICA ..........................................16-2-01534-8 BOZARTH ........................RACHAEL ........................................16-2-01279-9 BRAUDAWAY ..................JUSTON ..........................................16-2-01572-1 BRIGGS............................BRIANNA M. ..................................16-2-01407-4 BROWN............................DIANA/MARC..................................16-2-01261-6 BUCKMEIR ......................JEFFREY..........................................16-2-05466-1 BUCKNER ........................NICOLE............................................16-2-01429-5 BUGG ..............................ROCHELLE ......................................16-2-01490-2 BUSH ..............................LAVONDA........................................16-2-01478-3 CAMERON ......................AMY ................................................16-2-01323-0 CAMPBELL ......................LAHANNIE ......................................16-2-01478-3 CANFIELD ........................ZACHARY........................................16-2-01498-8 CARLSON ........................DOUGLAS A. ..................................16-2-01313-2 CARRINGTON..................KIMBERLY ......................................16-2-01366-3 CASAS..............................MICHAEL ........................................16-2-01412-1 CHAUSSEE ......................DENIECE..........................................16-2-01563-1 CHAVE..............................EDWIN ............................................16-2-01471-6 CLASEY............................MICHAEL/JENNIFER ......................16-2-01510-1 CLOSSER ........................DEBORAH MARIE ..........................16-2-01451-1 COLLINS ..........................THERAN T. ......................................16-2-01489-9 COOK ..............................RYAN ..............................................16-2-01488-1 CORBETT ........................TRACY A./CALVIN JR./SIMONE C. 16-2-01325-6 COSTA..............................TIMOTHY ........................................16-2-01582-8 CRAWFORD ....................DONALD..........................................16-2-01330-2 CRISMAN ........................GREG/TAYNA ..................................16-2-01562-3 CUMMINGS ....................EVAN ..............................................16-2-01561-5 DAVIS ..............................NAOMI ............................................16-2-01351-5 DAVIS ..............................JESSICA ..........................................16-2-01406-6 DEALBA ..........................GUILLERMO VELASCO ..................16-2-01326-4 DEALBA ..........................GUILERMO VELASCO ....................16-2-01355-8 DECENA ..........................JAVIE ..............................................16-2-01371-0 DEMELLO ........................CHAD/JAYDEN DUARTE ................16-2-01275-6 DILLON ............................CAMILLE N. ....................................16-2-01508-9 DOLORES ........................CARLOS PAZ ..................................16-2-01529-1 DONATE-RODRIGUEZ ....SAMUEL..........................................16-2-01527-5 DONER ............................JENNIFER........................................16-2-01312-4 DOWNFEATHER BUNDY ANNIE K. ........................................16-2-01320-5 DOWREY..........................JOESEPH ........................................16-2-01232-2 DOYLE..............................MICHAEL ........................................16-2-01296-9 DUARTE ..........................KYERA ............................................16-2-01275-6 DUARTE-DEMELLO ........JAYDEN/KYERA/CHAD ..................16-2-01275-6 DUNHAM ........................TIA ..................................................16-2-01372-8 DUNN ..............................DENISE G. ......................................16-2-01269-1 EDMONDS ......................KATHRYN........................................16-2-01572-1 EDWARDS ......................TARA ..............................................16-2-01534-8 EMANUEL ........................EMANIA ..........................................16-2-01475-9 ENGLAND ........................JASON M./BRANDI L. ....................16-2-01343-4 FEHLEN............................AMBER............................................16-2-01414-7 FERGUSON ......................HETHER L. ......................................16-2-01489-9 FINLEY ............................DANIECEA ......................................16-2-01328-1 FIRNHABER ....................JOHN ..............................................16-2-01399-0 FLETCHER........................NANCY L. ........................................16-2-01342-6 FLORES............................RAUL/MARIA ..................................16-2-01327-2 FORSYTH ........................DON ................................................16-2-01449-0 FOSTER............................DAVID..............................................16-2-01416-3 FOSTER............................BOBBI..............................................16-2-01432-5 FREDERICK ARHART ......CORY/RHIANNA THOMPSON ........16-2-01247-1 FREDRICKS ....................WILLIAM/GLORIA ..........................16-2-01356-6 FUNK................................SHAWNA ........................................16-2-01300-1 GALICIA ..........................MA INEZ ANGULO ..........................16-2-01566-6

CLARK COUNTY RENTAL ASSOCIATION

Date ............07/07/16 ............07/13/16 ............08/03/16 ............07/13/16 ............08/10/16 ............07/12/16 ............07/08/16 ............08/02/16 ............07/06/16 ............07/13/16 ............07/29/16 ............08/10/16 ............08/11/16 ............07/13/16 ............08/04/16 ............08/09/16 ............07/14/16 ............08/02/16 ............08/11/16 ............07/05/16 ............08/17/16 ............07/20/16 ............06/30/16 ............08/02/16 ............07/22/16 ............08/03/16 ............08/02/16 ............07/12/16 ............08/02/16 ............08/04/16 ............07/11/16 ............07/15/16 ............07/21/16 ............08/16/16 ............08/01/16 ............08/08/16 ............07/27/16 ............08/03/16 ............08/03/16 ............07/12/16 ............08/18/16 ............07/12/16 ............08/16/16 ............08/16/16 ............07/14/16 ............07/20/16 ............07/12/16 ............07/14/16 ............07/18/16 ............07/05/16 ............08/05/16 ............08/10/16 ............08/10/16 ............07/11/16 ............07/12/16 ............06/30/16 ............07/06/16 ............07/05/16 ............07/05/16 ............07/18/16 ............07/01/16 ............08/17/16 ............08/11/16 ............08/02/16 ............07/13/16 ............07/21/16 ............08/03/16 ............07/12/16 ............07/20/16 ............07/13/16 ............07/12/16 ............07/27/16 ............07/21/16 ............07/25/16 ............06/30/16 ............07/14/16 ............07/07/16 ............08/16/16

Surname

First Name

Case #

GALLENTINE....................BENJAMIN ......................................16-2-01516-0 GARCIA............................ERNEST J. ......................................16-2-01314-1 GARDNER........................THEODORE/VIRGINIA ....................16-2-01470-8 GILBERT ..........................TRENT ............................................16-2-01550-0 GLICK ..............................HEIDI ..............................................16-2-01516-0 GONZALAZ ......................VIOLEETA AMRTINEZ ....................16-2-01526-7 GORDON..........................DEKEITHEO ....................................16-2-01506-2 GRIFFIN............................JANICE ............................................16-2-01513-5 GRIMES ..........................RAIQUO ..........................................16-2-01480-5 GRISSOM ........................JERRIS............................................16-2-01392-2 GROW..............................ASHLEE ..........................................16-2-01404-0 GUADALUPE....................DOMINICK ......................................16-2-01428-7 HALL ................................ERIC ................................................16-2-01482-1 HANING ..........................JASON ............................................16-2-01278-1 HARWOOD ......................COURTNEY ....................................16-2-01362-1 HAWES ............................DAVE ..............................................16-2-01390-6 HEDRICK..........................DWAYNE/SARAH ............................16-2-01474-1 HENSLEY ........................BRENDA..........................................16-2-01413-9 HERNANDEZ....................DANIEL............................................16-2-01537-2 HOFMANN ......................CHENISE ........................................16-2-01589-5 HOPPER ..........................MARK..............................................16-2-01490-2 HOWARD ........................JOSEPH B. ......................................16-2-01591-7 JACKSON ........................QIANNA ..........................................16-2-01476-7 JEREMY ..........................EARL ..............................................16-2-01491-1 JOHNSON ........................MARCUS ........................................16-2-01309-4 JOHNSON ........................LENA ..............................................16-2-01428-7 JOHNSON ........................VOLLIE ............................................16-2-01473-2 JOHNSON ........................JENNIFER L.....................................16-2-01514-3 JONES..............................ERICH N. ........................................16-2-05424-6 KENNAN ..........................MICHELLE ......................................16-2-01528-3 KEYES ..............................SHANE M. ......................................16-2-01382-5 KIMBROUGH ..................DARRELL ........................................16-2-01250-1 KREPS..............................PAUL M./MELANI ..........................16-2-01397-3 KUNKEL ..........................NICOLE............................................16-2-01500-3 LAMMA............................ALYSSA ..........................................16-2-01555-0 LANGEDYKE ....................CADEN R.........................................16-2-01407-4 LASALLE..........................SLUSAN ..........................................16-2-01373-4 LEHTO..............................JASON ............................................16-2-01528-3 LESTER............................CAMERON ......................................16-2-01275-6 LESZCZYNSKI ................ALISON R. ......................................16-2-01489-9 LUNA................................ROCIO ............................................16-2-01471-6 LUTON ............................JEFFREY..........................................16-2-01581-0 MANNEN..........................AMBER............................................16-2-01564-0 MARTIN ..........................LESLIE K. ........................................16-2-01302-7 MARTIN ..........................SEAN D. ..........................................16-2-01489-9 MARTINEZ ......................MARK/TAYLOR ..............................16-2-01512-7 MASANGCAY ..................JOHN/TRACY ..................................16-2-01383-3 MATTSON ........................SAMANTHA/JOHN/TORI ................16-2-01442-2 MCCOY ............................SHANTELLE ....................................16-2-01379-5 MCDOWELL ....................JAMES ............................................16-2-01558-5 MELTON ..........................ERICKA............................................16-2-01574-7 MEYER ............................CURT ..............................................16-2-01479-1 MILLER............................ANDREW SCOTT/GLORIA M..........16-2-01298-5 MIRANDA ........................SARAH C.........................................16-2-01250-1 MONETTE ........................ZACHARY........................................16-2-01414-7 MONKS ............................ANTHONY/COLLETTE ....................16-2-01386-8 MONTEE ..........................JACQUELINE/JEAN-LUC ................16-2-01362-1 MOOG ..............................ROBERT S.......................................16-2-01580-1 MOSS ..............................JEANETTE ......................................16-2-05474-2 MUNOZ ............................BRANDON/AUDIEL ........................16-2-01471-6 MUNOZ-HERNANDEZ ....AUDIEL/BRANDON ........................16-2-01471-6 NAY ..................................SOFENA ..........................................16-2-01373-6 NELSON ..........................KRISTINE K.....................................16-2-01463-5 NEWTON..........................RUSSELL/DEANNA ........................16-2-01399-0 NUNEZ ............................TIMOTHY ........................................16-2-01379-5 ODAUGHTERY ................TERESA ..........................................16-2-01461-9 OKITA ..............................PAUL ..............................................16-2-01403-1 ORANGE ..........................MARCUS ........................................16-2-01404-0 PACE ................................SHERRY DEE ..................................16-2-01350-7 PADGETT ........................TRAVIS............................................16-2-01300-1 PARKER ..........................SUSANNA E. ..................................16-2-01301-9 PAZ ..................................OSCAR ............................................16-2-01528-1 PECK ................................DANIEL LYNN ................................16-2-01481-3 PEREZ-PINEDA................NOEL ..............................................16-2-01566-6 PEYTON ..........................JOSEPH ..........................................16-2-01590-9 PITNER-CLASEY..............JENNIFER/MICHAEL ......................16-2-01510-1 PRATT ..............................JACOB ............................................16-2-01494-5 PRATT ..............................STEPHANIE ....................................16-2-01571-2

Date ............08/09/16 ............07/11/16 ............07/29/16 ............08/15/16 ............08/09/16 ............08/10/16 ............08/05/16 ............08/08/16 ............08/02/16 ............07/19/16 ............07/20/16 ............07/22/16 ............08/02/16 ............07/05/16 ............07/15/16 ............07/19/16 ............08/02/16 ............07/21/16 ............08/11/16 ............08/19/16 ............08/03/16 ............08/19/16 ............08/02/16 ............08/03/16 ............07/08/16 ............07/22/16 ............08/02/16 ............08/08/16 ............07/01/16 ............08/10/16 ............07/19/16 ............06/30/16 ............07/20/16 ............08/04/16 ............08/15/16 ............07/20/16 ............07/15/16 ............08/10/16 ............07/05/16 ............08/03/16 ............08/01/16 ............08/18/16 ............08/16/16 ............07/07/16 ............08/03/16 ............08/08/16 ............07/19/16 ............07/26/16 ............07/19/16 ............08/16/16 ............08/17/16 ............08/02/16 ............07/07/16 ............06/30/16 ............07/21/16 ............07/19/16 ............07/15/16 ............08/18/16 ............07/15/16 ............08/01/16 ............08/01/16 ............07/18/16 ............07/29/16 ............07/20/16 ............07/19/16 ............07/29/16 ............07/20/16 ............07/20/16 ............07/14/16 ............07/07/16 ............07/07/16 ............08/10/16 ............08/02/16 ............08/16/16 ............08/19/16 ............08/08/16 ............08/03/16 ............08/17/16

SEPTEMBER 2016

Unlawful Detainers FILED: 06/30/2016 to 08/19/2016 Surname

First Name

Case #

QUELLETTE ....................KATHERINE ....................................16-2-01268-3 QUINN..............................CHRIS ............................................16-2-01366-3 RAMOS FUENTES............OMAR..............................................16-2-01331-1 RASBAND ........................BONNIE DIA ....................................16-2-01388-4 REYES..............................ERIC ................................................16-2-01371-0 RUIZ ................................ANDRES..........................................16-2-01583-6 RYMER ............................IRINA ..............................................16-2-01433-3 SALDIVAR........................SANDRA..........................................16-2-01491-1 SALMON..........................MICHELLE ......................................16-2-01570-4 SAM ................................ERICKSON ......................................16-2-01475-9 SAMUELSON ..................KEVIN..............................................16-2-01322-1 SANTIAGO ......................DASHANIQUE L. ............................16-2-01364-7 SCHAEFFER ....................SHARON/ROGER/WILLIAM ..........16-2-01357-4 SHARP ............................DAVID..............................................16-2-01501-1 SHERMAN ......................LINDSAY LOUISE............................16-2-01559-3 SNOW ..............................RICHARD ........................................16-2-01350-7 SOSKY ............................JENNIFER/NICOLAS ......................16-2-01360-4 SWAYNE ..........................EMMETT ........................................16-2-01384-1 TABOR..............................RYAN ..............................................16-2-01352-3 TERRELL..........................ROCHELLE ......................................16-2-01354-0 THATCHER ......................WADE/JILL......................................16-2-01407-7 THOMAS..........................MARY-REBECCA ............................16-2-01435-0 THOMPSON ....................RHIANNA ARHART ........................16-2-01247-1 TORRES ..........................ELLISEAO REYES ..........................16-2-01526-7 TRACHTENBERG ............MICHAEL ........................................16-2-01579-8

Date ............06/30/16 ............07/15/16 ............07/12/16 ............07/19/16 ............07/18/16 ............08/18/16 ............07/25/16 ............08/03/16 ............08/17/16 ............08/02/16 ............07/12/16 ............07/15/16 ............07/14/16 ............08/05/16 ............08/16/16 ............07/14/16 ............07/15/16 ............07/19/16 ............07/14/16 ............07/14/16 ............07/20/16 ............07/25/16 ............06/30/16 ............08/10/16 ............08/18/16

Surname

First Name

Case #

TRUETT............................JOSHUA/NICOLE ............................16-2-01456-2 TRUMMELL ....................PEGGY L. ........................................16-2-01385-0 UDA..................................COLBY ............................................16-2-01560-7 VAILLANCOURT ..............NICOLE............................................16-2-01314-1 VALENCIA ........................GABRIELA ......................................16-2-01331-1 VEANCIO..........................REYBA ............................................16-2-01529-1 WALKER ..........................KRYSTLE L. ....................................16-2-01398-1 WANGELIN ......................CHRISTOPHER ..............................16-2-01401-4 WASHINGTON ................BRIANNA ........................................16-2-01464-3 WEEKLY ..........................DENZEL ..........................................16-2-01506-2 WILLIAMS ......................KEITH ..............................................16-2-01429-4 WILLIAMS ......................“EDDIE L., SR.” ..............................16-2-01505-4 WILLIS ............................DARREN/ELIZABETH......................16-2-01536-4 WILSON ..........................NICK ................................................16-2-01372-8 WILSON ..........................RASS ..............................................16-2-01461-9 WILSON ..........................DAMION..........................................16-2-01476-7 WILSON ..........................BENJAMIN SCOTT..........................16-2-01517-8 WINDHAM ......................CHADLEE JR...................................16-2-01391-4 WINSLOW ......................ERIC ................................................16-2-01373-6 WOODS............................JASON/YVANNE..............................16-2-01344-2 WRIGHT ..........................BRANDON ......................................16-2-01434-1 WUDDELL........................DEVIN..............................................16-2-01462-7 YARNE..............................WANDA K. ......................................16-2-01557-7 YOUNG ............................KALEM ............................................16-2-01353-1 ZAZUETA..........................MONICA ..........................................16-2-01352-3

Date ............07/28/16 ............07/19/16 ............08/16/16 ............07/11/16 ............07/12/16 ............08/10/16 ............07/20/16 ............07/20/16 ............07/29/16 ............08/05/16 ............07/29/16 ............08/05/16 ............08/11/16 ............07/18/16 ............07/29/16 ............08/02/16 ............08/09/16 ............07/19/16 ............07/18/16 ............07/13/16 ............07/25/16 ............07/29/16 ............08/16/16 ............07/14/16 ............07/14/16

A complete listing in alphabetical order is available starting 1/6/87 to date from Roger Silver at 360.693.3600 CCRA is not responsible for typographical errors in the Unlawful Detainer listing. 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.

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

SEPTEMBER 2016

pdxrestore.org CLARK COUNTY RENTAL ASSOCIATION

The Financial Threat More Catastrophic to Property Owners Than Simple Vacancy by BEN

LEYBOVICH

Vacancy is a killer! You agree with that statement, don’t you? I am sure that you do. The biggest fear amongst new investors — and those who want to be investors but are held back by fear — is vacancy. What if I can’t find tenants for that apartment? Well, I am here to validate this fear. But it’s worse than that. I am here to tell you that while finding tenants for that apartment is a real problem, it is not the only. And perhaps not even the biggest problem. Indeed, getting paid by those tenants is a much more real problem than simply finding someone to live in the unit.

VACANCY Vacancy can and should be thought of in two separate subheadings: physical and economic. Unfortunately, when most people think of vacancy, most are inclined to consider physical only, and this is where a lot of people lose a lot of money.

PHYSICAL VACANCY Simply put, physical vacancy juxtaposes actual physical occupancy in the unit against 100% occupancy. For example, if you have a single family house, the total 100% annual occupancy is 12 months, right? Now, if you have a vacancy for one month out of 12, then it can be said that your physical vacancy is 8.3%: Vacancy = Months Vacant/100% Potential Occupancy = 1/12 = 8.3%

ECONOMIC VACANCY Unlike physical vacancy, which operates in physical occupancy, economic vacancy deals with dollars. For example, if the rent on the above-mentioned SFR is $1,000/month, which means that annual GPI (Gross Potential Income) is $12,000, then one missed rent payment of $1,000 constitutes 8.3% economic vacancy: Economic Vacancy = Revenue Missed/100% GPI = $1,000/$12,000 = 8.3% CLARK COUNTY RENTAL ASSOCIATION

Where things begin to differ is that the economic vacancy is smart enough to realize that there will be money lost elsewhere, aside for not receiving a rental payment due to physical vacancy. The kinds of things that economic vacancy underwrites are, for example, bad debt. If you’ve never had to write down bad debt, you haven’t been around this sport long enough. LTL (loss to lease) is another important item. For example, if your rents need to go up 3%/year in order to perform in-line with the market, but you chose not to hike rents on a good tenant because you don’t want to turn over the unit, then it can be said that you are accepting a loss of 3% relative to market rents. This loss is represented in your bottom line as real dollars and needs to be recorded. Interestingly, as I alluded to previously, had you decided to hike the rent to keep up with the market, you would have run the risk of the tenant moving out, causing you to encounter physical vacancy, as well as turnover costs. So you see, there is definitely a dynamic that exists in all of this.

CONCLUSION In the things that I underwrite, I often see pro-forma vacancy of 5%. Understand, even in the case of real 5% physical vacancy, it is not uncommon to expect 15% or more economic vacancy. It simply costs money to keep physical vacancy down at 5% in most markets, and those costs add up. So, for those of you afraid of jumping into the game because of what if I can’t find a tenant for this unit, you are wiser than most give you credit. You subconsciously sense that there exist dynamics that are less than apparent. Most people either don’t know this stuff or don’t want to mention it because they are busy selling to you the notion that this game is oh-so-easy. It is not, and good for you sensing this! Article Source: BiggerPockets.com SEPTEMBER 2016

MY BOTCHED FIRST EVICTION

Or Why You NEED to Study Landlord-Tenant Laws by NASAR

I’ll tell you about an experience that recently happened to me. It all started with this house I bought from an absentee owner who had a family member they did not want to evict. They could barely gain access to the house and had been telling the tenant to move for three years due to the fact that the landlord was planning to sell it — and, of course, he’d been receiving no payment or very little rent. I was getting a smoking deal from the landlord, so I it was hard to turn down. I lined up some hard money and closed on the deal. Fortunately, the owner had the original lease they signed. The tenant was his first cousin. I did my walk-through before purchasing, and I asked the for the tenant’s phone number but he declined. I closed on the house because I had a slam dunk deal. I picked up the deal for $25k and could probably sell it as-is for $95k. As soon as I closed the first week of May, I sent a 30-day notice to vacate the property. After about a week, the tenant called me. The owner had one request before selling me the property. And that was to look out for his cousin. I told him I would work with him.

The First Issues I asked the tenant to leave in June. Then, he called me back and asked if I could give him until the second week of July. I agreed to do that. I figured he’d leave the second week of July, it would take me about a week to sell, and I would be picking up a check in August. Well, the day he was to move out came, and I could not get him on 8

SEPTEMBER 2016

ELARABI

the line. Of course, this was after he told me I could trust him. (I’ve never heard that one before!) It was business as usual, and I went ahead and filed an eviction on him. I had never done an eviction before — my rentals are managed by a property management company. I asked the clerk when my court date would be, and she told me. She also advised I would get a letter in the mail for the courtroom and time. That letter never came, so I went down there three days prior to get that information.

My Day in Court I went to court, figuring the tenant would not show. Of course, he showed up. I thought to myself, “I’ve got this in the bag. No way could I lose this one.” The court started late due to people from earlier times running over. I watched everyone else’s court cases. Some of them were landlords getting screwed horribly due to them incorrectly filing paperwork. And in some cases, the landlord would have to wait until the new month to try to evict them because their case got dismissed the first time. I also noticed the judge wanted everyone to have prorated rent for that month. (Ed. Note: This is not the Washington State Landlord Tenant Act requirement. We can claim the entire month’s rent is delinquent.) For example, if I was putting him out for May and June, then I would need the amount he owed for that month up to the 10th because that’s what day it was. I was thinking to myself, “Math is not a strong point for CLARK COUNTY RENTAL ASSOCIATION

me.” And the judge was clowning people and making smart remarks for them not being able to quickly calculate the correct amounts. For one guy, she rounded it off to the smallest number. So that’s what I did for myself. Everybody went — I was the last one after about two and a half hours.

and won the next time in court. I got possession of the house. However, I still ended up paying the tenant to move faster before the lockout. That saved me some money in interest payments. I hope you guys can learn from my mistakes.

Taking the Stand Then I went to the stand. I swore to tell the truth and nothing but the truth. The judge asked for my paperwork. I gave them everything I had, which was the lease for $500 a month and my 30-day notice. She asked for a form I was supposed to fill out and the courtroom, which I knew nothing about. She said, “Go over there and fill out [X] form.” I was looking for it and could not find it. She would not help me, either.Related: 6 Reasons All Landlords HATE Having to Evict a Tenant Finally, I said, “I got it over here.” I filled it out. Meanwhile, the tenant was saying the judge should throw out his case because I was unprepared. Fortunately, she did not. The judge looked at my paperwork and said, “This 30-day notice is written wrong.” So she would not give me possession of my house. I asked, “What’s wrong with it?” She said it was written from beginning of cycle to beginning of cycle, whereas it was supposed to read from beginning of cycle to end of cycle. My letter gave him notice on May 1st to be out June 1st. It should have read from May 1st to May 31st. The tenant then stormed out of the courtroom and told me he was calling the city on me. I was still trying to ask the judge questions for clarifications and she advised me she was not my attorney. In conclusion, this all could have been avoided if I knew my local landlord-tenant law. I hired an attorney

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Fire Safety Tip for Multi-Family Housing Issue: Electrical Safety! Fire Prevention Partners of Clark County

City of Vancouver Fire Marshalâ&#x20AC;&#x2122;s Office 7110 NE 63rd St. Vancouver, WA 98661 (360)487-7260 www.vanfire.org Clark County Fire Marshal's Office 505 NW 179th St. Ridgefield, WA 98642 (360)397-2186 firemar@clark.wa.gov www.co.clark.wa.us/commdev/ firemarshal/indexN.html Clark County Fire District 6 8800 NE Hazel Dell Av. Vancouver, WA 98665 (360)576-1195 www.ccfd6.org Clark County Fire & Rescue 911 N 65th Avenue Ridgefield, WA 98642 (360)887-4609 www.clarkfr.org Camas-Washougal Fire Department 605 NE 3rd Ave., Camas, 98607 www.cityofcamas.us/index.php/ firemain

Routinely check your electrical appliances and wiring. Never overload an electrical outlet by plugging too many electronics into it. Use surge protectors to increase the number of outlets where needed. They provide protection of sensitive equipment as well. Avoid chaining multiple extension cords and surge protectors together. Be sure not to put pressure or tension on cords and never run them underneath rugs. Devices that generate large amounts of heat (such as space heaters and soldering irons) should be monitored at all times and kept clear of combustibles. Frayed wires can cause fires. Replace all worn, old or damaged appliance cords immediately. Use electrical extension cords wisely and don't overload them. Keep electrical appliances away from wet floors and counters; pay special care to electrical appliances in the bathroom and kitchen. When buying electrical appliances look for products which meet the Underwriter's Laboratory (UL) standard for safety. Keep clothes, bedding, and other combustible items at least three feet from heaters. If an appliance has a three-prong plug, use it only in a three-slot outlet. Never force it to fit into a two-slot outlet or extension cord. Immediately shut off, then professionally replace, light switches that are hot to the touch and lights that flicker. Use safety closures to "child-proof" electrical outlets.

SEPTEMBER 2016

CLARK COUNTY RENTAL ASSOCIATION

3 Reasons to Watch for Bed Bugs in September Bed bugs — and pests in general — are never fun to deal with in rental properties. But when it comes to income loss, prevention is worth the effort. Landlords may see more infestations in the fall. There are 3 why reasons this happens: 1. HIGH DENSITY DWELLERS The bulk of students return in September. Student renters are susceptible to bringing home bed bugs from school libraries, dorms, classrooms, fraternities and sororities, that according to pest control experts at Terminix. Students also are most likely to bring in abandoned or secondhand furnishings, spend their days in densely populated areas and often visit messy communal spaces. “College campuses are very interconnected, making a single infested futon a significant threat,” said Tom Jeffords, regional technical specialist at Terminix. 2. SUMMER VACATIONS Many residents are coming back from vacation. Bed bugs love to migrate, and pest treatments vary from one country to the next. In the height of vacation season — August — hotel workers get swept up in a sea of overnight travelers, so pest control may take a back seat. Luggage, clothing, and even reading materials are common vehicles for bed bugs filled with wanderlust. 3. DROPPING TEMPERATURES Colder nights bring all sorts of bugs and rodents indoors. As temperatures drop, these pests are most likely to seek haven in heated spaces.

PLAN OF ATTACK Fortunately, there are ways to reduce the likelihood of a bed bug infestation, or mitigate the spread of these costly infestations: Tom Jeffords recommends that renters, especially college students, invest in a bed bug-proof mattresses, pillow and box spring cover. That’s good advice for frequent travelers, too. Tenants should report any signs of bug infestations as soon as possible, and landlords should act immediately before it spreads. • Don’t underestimate a bed bug’s tenancity. Inspect books, particularly used books, and those borrowed from the library. • Keep clothing off the floor. Wash used clothing before wearing it. • Don’t pick up discarded furniture. • When away from home, don’t leave jackets, backpacks or clothing on the floor. Do the same thing at home. • Avoid stacking luggage, backpacks or jackets in a heap with others. • Don’t attempt to treat a bed bug infestation on your own. Tenant or landlord DIY pest control is not only ineffective, it is dangerous as other tenants may become exposed to toxic chemicals. Call a professional pest control company. Terminix offers a proprietary carbon dioxide product called RapidFreeze® solution, which is a good option for apartments because it is fast, effective and nontoxic. For more information, visit Terminix.com. Article Source: landlordtalking.com/

The Top Cities for Bed Bugs Each year, Terminix reveals the worst cities in the U.S. for bed bugs. Major college campuses in these cities play a role in the ratings.

The top 15 cities reporting bed bugs this year are: Detroit, Mich. Philadelphia, Pa. Cleveland-Akron, Ohio Los Angeles, Calif. Dayton, Ohio CLARK COUNTY RENTAL ASSOCIATION

Chicago, Ill. Columbus, Ohio Cincinnati, Ohio Dallas-Forth Worth, Texas San Francisco-Oakland-San Jose, Calif.

Denver, Colo. Toledo, Ohio Oklahoma City, Okla. Baltimore, Md. New York, N.Y. SEPTEMBER 2016

APARTMENT SECURITY:

Criminals Want Housing Too by

RCHRIS E MCGOEY, CPP, CSP, CAM

Rental housing crime studies have repeatedly shown that moderate to high-crime problems can usually be traced back to a small percentage of residents. Those causing the crime problems are often the acquaintances, ex-spouses, or boyfriends of a legal resident who decided to move in without your permission.

Resident Screening The best way to head off this problem is to practice resident screening and enforce clearly defined and articulated community rules that are emphasized during the lease application process. The resident needs to know that their tenancy may be in jeopardy if they bring in an unauthorized (and unscreened) occupant. Proof of this method is well documented in apartment properties all over the country, as police calls for service seem to fluctuate proportionally as resident screening standards and rule enforcement vary following management changes.

Good resident screening involves: ✓ proof of identity ✓ proof of employment ✓ credit check ✓ rental history ✓ criminal background and eviction report A good screening plan should call for all nondependent occupants to be included on the lease and subject to the same resident qualifications. All children should be identified on the lease along with maximum occupancy limits. 12

SEPTEMBER 2016

In this day and age, resident screening is more than just establishing the ability to pay rent. In my experience, properties that tend to have a higher percentage of unauthorized occupants don’t enforce occupancy rules and have lowered their screening standards on credit, rental and employment history, and don’t do available criminal background checks. A policy of collecting higher security deposits or getting co-signers for an otherwise unqualified applicant is asking for trouble down the road and is unfair to the other good residents.

Criminal Infiltration When career criminals (usually males) cannot qualify to rent, they will try to infiltrate your property by secretly moving in with a legal resident. As you might expect, these undesirable occupants tend to attract other unsavory friends. The character of your property can change dramatically, if left unchecked. The problem becomes acute when these unauthorized occupants are unemployed criminal types who hang out all day and all night and begin to ply their trade within your community. A symptom of this condition is people hanging out drinking in the parking lot and creating high foot traffic in and out of a unit or group of units. To fix serious illegal occupancy problems, sometimes you have to clean house and evict residents for noncompliance with your residency requirements or local rules. You need to re-emphasize your occupancy standards and then fairly, but firmly, enforce the rules. The Crime Free Multi-Housing Program lease addendum is a good example of community rules that CLARK COUNTY RENTAL ASSOCIATION

can be legally enforced. Eviction rates as high as 60percent have been necessary to regain control over seriously troubled properties. Although financially painful in the short term, landlords soon get paid back in increased net operating income. It is common to see a property return to profitability after a few months with 98-percent occupancy rates and a waiting list.

How to Spot Unauthorized Occupants A fair question often asked is how do you identify an unauthorized occupant versus a short-term social guest? The answer is to “know your residents”. This may seem like an impossible task, especially when your community exceeds one hundred units. Your community rules should have a written procedure for notifying management when a social guest has an extended stay and to arrange for a parking space. To solve this identity crisis, property managers around the country have found creative ways to get to know their residents. What follows are some ideas to help you identify and deal with unauthorized occupants: • Establish written community rules for visiting social guests

“Your CCRA A orney”

• Add new occupants/roommates to the lease only if they pass screening • Regularly audit units for unauthorized occupants (formally and informally) • Photograph each resident for the lease file for ID purposes (helpful for unit lockouts) • Assign coded parking spaces and record vehicle information (easy to spot new cars) • Require parking permit decals on cars and motorcycles • Require overnight guests to park in designated guest spaces only (get vehicle info) • Train staff to be alert for illegal occupants, new vehicles, and new children • Periodically, inspect units (smoke detectors, A/C filters, furnace ventilators, lock checks) • Always follow up all verbal occupancy warnings with a letter • Serve non-compliance notices for every rule violation. • Be consistent • Evict residents who violate community rules and house illegal occupants • Be fair, firm, consistent, and document, document, document

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CLARK COUNTY RENTAL ASSOCIATION

SEPTEMBER 2016

32ND

TRENDS is ‘THE’ Oldest and Largest Northwest Rental Housing Education Conference and Trade Show OVER 1,500 PEOPLE attend TRENDS! TRENDS hosts a 215 Booth TRADE SHOW! This year TRENDS will be celebrating it’s 32nd year of production in a VERY big-way. The conference draws over 1,500 attendees and hosts the biggest industry trade show of 215 exhibits. The TRENDS education schedule offers 40 outstanding workshops. This year’s TRENDS should be the biggest conference ever.

SEPTEMBER 2016

CLARK COUNTY RENTAL ASSOCIATION

32ND

Who attends TRENDS? Rental housing property owners; property managers; leasing agents; maintenance personnel and portfolio managers. TRENDS is the premier annual education conference and trade show for Northwest rental housing ownership, management and maintenance. TRENDS is a national award-winning event. The admission to TRENDS 2016 includes the TRADE SHOW, WORKSHOPS AND LUNCH all for $65 if payment is received by November 28, 2016, $80 after November 28, 2016. Washington State Real Estate Clock Hour (3 CRE credits) workshop credits are also available for an additional $25.

7LFNHW 'LVFRXQW $YDLODEOH²:KHQ 3XUFKDVLQJ RU PRUH 7LFNHWV Call: 800-335-2990 or e-mail: events@RHAwa.org TRENDS is also very proud to hold the distinction of being the longest running and continuously produced event at the Washington Convention Center. See the TRENDS website at www.trendsnw.com This years TRENDS Education Conference will again feature several well-known national and many regional speakers. As well as several dozen highly regarded local industry practitioners participated as workshop panelist. The TRENDS ’16 workshop schedule is one of the best ever offered. TRENDS is brought to you by: Washington Rental Owners Association (WROA); The Institute of Real Estate Management (IREM) and Rental Housing Association of Puget Sound (RHAWA). TRENDS is produced by Larry Diamond. larryd@isomedia.com

CLARK COUNTY RENTAL ASSOCIATION

SEPTEMBER 2016

5 End of Summer Maintenance Tasks for Landlords by

JENNIFER MAUGHAN

Landlords across the country are getting ready for the change of the seasons that triggers some unique annual maintenance tasks. Keeping a rental property in good shape is the duty of every landlord, but one overlooked aspect is end of summer maintenance. Most landlords focus on the massive fall to winter maintenance transition that includes lots of tasks for cold weather, but there are several things that can be done right now that will ease that burden. Here are 5 end of summer maintenance tasks for landlords that will not only keep the rental property in great shape, but will lighten the load when it is time to prepare the property for winter:

1. CLEAN THE VENTS Dust build-up in the vents is nothing to ignore. Getting a professional crew to clean out the rental property’s air vents benefits the rental property in several ways. While not every home needs the ducts cleaned, it’s a good idea if there has been a pest infestation or mold in recent months. It’s also a good idea to do so in order for the heating system and cooling system to labor less, and therefore extending their life. Less energy will be used and the utilities will be less as well. Finally, some companies claim that cleaning the ducts leads to better air quality. If the rental property has a fireplace, this is the time of year to schedule a professional cleaning as well.

2. INSPECT HEATING SYSTEM It’s a lot easier to do preventative maintenance on a schedule when it comes to heating system than it is to answer a call in the middle of the night in a snowstorm and try to get something repaired. Regular checkups of the furnace, including the filters, will ensure the heating system is working properly and efficiently, so that tenants will be warm and cozy when the temperatures drop. A 16

SEPTEMBER 2016

faulty furnace could also be the cause of a house fire, so avoid furnace-related fires by keeping the unit humming.

3. CHECK FOR MOLD The warm air and moist conditions of summer in many parts of the country make a perfect breeding ground for mold. Bathrooms in particular are vulnerable to mold infestations, so take the time to look under sinks and check in all the corners of the rental property to stop mold and mildew in their tracks before the problem spreads into the walls and floor.

4. CLEAN GUTTERS With wilder weather on the horizon, many property owners use the end-of-summer maintenance checkup to check the rain gutters and make sure there are no obstructions that have built up during the summer. Ideally, the gutters were already cleaned in the spring, so with luck they are pretty clear, but if this was one of those tasks that got skipped, now is the right time. With the wind and rain that come during fall and winter to most parts of the country, the last thing a landlord needs is a clogged gutter and a leaky roof.

5. INSPECT INSULATION Over the summer, it’s very common for the weather stripping or caulk around doors and windows to become compromised. Late summer is an excellent time to check for air leaks and problem areas so that the rental property is fully insulated and will keep cold weather out and warm air inside where it belongs. There’s no reason for landlords to put off doing these important end of summer maintenance tasks. An attentive landlord benefits in doing this by having grateful tenants, an efficient property and savings to the bank account. Article Source: RentPrep.com CLARK COUNTY RENTAL ASSOCIATION

Protecting Vacant Rental Property from Vandals & Thieves Make the neighbors your friends, and you’ll have taken the single best step you can toward protecting a vacant property.

It’s never a good thing to drop by a vacant rental property and discover a wide open door. Unfortunately, vacant rental properties pose a target of opportunity for would-be thieves, as even simple copper wiring and plumbing has extraordinary street value in today’s economy — and the AC, furnace, and hot water tank are worth quite a bit in scrap metal as well. That’s a huge investment down the drain — and if you have an empty property in Detroit city limits, it’s not a question of if it’ll get stripped, but when. So how do you keep these vandals and prowlers off of your vacant property?

Ask the Neighbors for Help Your best resource is the neighbors — if you explain that you have a vacant rental next door, you can often get the neighbors to keep a casual eye on it, particularly in areas that have a Neighborhood Watch organization. Ask them to contact you if they see strangers poking around or hear any suspicious noises. If they’re interested, offer to let them keep any periodicals or newspapers that are delivered to the home in exchange for the service of picking them up each day. The neighbors most motivated to help are the ones who own their homes and pay attention to maintenance — they’re the ones who benefit by keeping property values high. You can also offer the neighbors a reward: if they save you $1000 in damages, giving them back $25 is a nobrainer. Don’t just tell them your phone number — give them your business card and/or get their permission to text them your number. “Call me regarding suspicious activity at 123 Main St. for a possible reward.” You can CLARK COUNTY RENTAL ASSOCIATION

also have magnets developed that they can stick to their refrigerator to remind them to keep in touch with you. “Neighborhood Watch and Reward Program” does wonders. Offer to let them park an extra car in your driveway — some neighbors will do this anyway, and if they do, you should thank them.

Maintain Signs of Activity Keep the lawn mowed, the leaves raked, and the garden weeded (this will help the place rent more quickly, so you should be doing it regardless.) Put lights on timers in the building — preferably in a cycle that looks like real people are moving from kitchen to dining room to bedroom each night. (Don’t think that this will help every time, though, because some of the less scrupulous neighbors will see the pattern and take advantage.) If you can find a radio or TV that will come on when it’s plugged in (as opposed to needing to be turned on after it’s plugged in), putting one or two of those on a timer helps a lot as well. If you have a car that you can keep in the driveway, that will do a lot for you as well.

Visit Often and Irregularly Don’t visit every Saturday morning — vary your routine so that you’re not dropping by at the same time. But visit at least once a week, or get someone you trust to do it for you. On each visit, look for signs of forced entry, broken windows, and so on — and scan about the inside of the structure, too. In particular, look for window latches, door latches, and other locking mechanisms that may be unlocked; they can cost you thousands if the wrong person discovers them. SEPTEMBER 2016

Point Lights Outward

More Aggressive Strategies

Motion-sensor security lights should be standard procedure for any rental, but for a vacant one, there’s a simple extra step you can take: nudge those lights so that they’re clearly visible from a neighbor’s house. That way, a prowler will alert someone even though there’s no one home to alert. (Ed. Note: Additionally, use Portable Motion Sensor Alarms. The cost is about $15.00. Put the Sensor inside the kitchen and place the receiver into a willing neighbor’s home. Be sure to include your phone number.)

If your property is in the city of Detroit proper, you’ll need to go the extra mile. Get a double-keyed deadbolt on the door so that the classic ‘break the window and unbolt the door from the outside’ routine doesn’t work. Board up the windows with steel bars (at minimum) so that people can’t break them to get in. In the extreme, you may even consider hiring a security guard to sit in your driveway — or even in the home itself — though it can be hard to make an investment like that cost-effective, even if you get a deal at $20 per night. Of course, the best deterrent is making sure that the property is occupied — so putting some extra money into advertising and getting someone in there might actually be the best strategy.

Make Occasional Changes If your rental is unoccupied for more than a couple of months, change something small but clearly visible about the place. You don’t have to repaint, but do something like hang up a wind chime, put a pink flamingo up, or hang something big and blatant in a window.

Article Source: RoyalRoseProperties.com

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Advertiser Directory Accounting, CPA

Landscaping/Tree Service

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

All Weather Tree and Landscape ..........9 360-718-1225

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Roy D. Pyatt, Attorney ..........................19 360-696-3312 Quinn Posner, Attorney ................13 360-524-4767

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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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