Valley Rental Housing Journal - February 2014 by Professional Publishing, Inc

Feuruary 2014 - Vol. 8 Issue 2

Rental Housing Journal Valley 2. Social Media and Marketing

6. Focus on the Prospective Resident

3. Getting the Lead Out: Local Efforts

7. Moisture and that horrible word

to Reduce Child Lead Poisoning

“MOLD”

5.A Message from Your President

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Property Ownership and Property Love this Management Outlook 2014 Job By Marc Courtenay The year 2013 will go down in the record books as a good year for both owners and managers of residential income properties. As I wrote recently in an article titled, It’s Tough to Afford to be a Renter These Days, “Housing affordability doesn’t look too promising as 2014 begins. If you listen to the National Association of Realtors the opportunity to be a homeowner hasn’t been this affordable in a long time.” If you’re looking to sell a home, 2014 may be a good year though probably not as good as 2013. But if you’re looking to buy, 2014 will likely be a better year than 2013. These are just some of the expectations that Jonathan Miller president and CEO of Miller Samuel, a real estate appraisal and consulting firm, shared with The Daily Ticker at Yahoo.com. “Take home prices, which have been rising at a rate of 10%-12% — depending on which data you use, for example.” Miller says home prices will rise half as much in 2014 because more supply will come on to the market. “Inventory is now below the usual six-month average, credit remains tight and unemployment and underemployment will remain high even if they’ve declined over the past year. “How can we have price growth that we didn’t see in decades? It doesn’t make any sense,” Miller

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explains in the video above. About 40% of Americans have low or negative equity in their homes, says Miller. “They can’t trade up, make a lateral move [or} downsize, so they sit.” And those who have the resources and good credit to buy will find that mortgage rates are higher. This is mostly due to the Fed’s recent decision to reduce its purchases of Treasuries and mortgage-backedsecurities (MBS). As I’ve stated many time before, qualifying for a new loan is and will continue be harder than in recent years. “Under the Dodd-Frank financial

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reform law, lenders are required to meet new underwriting standards for “qualified mortgages” (QM) if they want greater protection from lawsuits. A QM loan must have a regular schedule for payment of principal and interest and fees paid by the borrower can’t exceed 3% of the loan amount and monthly payments can’t exceed 43% of the borrower’s gross income” Miller explained. The new rules “will continue to slow the momentum of improvement” in the housing market, says Miller. They will “bog things down for the first half of the year...an Continued on page 4

’m going to bet that you probably haven’t heard many people say that they love being a landlord. If anything, you’ve heard the cons, hatred, and horrific stories of doing such. But, in a world where there is so much emphasis on negativity, I’d like to bring our attention for a second to some of the positives of the property management industry. So, whether you’ve chosen to be a landlord as a career, or have been lucky enough to have inherited the job of managing rentals, there are many benefits that go along with being in this business. First, and probably most obvious, being a property manager creates wealth. There is no denying that owning and managing property over the long term is a great money earner. There will always be a demand for housing. However, the earning potential will fluctuate with the state of the economy and various conditions within th4 housing market. In good credit conditions, there will be a higher rate of owner occupation and increasing capital values. In more constrained times, there will be more renters with higher rents. Real estate investments are arguably the most stable and secure types of investments you can make. As property owners, you are able to use tenants’ money to pay your mortgage Continued on page 4

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RENTAL HOUSING JOURNAL VALLEY President • Paul Hoevet Past President • Jeff Denson Vice President • Pam McKenna Secretary • Kirsten Bailey Treasurer • Chris 16083 SW Upper Boones Ferry Road, Suite 105, Tigard, OR 97224 503-213-1281, 503-213-1288 Fax www.multifamilynw.org

Social Media and Marketing By Pam McKenna, Multifamily NW President

hy is social media important to your business and how does it play a role in marketing? Social media is a low cost way to communicate with your customers, both current and future. The number one goal of social media is to build relationships and connections. Brian Solis, social media expert states, “Welcome to a new era of marketing and service in which your brand is defined by those who experience it.” Your connections and relationships help to build exposure to your community. The last time I was out of town, we were looking for a good place for

EDUCATIONAL OPPORTUNITIES February 3, 2014 1:00 PM 5:00 PM Oregon Landlord/ Tenant Law Part I (Portland, OR) February 7, 2014 9:00 AM 1:00 PM NALP: Legal Aspects (Portland, OR) February 14, 2014 12:00 PM - 1:00 PM It's the Law Lunch Time Series: Rental Agreements & Addendums - The Latest & Greatest (Portland, OR)

dinner. I turned to Monocle on Yelp to help with my search and found ratings from other customers as well as comments on their dining experience. I was able to pull up the menus, find pricing and even read comments on what attire would be appropriate for the restaurant. We were pleased with the results and truly enjoyed our dinner, posting our experience on Yelp’s site. Statistics on social media reveal how much this has integrated with our lives which includes the apartment industry: Facebook has over 1.19 billion active users monthly; 72% of online adults use social networking sites; 9 billion photos are uploaded to Facebook monthly; You Tube reaches more US adults ages

February 17, 2014 1:00 PM 5:00 PM Oregon Landlord/ Tenant Law Part II (Portland, OR) February 18, 2014 9:00 AM 2:00 PM Management of Residential Issues Part I (Portland, OR) February 19, 2014 12:00 PM - 1:00 PM PDX Monthly Luncheon: New Rules for Healthcare (Portland, OR) February 21, 2014 9:00 AM 1:00 PM The Leasing Interview

18-34 than any cable network; 60% of American adults own a smart phone; Linked In experienced 105% growth between 2011 and 2013. Social media takes time and careful strategic thought, it does not happen by accident. You will need to purposefully integrate social media

and Qualifying Residents (Portland, OR) February 24, 2014 8:00 AM 12:00 PM Mold Awareness & Remediation (Portland, OR)

into all marketing and branding efforts creating a consistent and relevant experience for your customers.

(Portland, OR) February 27, 2014 9:00 AM 2:30 PM Property Maintenance for Managers (Portland, OR)

February 25, 2014 1:00 PM 4:00 PM Law & Rule Required Course [LARRC] (Portland, OR)

February 28, 2014 9:00 AM 1:00 PM New Hire Training Introduction to the Industry (Portland, OR)

February 26, 2014 9:00 AM 2:00 PM Management of Residential Issues Part II

March 6, 2014 8:00 AM - 5:00 PM Maintenance Fair 2014 (Portland, OR)

OREGON NOTICE OF NONCOMPLIANCE M017 OR Take advantage of this new form written for the law changes effective January 1, 2014. The Notice of Noncompliance is designed to document the seven noncompliance actions for which the Oregon Landlord Tenant Act allows a landlord to charge a fee: • Late Payment of a utility or service charge • Failure to clean up garbage/rubbish/waste • Failure to clean up pet waste • Parking violations • Improper use of vehicles within the premises • Unauthorized pet capable of causing damage to persons or property • Smoking in a clearly designated nonsmoking unit or area of the premises The new rules are that the 1st notice of the noncompliance is a written warning with no fee assessed. Landlord must serve the 1st notice within 30 days of the noncompliance action by the tenant. The 2nd notice served may include a fee up to $50 for the same or similar conduct within one year of the 1st noncompliance. The 3rd or subsequent notice for the same or similar conduct within one year of the 1st notice may also be up to $50 plus 5% of the current monthly rent. 2

Rental Housing February Valley • January 2014

RENTAL HOUSING JOURNAL VALLEY

Getting the Lead Out: Local Efforts to Reduce Child Lead Poisoning By Jo Becker, Education/Outreach Specialist, Fair Housing Council Serving Oregon and SW Washington

2013 study trumpets the efforts by over a dozen local municipalities across the country that have enacted local lead laws. While other lead hazards exist (occupational, recreational, etc.), most often lead poisoning is a result of ingesting lead tainted dust, paint, or soil in or around homes built before 1978. According to the National Center for Healthy Housing’s website: Since lead hazards are more prevalent in older and substandard housing, lead poisoning is a concrete expression of the affordable housing crisis; it is more common among poor children, children of color, and those living in older housing. Responsible property management, enforceable housing quality standards that are both practical and

Rental Housing Journal Valley • February 2014

cost-effective, and increased resources are needed to protect high-risk communities and preserve the nation’s affordable housing stock. According to said Katrina Korfmacher, Ph.D, co-author of the

study, the extent of the medical and behavior damage caused by lead poisoning coupled with “…the realization that the economic cost of lead poisoning in the form of medical care, special education, and criminal

justice are frequently borne by local communities and taxpayers – [has] given rise to several communitybased efforts to make homes lead safe.” The study, published in the Journal Continued on page 4

RENTAL HOUSING JOURNAL VALLEY

Property Ownership ...continued from front page adjustment period [for rules] that is “probably a necessary evil.” The hope, of course, is that the new regulations will help protect the financial system from a crisis like the one in 2007-2008. “These new rules will also impact Fannie Mae (FNMA) and Freddie Mac (FMCC) — the government sponsored enterprises that are still the backbone of the mortgage market. They buy about two-thirds of new mortgages and bundle them into mortgage-backed securities for sale in the secondary market. Fannie & Freddie will buy only mortgages that meet most of the QM criteria. In addition, Fannie and Freddie are raising the fees they charge mortgage lenders in exchange for guaranteeing new loans. The increase will make Fannie & Freddie-backed loans more expensive, which will create more opportunities for private companies to compete in the same mortgage market, says Miller. That’s “taking our medicine,” says Miller. To read the rest of this insightful interview and watch the video click here. So 2014 looks like a more challenging year for both property owners and managers, but don’t let that worry you. The flip side and the silver-lining is that owners who have

invested in areas where vacancy rates are low will still find plenty of desperate renters wanting to become residents. For property managers, whether your region has an abundance of potential renters or a deficit, if you’re a smart competitor with the latest and best technology, software and marketing strategies, you’ll outshine your competition. Being a big proponent of cooperation versus competition, I’d recommend that property managers network with their peers to learn what’s working and how to cooperate your way to success. If you help your competition by referring business to them they’ll do the same for you. Why? Sooner or later you’ll find a prospect who wants to rent in an area where you have nothing available. When the opposite is true, you’ll find your property management competitor will refer prospect to you. Start 2014 with a winning, cooperative attitude and it could be one of your best years yet. PropertyManager.com

Love ...continued from front page and build your equity, so that you can increase the cash flow to buy greater properties and/or create a stream of retirement income. As a property manager, you can increase rents regularly to match current market rent rates, and your management fee based on gross rents will increase simultaneously with your client’s income. It really can be a win-win situation. Secondly, real estate is real. Managing rentals forces you to become more knowledgeable about property upkeep and home repairs. No matter how involved you may be in caring for the actual residence, you will have to understand something about repairs and maintenance, even if you hire out the work to be done by others. So, whether you’re lining up the contractors, or putting in your own elbow grease, you’ll notice that you are more diligent about ensuring quality work. Fixing up an older property, or turning over a rental that had been trashed or damaged by past tenants, can instill a true sense of accomplishment. The third reason why I love what I do is the people. I like my tenants. I would be lying if I said that I’ve liked every resident I’ve ever rented to, but if you can hit it off initially, working with them during their tenancy can be quite a pleasure. Some of my tenants have even become friends as well as business acquaintances. Providing nice, well-kept homes at affordable rates is power4

Lead ...continued from page 3 of Health Politics, Policy, and Law, found that local laws can be highly effective tools to address lead hazards. By way of example, the City of Rochester saw a 68% decline in the number of children with elevated blood lead levels since the city’s law went into effect in 2006. “Lead safety is largely a function of maintenance – intact leaded paint is typically not hazardous unless it is disturbed and released into the environment;” according to Korfmacher. “…lead hazards are related to how owners maintain houses that contain lead paint… The Rochester model accepts as its premise the critical need to gain entry to the highest risk housing. This was the rationale for targeting rental housing over owner occupied and for establishing a higher standard for inspection within geographically designated high risk areas.” Visit www.urmc.rochester.edu/news/ story/index.cfm?id=3823 to read the University of Rochester Medical Center article on the study. In an informal study of our own, FHCO found that 37% of landlords still don’t know it has been illegal under the federal Fair Housing Act to deny housing to an applicant simply because there are children in the household since 1988, even in pre-1978 properties. You can also find additional

information on fair housing law and familial status protection at www. FHCO.org and www.FHCO.org/families.htm, respectively. We also offer lead-related information, including required pamphlets and disclosure forms as well as additional lead articles at www.FHCO.org/lead.htm. This article brought to you by the Fair Housing Council; a nonprofit serving the state of Oregon and SW Washington. All rights reserved © 2014. Write jbecker@FHCO.org to reprint articles or inquire about ongoing content for your own publication. To learn more… Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO.org. Qs about this article? ‘Interested in articles for your company or trade association? Contact Jo Becker at jbecker@FHCO. org or 800/424-3247 Ext. 150 Want to schedule an in-office fair housing training program or speaker for corporate or association functions? Visit www.FHCO.org/pdfs/classlist. pdf

ful. I’ve had the pleasure of supplying homes to some who otherwise wouldn’t be able to rent anywhere else based on their circumstances. Experiencing their joy of having a place to call home fueled my passion and purpose of being a landlord. I have been able to enjoy watching many families grow together through marriage, children and other life accomplishments. And let’s not forget the hundreds of encounters with some very interesting people who have either inquired about a property, or the many contractors that I employed to perform maintenance duties -- many of whom I would have never met if I were not a property manager. These are only a few reasons why I love being a landlord. I encourage you all to take the time to step back from the weight of the job, and ask yourself, “Why am I in rental housing?” We all know that being a landlord is complex, but I believe that if you’re able to outline the positives of the industry for yourself, then when the unavoidable negatives arise you will be able to make decisions based on love and not hate.

Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co

Rental Housing February Valley • January 2014

RENTAL HOUSING JOURNAL VALLEY

A Message from Your President Happy New Year! I hope you and yours had a safe, healthy and happy holiday season. Thanks for all the positive feedback I’ve received on the last two ORHA legislative articles regarding the Oregon Landlord-Tenant Coalition’s “Omnibus” bill and the Housing Choice Act of 2013 (AKA, “the Section 8 bill”) that appeared in the last two ROA Bulletins. Included in each edition of the ROA Bulletin is a blank Legislative Planning Session Worksheet. I encourage you to voice your opinions or questions on this worksheet and return it to the ROA Office. We took a break from our weekday workshops during December but as you’ll see on Page 5, workshops will resume in January. Members attending these

workshops find that the small-group setting provides them with a great opportunity to ask questions and share personal landlord experiences. With limited seating, pre-registration is required. Please see page 5 for registration information. We had a “standing room only” turnout at our October general meeting. Our featured speaker was Attorney Allen Gardner. Allen walked us through those dumb mistakes that landlords make which can mean the difference between winning or losing in court. Please join me in thanking Allen for sharing his many experiences with us, his good sense of humor, and his willingness to answer so many members’ questions. A thank you also goes out to our Affiliate Spotlight speaker, Christy Albin of Lady of the Lake Process Servers, for her many raffle items and for informing us about exactly what a process server does and how her company can benefit our members.

Our November General Meeting was a huge success. I especially want thank John VanLandingham, staff attorney for Lane County Legal Aid & Advocacy Center, for joining me in speaking to our members. Learning how a bill becomes a law is quite a process, and I’m pleased that I had the opportunity to work with John in negotiating landlordtenant laws this past legislative session. Another thank-you goes out to Michael Steffen, President of the Oregon Rental Housing Association (ORHA), who was our Spotlight Speaker of the evening. He provided a fantastic raffle item – a gift certificate for the new upcoming 2014 edition of the ORHA Law Book! Congratulations to Tricia Raines! She is the winner of the ROA Survey drawing for a year’s membership on her next ROA membership renewal date! Tricia filled out her survey and sent it in to us by June 28th, 2013, the deadline to be entered into the contest.

Our first ROA meeting of 2014 is Thursday, January 23rd. Please join us to welcome our featured speaker, Bob Nelson, of Pacwest Real Estates Investments, LLC. Bob is also known throughout the northwest as the 1031 Exchange Guru. He will speak to us about “The Upsides and Downsides of 1031 Exchanges and the State of the Rental Market”. Our Affiliate Spotlight Speaker will be Travis Daggett of Forefront Enterprises. We’ll see you on January 23rd! Jim Straub President, Lane County Rental Owners Association

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Salsbury Industries Happy New Year for 2014!

e have been waiting for a new beginning for some time. 2013 was good, and Mar, May, much better Jan, than previous years. Let’s focus on this year as being even better. So what does “being even better” mean?

In all probability, this will mean different things to each one of us. However, I would venture to say Jul, Sep, that there willNov, be a few items that we would nearly all appreciate. For example, what about more considerate tenants? How about 10% or more

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rent increases? How about no maintenance or repair surprises? There are undoubtedly more examples I could present. But are these really realistic? Could we raise all our rents by 10%? Really? Would you expect tenants to be more considerate of landlords? Think about how many of them are in survival mode, only one paycheck away from being unable to pay their rents. Our properties will always need maintenance or repairs. A new home might have a poor roof installation and experience a slow leak that after months of soaking the attic insulation finally shows a wet spot on the ceiling. The bottom line is that running our rental business could always be better. Being a landlord means being prepared for surprises. Managing rentals means knowing the laws and

diligently following them. Having tenants means being sensitive to them and treating them fairly. 2014 gives us another opportunity to be better landlords, improve the quality of our tenants, our units, and our bottom lines. I’ve said this before, and I say it again, be as knowledgeable as possible, treat people with respect, and follow the law and Fair Housing laws diligently. Focus on 2014 as being the best year you have ever experienced, whatever that means to each of us

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Focus on the Prospective Resident

ife is full of interruptions. Yet we must find a way to strike a balance so that all the URGENT things coming at us do not pull us away from the most important tasks at hand. In the property management industry, there are urgent owner requests, resident complaints, maintenance emergencies and employee disputes; just to name a few. While all of these issues must be handled in a prompt, professional manner, the business of renting apartments must still remain a priority of the leasing office. Since interruptions are so common in this industry, I am often asked for advice on how to handle these situations. I would like to respond by sharing the story of two entirely different shopping experiences: When I placed my first call, I was just getting ready to hang up when the phone was answered on the seventh ring. The consultant spoke so quickly, that I could only make out the name of the community before she said, “Please hold.” When she came back on the line she said, “Sorry about that. I’m working alone

and the phone is ringing off the hook!” She asked how she could help me, and I inquired about apartment availability. She said there were a couple of 2 bedrooms open, and then said, “Hang on and I’ll grab my book.” She set the phone down, without putting me on hold, and I overheard how she raised her voice to someone in the background. When she came back on the line she apologized for the delay, and immediately began to quote pricing. She asked if I would like to come by, and I agreed to meet with her in an hour. The consultant offered directions and then asked for my name and telephone number; “in case something comes up.” At the second place I called, the phone was picked up on the second ring. The consultant clearly identified the community by name, and introduced herself. She asked for my name early in the conversation and used it to establish a rapport with me. I could hear a telephone ringing in the background and said, “I don’t mind holding if you need to get that.” She replied, “Thanks, but

that’s what I have voice mail for.” I felt like I was the reason she got out of bed that morning, as she made me feel like I was her most important business for the day! She took the time to inquire about my needs and then described an apartment that would best meet my specific requirements. The consultant invited me to come by to see the apartment, and let me pick a time that was most convenient for me. I arrived on time, within an hour, at the first community that I called. There was a sign on the door stating that someone would be back in approximately 10 minutes. I tried the door and it was unlocked, so I went inside and began to tour the cabana while I was waiting. The leasing consultant returned shortly and seemed surprised to see someone waiting. She did not remember our appointment, until after I reminded her of our recent phone contact. She apologized and offered me a seat, stating that there had been several maintenance emergencies earlier that day. In fact, she was waiting for a water heater to be delivered at any moment. The consultant did not obtain any further information from me, but recalled we had discussed a 2 bedroom. She pulled out a couple of floor plans to go over with me, but during this process the phone kept ringing, and she repeatedly answered it. She did not excuse herself when picking up the phone, and each time, I was left sitting there to wait until she finished each call. Just as we were heading out to view the apartment, the contractor with the water heater showed up. For a moment, the consultant seemed unsure as to

what she should do. She asked the contractor to “wait a second,” and then turned to me and explained that she was going to have to let this man into an apartment to replace a leaky water heater. She said, “It’ll only take a minute.” She offered me a seat in the cabana while I waited and told me there were soft drinks in the refrigerator. She said I should “help myself.” I waited for over 10 minutes, and then figured that I had come at a bad time. I decided to leave, and showed myself out. At my next stop, the consultant greeted me warmly and invited me to have a seat at her desk. She pulled out a guest card she had started and handed me a packet of literature. This packet included everything from floor plans to area information. She said she had also enclosed the address and phone number of the elementary school since I had mentioned my son was in kindergarten. As she began to ask more specific questions about my needs, the telephone rang several times. The consultant let voice mail pick up the calls, but then she finally reached over and turned the ringer off. She said, “I don’t know about you, but that’s really distracting for me.” After we completed the guest card, she asked if I would like to see the clubhouse area before we headed out to take a look at the model. As we stood, a mail carrier came in with several packages and stated that they were missing apartment numbers. The leasing consultant was very kind as she explained that she was just going out to show an apartment. She Continued on page 7

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Rental Housing February Valley • January 2014

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Moisture and that horrible word “MOLD”

D & Z - Don’t start the New Year with a “What Were You Thinking Moments”

t’s a new year, budgets are done, plans are made for our properties and we are excited to get going. It would be great to arrive at work every day and assume that all is perfect on your property; after all, you haven’t heard any complaints. So, why would I go looking for problems? A word of advice that can help you minimize unexpected expenses, resident heartache and court. Suzy Manager - Dana, I was talking to a peer at another property and she said her maintenance team was being proactive with historical problems that occur at our property each year. I asked her for a specific example. She replied that this time of year the cold weather creates moisture which can cause mold issues. I thought, why would potentially create more problems and draw attention to residents? Dana – Suzy, the natural reaction to being proactive is to fear finding bad problems? This is a normal reaction, however, a regular preventative maintenance plan can prevent issues from becoming bigger much costly issues. Moisture, and the potential of mold, is a reality in the Pacific NW. By being proactive and checking the

areas of your property that are outof-sight-out-of-mind, you can correct the problem. Check your attics, garages, and any other dark cool spaces to see if you have proper ventilation in place and working correctly. Zach, I know that you have been training maintenance teams for years on this, what are your suggestion and places to inspect? Dana, when it comes to mold we have to remember that it doesn’t matter which type of mold spores we have. We must realize that one type or another is present at all times just seeking a nice place to land, live, eat, and multiply. These areas are typically damp dark areas with little or no circulation. A good preventative maintenance plan should include walking units annually and looking for possible mold potential conditions such as furniture against walls, closets packed tight with items and doors shut, bathrooms with no functioning exhaust fans, single pane aluminum windows, dryer exhaust vents not working properly, and upper crawl spaces with improper ventilation. These conditions are the number one source of the re-occurring growth

problems caused by residents and poor building construction practices. If you find growth in other locations it may be due to a physical water leak either from the exterior (gutter or downspout) issues, or broken or leaking pipes within the plumbing system. A good rule of thumb when trying to disseminate between surface growth and growth from a physical water source is to observe the color of the spores. Black, dark green, fuzzy white, or chalky white are typically surface growth and can be cleaned and sealed. When you start to see the broader spectrum of colors such as pink, yellow, blue, red, and orange there’s a good chance the source is a water leak within the wall either coming from a leaking pipe or from an exterior source. Getting back to the preventative maintenance objectives, be sure to address all these potential conditions upon your annual inspection and within your Turnover checklist in order to be sure you are inspecting all mechanical and passive venting systems in the unit and around the property to ensure that air flow is functioning properly. This constant air flow is what inhibits mold growth

by carrying mold spores out of the unit and buildings, and never giving it a chance to land and colonize. Be diligent in constantly educating residents regarding the things they can do to help combat mold growth. Here is a short list: Open windows, use mechanical fans for a minimum of 25 minutes after showering or cooking, keep closet doors open, pull furniture away from wall at least 6-12”, wipe down any condensation on windows and flat surfaces, and report any growth early in case there is a leaking pipe or other physical water intrusion issue. Lastly, if you haven’t started a “Mold Log” notebook, you should. A simple list of reported mold issues, date they were reported, what you did, and who did it can really save you down the road if things do turn ugly between you and the resident and legal questions arise as to how the issue was handled. In the end don’t be afraid of mold, be proactive, have a clear and systematic plan of action, work your plan consistently every time, and document, document, document.

Focus ...continued from page 6 invited him to come back in about 20 minutes or said he was welcome to leave the parcels and she would look up the apartment numbers when we were done. As we were walking the grounds on the way to the model apartment, the consultant was approached by two maintenance workers who had questions about a problem. She was very professional as she graciously asked them to wait, and prevented them from discussing the problem in front of me. Once we reached the model apartment, the consultant gave a flawless presentation of its many unique features and advantages. She was able to relate specific features as personal benefits because she had stayed focused during the qualifying portion of our visit. She remembered AND noted things that were most important to me. The consultant was able to make strong, confident closing attempts, since she had sought to satisfy my needs by giving me her undivided attention. How do you make a prospective resident feel important, when you have a multitude of urgent interruptions crying out for your attention? Are you able to focus on the prospective resident and make their needs a priority? If not, you have probably lost the sale. It would be

better to phone your appointments prior to their arrival and reschedule, rather than have them come out when you know you can’t give them your undivided attention. Of course this will probably cause some “inconvenience.” However, in the long run, they will appreciate your consideration and long remember your thoughtfulness. If you were looking for a new home, how would you want to be treated?

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PMS 280/Gray Partner PMS 7543 ExclusiveBlue Industry of:

PMS 280/P

OR-RTG-20 Oregon

CHECK-IN/CHECK-OUT CONDITION

REPORT

TENANT(S): ___________________ ______________________________________ _________ ADDRESS: ___________________ _____________________________UNIT: ______________ CITY: ___________________________________ STATE: ________ ZIP: _________________ OR-RTG-24 Oregon

PET AGREEMENT Rating Scale

= (E)Excellent (VG) Very Good

TENANT INFORMATION

(G)Good (F)Fair (P)Poor

IN Out TENANT(S): ____________________________________________________ DATE:________ LIVING AREAS ADDRESS: ____________________________________________________ UNIT: _________ KITCHEN CITY: _________________________________________ STATE: __________ ZIP: _________ Walls

Out

BEDROOM 3

Walls

DESCRIPTION OF PET(S) Windows

Light Fixtures

Dishwasher

AGREEMENT

Counter Tops

Doors/Woodwork

Locks

___________ ______________________ Out CITY: ______________________ ________ DATE:________ ___________ ______________________

________ STATE:

Rods

________ UNIT: _________ __________ ZIP: _________

48-HOUR NOTICE OF ENTRY

Windows

Pursuant to RCW 59.18.150, this is your WA-RTG-20 Washington 48 hour entering the dwelling notice that your

Blinds/Drapes

Ice Trays

landlord or their agents unit and ______________________ premises located at (Address) will be CHECK-IN/CHE ______________________ CK-OUT CONDIT ION REPORT___________

Floor

Carpet/Vinyl/Wood 3) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Disposal Vaccinations: Yes____ No____ License Number: ______________ Additional Security Deposit Required:$

WA-RTG-40 Washington

48-HOUR NOTICE OF ENTRY

TENANT(S): ___________ ______________________ ADDRESS:

Walls

Stove/Racks

Blinds/Drapes

Refrigerator 1) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ Rods License Number: ______________ 2) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ Floor License Number: ______________ Shelves/Drawer

______________________

_ Light Fixtures TENANT(S between the hours ): ____________________ (Date) of and ____________________ Doors/Woodwork ADDRESS: . ____________________ __________ (Time) ________________ (Time) ____________________ CITY: Locks____________________ The entry ________UN will occur for the following __________ _____ STATE: ________purpose:IT: ______________ ___________ Rating CeilingsScale = (E)Excellent ZIP: _________________ ______________________ (VG) Very Good___________ ______________________ ___________ (G)Good ___________ (F)Fair (P)Poor Electric Outlets IN ______________________ _______________________ Out LIVING AREAS ______________________ In Out _ KITCHEN In Out Walls

Cabinets Tenant(s) Tenant(s) certify that the above pet(s) are the only pet(s) on the premises. Ceilings understands that the additional pet(s) are not permitted unless the landlord gives ten Sink ant(s) written permission. Tenant(s) agree to keep the above-listed pets in the premises Electrical Outlets subject to the following terms and conditions: Floor Garbage Cans

Windows 1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the Antenna/Cable tenant’s dwelling TV unit. Blinds/Drapes 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. Fireplace 3) Tenant(s) are responsible for the conduct of their pet(s) at all times. 4) Tenant(s) are liable for all damages caused by their pet(s). Cleanliness 5) Tenant(s) shall pay the additional security deposit listed above and/or their rental agreement as a condition to keeping the pet(s) listed above. 6) Tenant(s) shall notBEDROOM allow their pets to cause any sort of disturbance or injury to the 1 BEDROOM 2 other tenants, guests, landlord or any other persons lawfully on the premises. Walls 7) Tenant(s) shall immediately report to landlord any type of damage Walls or injury caused by their pet. Windows 8) This agreement is incorporated into and shall become part of Windows the rental agreement exe Blinds/Drapes -cuted between the parties. Failure by tenant to comply with any part of this agreement Blinds/Drapes shall constitute a material breach of the rental agreement.

BEDROOM 3

Walls

Landlord

Windows

BATH ROOM

Towel Bars

Blinds/Drapes

Personal Service:

Post and Mail:

Rods

Shelves/Drawer

* Add one additional

Phone

Windows

Refrigerator

Method Ice Traysof Service:

Sink & Vanity

Toilet

Tub/Shower

Walls

Stove/Racks

Blinds/Drapes Rods Floor

Carpet/Vinyl/Woo

Disposal

Light Fixtures

Floor day for compliance

if served by post

* and mail.

www.rentegration.com 503-933-6437 Rods

_____________________________ Floor Landlord

Light Fixtures

Doors/Woodwork

Rods

______________________________ Floor Tenant ______________________________ Light Fixtures Tenant

Locks

Ceilings

Electrical Outlets

Fan (Exhaust) Doors/Woodwork

Dishwasher

Floor Locks

Counter Tops

Electric Outlets Ceilings

Cabinets

Light Outlets Electrical Fixtures

Sink

Doors/Woodwork

Locks

Ceilings

Electric Outlets

Smoke Detectors

Windows

Services

Blinds/Drapes

Fireplace Plumbing

BATH ROOM

Cleanliness Heating

Ceilings

Towel Bars

Electricity

Electric Outlets

Hot Water

Tub/Shower

Walls

Windows

Blinds/Drapes

permission.

Blinds/Drapes

Rods

Fan (Exhaust)

of this form may Floor be reproduced without

Rods

Floor

Light Fixtures

Electric Outlets

Doors/Woodwork Locks Ceilings Electric Outlets Smoke Detectors

Essential Services Plumbing Heating Electricity Hot Water Smoke Detectors

written permission.

Light Fixtures

Doors/Woodwork Locks Ceilings Electrical Outlets Smoke Detectors

Toilet

BEDROOM 2

Smoke Detectors

may be reproduced without written

sales@rentegration.com

Sink & Vanity

BEDROOM 1 Walls

Light Fixtures

Floor

Garbage Cans

TV Antenna/Cable Essential

Doors/Woodwork

Rental Housing Journal Valley • February 2014

4. Management Database - Rentegra-

of this form may

be reproduced without

uNaCCePTaBLe CoLor uSaGe

written permission.

do NoT change the color

do NoT alter in any way

RENTAL HOUSING JOURNAL VALLEY

Rental Housing February Valley • January 2014