Metro Rental Housing Journal May 17 by Professional Publishing, Inc

Rental Housing Journal Metro

May 2017

3. Real Estate Investors Beware!!

13. Being a “Remarkable” Property Manager

5. RHA Oregon President’s Message

14. Ask Landlord Hank

6. President's Message Multifamily NW

18. Bedbugs Still a Risk

7. Five Qualities & Habits of Great Property Managers

19. Spring Cleaning Tips and Tricks for Homeowners

11. U.S. Homeowners Give Record High Satisfaction Scores To Their Insurers

www.rentalhousingjournal.com • Professional Publishing, Inc

Portland/Vancouver

Published in association with: Multifamily NW; Rental Housing Association of Oregon; IREM & Clark County Association

Manufactured Housing National Report

Seeding Change Protecting Your Single Family Rental’s Landscaping

Investors Moving Inland From Coasts

mid Occupancy Gains in the Midwest Growing demand for manufactured housing is lifting occupancies and rents for a 10th consecutive year. The run-up in pricing of homes, condos and apartment rents is generating renter interest in relatively affordable options in manufactured housing communities. In particular, aging baby boomers seek communities located in warm climates with amenities and recreational options. While newer, highly amenitized agerestricted communities in the Sunbelt remain a top choice for older renters, continued on page 8

By Cliff Hockley and Jeremy Boardman

ort Studebaker was the owner of single family home rentals. His rental agreement required the tenants to take care of the landscaping. A simple concept you would think, but not really. First of all, the tenants didn’t really read the couple lines of fine print in his agreement and they knew nothing about landscaping or plants. More importantly even though they were moving in for what was usually a two year term, they had no landscaping tools. The Dead Yard His last tenant turn really angered Mort. The tenants had not watered the grass all summer and it had died. It looked like a burned out mess. Years ago, Mort had installed a sprinkler system, but the tenants wanted to save on their water bill, so they decided not to turn on the sprinkler system . In this case, before Mort could rent the house, he had to completely redo the yard at a cost of over $2000. He was sick and tired of fighting with his tenants over landscaping. Sure, Mort had obtained a security deposit from the tenants, but it would never cover the cost required to replace all of the grass in the yard and any additional damage to the house. As a result, he decided to modify his rental agreements to clarify the tenant responsibilities. He added the following: Tenant Responsibilities • Landscaping must be returned in original condition at move out. continued on page 12 Professional Publishing Inc., PO Box 6244 Beaverton, OR 97007

Elevated Home Prices Invigorate Seniors Housing Demand While Prospects of Healthcare Reform Raise New Questions

he aging U.S. population is a major driver in today’s seniors housing segment. A weakened housing market as a result of the Great Recession encouraged many older Americans to extend stays in residences, and the homeownership rate of those older than age 75 peaked in the years that followed. A strengthened housing market, however, is prompting many seniors to sell homes and move into seniors housing communities, where broader access to care is available. While this has increased demand for seniors housing properties today, the segment is also preparing to receive an influx of residents over the next several years as baby boomers head into retirement and require the services of seniors housing communities, prompting a rise of new units. Majority assisted and independent PRSRT STD US Postage PAID Portland, OR Permit #5460

living facilities are set to receive the bulk of deliveries for the foreseeable future, though the construction of memory care units is on the rise to meet increased demand that supports the care of seniors with dementia.

Senior-care providers must balance industry changes. In an effort to reduce resident turnover, seniors-care operators are striving to attract and service a wider range of residents. Advances in medical continued on page 16

Text REALESTATE-ROI to 44222 to receive a digital copy of this year's Real Estate Opportunities in Investing (ROI) Finding Investing Success in Today's Housing Market

Rental Housing Journal Metro

Step up the to Gig theLife Gig Life Discover It’s fully-caffeinated internet.

Property managers who choose Wave G know their residents want a lot more than just a coffee bar. When it comes to connectivity, your residents want the fastest internet service. Forget the same old, same old and choose something bold and unique. Wave G offers gigabit internet with symmetrical download and upload speeds, no data caps, ﬂat-rate pricing, and no contracts. Isn’t that refreshing? Get in touch with us today to ﬁnd out how you can bring the Gig Life to your building.

1-855-971-1250

Now available in Portland

wavebusiness.com/mdu-solutions

No contract No cap No catch Seattle | Portland | San Francisco

Rental Housing Journal Metro · May 2017

Rental Housing Journal Metro

Real Estate Investors Beware!!

Bills Being Considered in the Oregon Legislature, Spring 2017: By Cliff Hockley, President Bluestone and Hockley Real Estate Services and Sperry Van Ness | Bluestone and Hockley

his legislative session is challenged by many issues some of which will eventually be pushed aside in a fight to balance the budget. Senator Richard Devlin and his team have drafted a proposed budget that includes program cuts as well as tax increases. At the same time many of the following bills are trundling through the House and the Senate and will affect many real estate investors. With this many bills the legislature is not a safe place to be if you are a real estate investor. Don’t hesitate to logon to the Oregon State Legislature at www.oregonlegislature.gov/ to track the progress of these bills. • Get involved with your legislators and send them an email or letter to let them know where you stand • Make phone calls • Deliver checks to people they to know for their reelection campaigns. • Be prepared to make thoughtful and reasonable suggestions to the bills, do not rant • Coordinate your positions with the associations that are lobbying on your behalf • Make yourself available to lobbyists to give a face to their efforts; we need to bring a united front We have the key bills and legislative deadlines to help you track bills that affect you. 19 May 2017 This is the day second chamber bills must be heard by, in other words house bills must be heard by Senate committee and Senate bills by House committee. The following bills have been introduced and deserve review. In the next three to four weeks we will see which one of these will survive the committees and need to be killed this session. Residential investors and developers need to pay close attention to HB 2004, HB2511 and HB 2724, HB 2939 and HB 3394. Commercial investors and developers need to pay attention to HB 2510 and HB 2939 and HB 3394. SB 133 – In Senate Judiciary Committee have had a work session and there are amendments Places certain additional prohibitions and requirements on towers. Adds certain towing provisions, to existing rules governing provisions enforceable as unlawful trade practices. Reorganizes and consolidates towing provisions applicable to unlawfully parked and abandoned vehicles. SB 259 – In Senate Human Services Committee Limits landlord to charging single applicant screening charge for applicant applying to rent multiple dwelling units owned or managed by landlord. Requires landlord to refund applicant screening charge if applicant qualifies but is not offered to rent dwelling unit. SB794 – In Senate Human Services Committee Establishes Oregon Renter Assistance Program for purpose of providing temporary rent subsidies to tenants of privately owned rental housing. Creates Trust for Oregon Renter Assistance Account. Creates tax credit

for qualifying taxpayer that makes contribution to Trust for Oregon Renter Assistance Account. Applies to tax years beginning on or after January 1, 2017. HB 2001 In House Human Services Committee Repeals statewide prohibition on city and county ordinances regulating rents. Permits city or county to adopt rent stabilization program with certain restrictions. Imposes moratorium on rent increases greater than five percent for residential tenancies, with exceptions. Sunsets moratorium on July 1, 2018. Declares emergency, effective on passage. HB 2003 – In House Human Services Committee Repeals prohibition on city or county ordinance or resolution controlling rent charged for rental of dwelling unit. Declares emergency, effective on passage. HB 2004 - In the House Human Services Committee – This bill will come out of Committee and move over to the Senate. This Bill is moving - The tenants have staked all of their hopes on this bill. Prohibits landlord from terminating month-to-month tenancy without cause except under certain circumstances with 90 days' written notice and payment of relocation expenses. Provides exception for certain tenancies for occupancy of dwelling unit or on property occupied by landlord as primary residence. Makes a violation a defense against action for possession by landlord. Requires fixed term tenancy to become month-to-month tenancy upon reaching specific ending date, unless tenant elects to renew or terminate tenancy. Requires landlord to make tenants an offer to renew fixed term tenancy. Repeals statewide prohibition on city and county ordinances controlling rents. Declares emergency, effective on passage. At the work session on the 30th of

Rental Housing Journal Metro · April 2017

March the following key issues were discussed and added to the bill: The Bill: • Lifts rent control preemption - If cities decide to engage in "rent stabilization program", they have to establish a process for fair rate of return • Adds appeals process for landlords • The Bill: • Lifts rent control preemption - If cities decide to engage in "rent stabilization program", they have to establish a process for fair rate of return • Adds appeals process for landlords • With new construction, first five years outside of rent stabilization program • Termination applies to month-to month tenancies • No cause notices still allowed in first 6 months of tenancy • Relocation costs only required for owners of five units or more With no cause - 1 month (not 3 as in the original bill) relocation costs required. Landlords not in synch with the termination laws will have to pay a penalty of 3 months’ rent to the tenant in addition to damages. Gives tenant one year (statute of limitations) to reach back and ask for resolution. Staff summary of amendments: Allows landlord to terminate monthto-month tenancy any time for no cause during the first six months of occupancy with 30-day written notice. Requires landlord to provide cause and 30-day notice when terminating a month-tomonth tenancy after first six months. Requires landlord to provide cause and 30-day written notice prior to the specified end date for a fixed term tenancy. Allows landlord living on property with two units or less to terminate tenancy at any time for no cause providing a 30-day notice during first year or 60-day notice after first year of tenancy to tenant. Allows tenant of month-to-month to

terminate the tenancy with no cause providing a 30-day written notice to landlord. Allows tenant of fixed term tenancy to terminate tenancy with no cause providing written notice 30 days prior to either specified end date of tenancy or designated date in notice. Requires a fixed term tenancy become month-to-month upon end of original fixed term if landlord does not offer renewal of fixed term tenancy. Provides exceptions for landlord providing cause for termination of month-to-month tenancy or avoidance of fixed term renewal if landlord provides 90-day written notice. Requires landlord of more than four dwelling units terminating tenancy under exception to state reasoning in notice and pay tenant one month’s periodic rent. Requires landlord terminating tenancy under repair exemption to offer previous tenant a new rental agreement prior to new tenants. Requires landlord of more than four dwelling units terminating tenancy under an exception to give notice to tenant about reason and pay equal to one month's periodic rent. Requires landlord terminating tenancy in violation of terms to pay equal to three month’s rent in addition to damages to tenant. Allows tenant to recover payment for violation and damages within one year after knowing the violation occurred. Applies to new or renewed fixed term tenancies after the effective date. Applies to monthto-month 30 days after the effective date. Removes repeal of the prohibition on a city or county ordinance regulating rent of a dwelling unit. Amends statute allowing city or county to adopt ordinance or resolution implementing a rent stabilization program within jurisdiction. Specifies provisions of rent stabilization program including providing landlord fair rate of return, process for landlord to petition an increase in rent and exempts new residential developments for five years. Thank you to Cindy Robert lobbyist for the Rental Housing Alliance of Greater Portland for her notes, she attended the hearing. HB2240 - In the House Human services Committee Prohibits landlord from terminating month-to-month tenancy without cause. Allows landlord to terminate monthto-month tenancy without cause under certain circumstances or if landlord provides tenant with relocation assistance equal to three months' rent. Requires landlord to provide 90 days' written notice for tenancy renewal or termination under certain circumstances. Permits tenant to renew rental agreement if landlord did not invoke exception or terminate for cause. Declares emergency, effective on passage. HB 2404 - In the House Energy and Environment Committee Requires Oregon Health Authority to analyze ground water contaminant data and provide education in areas with ground water contaminant problems. Authorizes authority to make grants and loans for purpose of assisting rental property owners and low-income property continued on page 4 3

Rental Housing Journal Metro

Investors Beware...continued from page 3 owners with installation of treatment systems. Authorizes authority to make grants to local public health authorities and other specified entities for purposes related to ensuring safe ground water. Establishes Safe Ground Water Fund and continuously appropriates money in fund to authority for purpose of making grants and loans. Appropriates funds for deposit in fund. Requires, for each dwelling unit rented by landlord for which source of drinking water is well, landlord to collect and test samples of drinking water from dwelling unit for arsenic, total coliform bacteria and nitrates. Becomes operative March 1, 2018. HB2510 - Out of Committee and moving Relating to electric Vehicle Charging Stations. Authorizes commercial tenant to install on premises and use electric vehicle charging station. Declares charging station to be personal property of tenant unless different result is negotiated between parties. Declares emergency,

effective on passage. HB 2511 – Out of Committee and Moving Authorizes residential tenant to install on premises and use electric vehicle charging station for personal, noncommercial use. Declares charging station to be personal property of tenant unless different result is negotiated between parties. Declares emergency effective upon passage. HB 2650 –In House Human Services Committee Prohibits landlord evaluating applicant for tenancy from considering criminal history prior to performing criminal background check. HB2724 – This Bill is moving out of Committee Relating to the Rent Guarantee Program: Directs Housing and Community Services Department to develop and

implement Rent Guarantee Program to provide incentives and financial assistance to landlords that rent or lease to low income households by guaranteeing payments to landlords for unpaid rent and for eviction and property damage costs within certain limits. Authorizes department to request proposals from and contract with program providers to administer program. Requires collection of performance outcome measures and annual report to interim committees of Legislative Assembly on housing. Establishes Rent Guarantee Program Fund and continuously appropriates moneys to department for Rent Guarantee Program. HB 2939 This Bill is in the House Revenue Committee and has a work Session scheduled on 4 April 2017 Limits rate of tax that city or county may impose on commercial construction. This bill allows all cities to tax any amount of tax for new construction

Tenant Screening 4 Less... “Screen Your Tenants Online Anytime” (FREE Membership Available)

“Low-Cost • Fast • Easy • Tenant Screening”

You can save money by becoming a “Volume Discount Member”

You Receive All This: • National Credit Report • National Eviction Report

With Your “Volume Discount Membership” You Receive All of the Above Reports For Only

• FICO Score • Tenant Qualifier Report

$ 99

If you do more than 16 credit and eviction reports a year, our “Volume Discount Membership” is for you.

30+ Years Serving Housing Providers

• You will save $4.95 on every eviction/credit report • You will save $9.00 with the recommended 4 Star Tenant Screening Report • Volume Discount Membership is only $77 a year • Free Non-Discount Membership Available

To Register or Start Your Free Membership Go To www.tenantscreening4less.com

projects HB 2944 – No Activity as of the beginning of April 2017 Limits landlord assistance under Housing Choice Landlord Guarantee Program to damages awarded in a judgment following a hearing in which landlord proves amount of damages. HB 3394 - House Veterans and Emergency Preparedness Committee, hearing scheduled for 4 April 2017. Authorizes local governments to assess system development charges for disaster resilience and mitigation. Requires 10 percent of system development charges for disaster resilience and mitigation to be spent on state disaster resilience and mitigation priorities and 90 percent to be spent on local and regional disaster resilience and mitigation priorities. Mobile Homes /Manufactured Housing SB 277 – In the House Human Services Committee Increases notice period for termination of rental agreement and removal of manufactured dwelling or floating home. Requires landlord to notify tenant of specific disrepair or deterioration causing termination and describe repairs necessary to avoid termination. Defines terms. Declares emergency, effective on passage. HB 2008 – In House Human Services Committee – Scheduled for a hearing on the 4th of April 2017 Requires landlord of manufactured dwelling park to pay tenant necessary relocation costs or applicable manufactured dwelling park closure penalty, as determined by Office of Manufactured Dwelling Park Community Relations, upon closure of park to convert to other use. Requires owner of manufactured dwelling park to give notice of final sale to office upon sale of park. Prohibits landlord from terminating without cause, unless under certain circumstances with 90 days' written notice, month-to-month tenancy consisting of rental of manufactured dwelling of floating home owned by landlord on space in facility. Requires fixed term tenancy consisting of rental of manufactured dwelling or floating home owned by landlord on space in facility to become month-to-month tenancy upon reaching specific end date, unless tenant elects to renew or terminate tenancy. Requires landlord to make tenant offer to renew fixed term tenancy. Requires office to produce materials to inform tenants of rights and adopt rules to require landlords to post materials in manufactured dwelling park public spaces. Directs office to establish and administer landlordtenant dispute resolution program. Requires office to submit annual report on progress of program to interim committees of Legislative Assembly related to housing and human services for five years. Authorizes office to impose penalties for violations of landlord-tenant law against landlords of manufactured dwelling parks. Declares emergency, effective on passage.

888-802-7020

Rental Housing Journal Metro · May 2017

President: Ron Garcia Vice President: Phil Owen President Elect: Mark Passannante Secretary: Lynne Whitney Treasurer: Sandra Landis

RHA Oregon President’s Message

Ron Garcia, RHA Oregon President

ince 1927 the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing. I would say that the members of RHA Oregon represent some of the very best examples of self-sufficiency, entrepreneur ism and community participation. Let’s take a minute and explore who we are. We are not a committee, or a PAC. We haven’t just been around for years, or even for decades. We have been around for GENERATIONS. We are an alliance of property owners; people who have a vested stake in our community. There are people on our roster whose parents participated in RHA Oregon and who now have their own grown children who are also participating in this organization. RHA has been hosting monthly dinners for so long that many of us who show up simply take them for granted. Yet volunteers like A.J. Shepard and Lynne Whitney spend countless hours planning the events months in advance; reserving the venues, negotiating the price for meals and tracking down relevant speakers and sponsors to share their expertise. But it’s not just the beer and wine that we come for. We show up to network with other owners and learn directly or through osmosis from each other. More importantly, we get the chance to meet specialists in every sort of area – finance, repairs, debt collection, investors, insurance, emergency renovators, and more – and we form trusted relationships that become essential to our success and survival in this business. Nothing beats knowing the person and company on the other side of the line or email when we are desperate for assistance! These sponsors form the basis of keeping us educated – year in and year out - as they explain the ‘need to know’ on city codes, energy conservation, risk management, screening guidelines.

Past President: John Sage Office Manager: Cari Pierce

Members of RHA Oregon can take pride in knowing that they have the best in the latest information pool to acquire the working knowledge and stay on top of an always changing industry. And when, like me, members sometime have a brain slip or a senior (or junior) moment, they know they can dial the office and Cari Pierce or another member of the RHA Oregon team is there to help talk us off the ledge - or repeat the simple step by steps in handling how to fill in the blanks on a notice that needs to be sent, or they help us out with what other options might be available to us. What a relief! But of course, most of that working knowledge comes from, (what else??), THE FORMS that we all know and trust as the Number 1 reason that we continue to pay our membership dues. With each passing year the State Legislature comes up with something new, and we are never caught in the wrong when we get the updated forms. In today’s world this is critical. And, by the way, the forms come from the State’s most successful landlord attorneys (who are also members, and former and current board members of RHA Oregon). Of course, knowing those regulations as they occur is just the second act to actually participating in the legislation – which our lobbyist Cindy Robert – does so well. She, along with members who have chosen to raise their hands like Phil Owen, Jim Herman, Jerad Goughnour, and I regularly meet with and participate in forums with the City and State leaders (and in the past, the Landlord Tenant Coalition) as well as the Fair Housing Council. All of this is done to continue to stand up for our basic rights of property ownership in what seems like a tsunami of protest and erosion that feels as though it rivals nothing less than global warming. So does it sound like I’m bragging? What about men like John Sage, a

successful insurance agent and expert in his field, who has spent countless hours involved in helping create and maintain The Good Landlord PAC, and now along with Mihyun Pratt are working diligently to upgrade our website. Or Katie PooleHussa, ‘LandLady Katie” who shares her knowledge freely in a monthly column and coordinates all of the classes as head of the Education Committee? But I haven’t even begun to discuss the critical roles of people like Liz Carpenter who has spent years cultivating new members and directors, or Sandra Landis who volunteers to do our accounting. Ami Stevens who devoted two years of her life to helping to re-brand and update our logo and marketing, or members like Cathy and Sue Herman and Sue Owen who work at registration and set up of every event to help make it go smoothly. Or Alita who along with Tony Kavanagh has worked for years and years without fanfare or ceremony, still make sure that every month scores of men women and children who are living on the streets of our community are fed a decent meal, and help sponsor our annual Christmas Toy Drive to bring joy to the families of disabled veterans. There is a huge heart and a great soul in The Rental Housing Alliance Oregon. There is dedication of purpose and a sense of steadfast resilience that, like

10520 NE Weidler, Portland, OR 97220 (503) 254-4723 • Fax (503) 254-4821 info@rhaoregon.com • www.rhaoregon.org

the Ever-Ready bunny, just keeps going and going. So, more than being proud of participating or humbled to have the chance to be the current President, I’d like to simply encourage everyone reading this letter to pick up the baton and step outside of your comfort zone and habits and get more involved, because - even if it just seems like you are doing a chore like selling a raffle ticket or moving a table, like Alan Carpenter or Rita Robinson do every month with little recognition or expectations, the ripple effect magnifies many times over in what we can do together as a group and creates a bond that makes our cause strong. So here is my question: Do we need to work together as a group? Has there ever been a more important time to stand up for our core values and principals and make sure the press and politicians get it right before they turn us into those greedy villains, as they portray us? Join us today and be involved. And thank you for all that you already do! Ron Garcia Rental Housing Alliance Oregon President

Text REALESTATE-ROI to 44222 to receive a digital copy of this year's

Real Estate Opportunities in Investing (ROI) Finding Investing Success in Today's Housing Market

Rental Housing Journal Metro · May 2017

Rental Housing Journal Metro 16083 SW Upper Boones Ferry Rd, Suite 105, Tigard, OR 97224 503-213-1281 | Fax 503-213-1288 | www.multifamilynw.org

President's Message Multifamily NW

Upcoming Calendar

Form of the Month - Co-Signer App.

Vivienda Justa 101 - Español

5/10/2017

HR Issues: Using Salary Surveys

CO-SIGNER APPLICATION

5/12/2017

It's the Law: Time to Part Ways: Terminating the Tenancy

5/15/2017

Landlord Tenant Law Part II

5/16/2017

Fair Housing for Leasing

ADDRESS

SAMPLE OWNER / AGENT _______________________________________________________________________________________________________________________________________________ PHONE NE ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ P OWNER / AGENT ADDRESS

1. Current, positive, government-issued photo identification that allows Owner/Agent to adequately screen for dequ criminal and or credit history will be required.

SAMPLE

______________________________________________________________ _ __ ___ __ ___ ___ ___ ___ ___ ___ __

SAMPLE

2. Each applicant will be required to qualify individually or as per specific criteria ria areas.

__________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

PERSONS APPLYING TO BE RESIDENTS

DATE OF BIRTH

GENERAL STATEMENTS

SAMPLE

___________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

SAMPLE SAMPLE UNIT RENT $________________________________________ NON-REFUNDABLE SCREENING CHARGE $________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

CO-SIGNER FULL LEGAL NAME

SAMPLE

_____________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ __

_____________________________________

MM / DD / YYYY

EMAIL EM L

ounds for d he application. pplica denial of the 3. Inaccurate, incomplete or falsified information will be grounds

________________________________________________________________________________________ _ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ __

INCOME CRITERIA

___________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

SOC. SECURITY #

__________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ __

CO-SIGNER PHONE (__________________)_________________________________________ CO

___________ times mes (if bla blank, 4 time times) stated ted ren rent, and must be from a verifiable, legal 1. Monthly income must be equal toSAMPLE source.

GOVERNMENT ISSUED PHOTO I.D. TYPE_____________________________________________ / STATE__________________ EXP. DATE_____________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ __ #__ ______________________________________________ _ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ CURRENT STREET ADDRESS

CO-SIGNER

CITY

MM / DD / YYYY

______________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

____________________________________________________________

CURRENT LANDLORD NAME

CITY

______________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

ZIP ZI

________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

STATE S

STATE

ZIP

__________________________________________________________________

PHONE (__________________)_________________________________________

______________________________________________

_____________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ____ ___ ___ ___ ___ ___ ___ __

GROSS MONTHLY L INCOME LY INC $__________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ARE YOU OU SELF-EMPLOYED? CT EMERGENCY CONTACT

Maintenance Tips, Tricks & Pitfalls

____________________________________________________ _ __ ___ __ ___ ___ ___ ___ ___ ___ ___ __

Y YES S

$____________________________

/ SOURCE

ZIP

__________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

HOW LONG?

__________________________________________________________ _ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

____________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

$____________________________ ___ __ ___ ___ ___ __

PHONE (__________________)______________________________________________ PH ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

_____________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ __ ___ __ ___ ___ __ ___

HAVE YOU EVER BEEN EVICTED, OR ARE YOU CURRENTLY IN THE EVICTION PROCESS? YES NO O IF YES, DATE DA

OTHER

MM / DD / YYYY

LANDLORD PHONE (__________________)_________________________________________

______________________________________________

______________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ _ __

OTHER R MONTH MONTHLY INCOME: SOURCE SOU E

ADDRESS

____________________________________________________

_______________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ____ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

POSITION

DATE YOU MOVED IN

________________________________________________________________________________________________________________________________________________________________________________ _ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ __ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

CURRENT EMPLOYER

CITY

STATE

_________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ____ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ __

STREET ADDRESS (OR APARTMENT NAME)

STREET ADDRESS

CAM: Legal Responsibilities

_______________________________ _ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

MM / DD / YYYY

HAVE YOU EVER FILED FOR BANKRUPTCY, OR ARE YOU CURRENTLY IN THE BANKRUPTCY UPTCY PROCESS? YES NO IF YES YES, DATE

_______________________________

HAVE YOU EVER BEEN CONVICTED OF, OR PLED GUILTY OR NO CONTEST TO, ANY Y FELONY

WHAT

5/30/2017

Fair Housing: Pest Control

5/31/2017

Forms and Notices: Violation & Termination

SCREENING

Unit Inspections and Turnover Techniques (Salem)

MM / DD / YYYY

YES NO IF YES, DATE HAVE YOU EVER HAD A HOME FORECLOSED ON, OR ARE YOU CURRENTLY IN THE HE FORECL FORECLOSURE RE PROCESS? PROC OR MISDEMEANOR?

YES

IF YES, WHO

_______________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

WHERE

_______________________________________________ _ __ ___ __ ___ ___ ___ ___ ___ __

WHEN

_____________________

MM / DD / YYYY

____________________________________

MM / DD / YYYY

___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

Owner/Agent has charged a screening charge as set forth th above. Owner/Agent ner/Ag gent may obtain ain a consumer c credit report and/or an Investigative e co-signer’s credit, c dit, income, income, employment, emp m Consumer Report which may include the checking of the rental history, and criminal court records and characteristic and mode of living. You have the right to request may include information as to his/her character, generall reputation, personal characteristics, e Fair Credit Reporting Act, ct, and a written summary of your rights pursuant to Section additional disclosures provided under Section 606(b) of the a of the information nformation provided to the he Owner/Agent by the screening company or the credit 609(c). You have the right to dispute the accuracy curate disclosure d nat re and scope sc reporting agency as well as complete and accurate of the nature of the investigation.

SCREENING COMPANY OR CREDIT REPORTING PORTING AGENCY AGEN COMPANY NAME ADDRESS

SAMPLE

_____________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ __

PHONE

2. Twelve months of verifiable employment be required yment will b equired if used as a source of income. 3. Applicants using self-employment records verified through the state corporation me income ome will have their heir recor quired to submit bmit records to verify erify their income, which records may include the commission, and will be required previous year’s tax returns. s. RENTAL HISTORY CRITER CRITERIA 1. Twelve months of verifiable cont contractual rental history from a current unrelated, third party landlord, or home ual renta ownership, is required. uired. 2. Three or mor more notices application. es for nonpayment of rent within one year will result in denial of the applicatio more dishonored checks within one year will result in denial of the application. ored chec on. 3. Three hree or mor 4. Rental past due and unpaid balances to a landlord will result in denial of the ap application. ental history reflecting any pa cation EVICTION HISTORY CRITERIA TORY CRIT Five years off eviction-fr eviction-free history is required. Eviction actions that were dismissed resulted in for the issed or re n a jjudgment dgm applicant will not be considered. CREDIT CRITERIA expenses) es) will result in denial of the application. 1. Ten or more unpaid collections (not related to medical expen CRIMINAL CONVICTION CRITERIA Upon receipt of this application and the screening ning fee, Owner/Agent will cconduct ndu a search of public records to determine whether applicant has a “Conviction”” (which means: cha charges pending as of the date of the application; ges pend financial fraud, including identity theft and a conviction; a guilty plea; or no contest plea), forr any crime involving finan forgery. Any Conviction within the last seve seven years will result in a denia denial of the application.

SAMPLE

______________________________________________________________________

SAMPLE

_____________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

SAMPLE EMAIL ___________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

SIGNATURE

5/17/2017

(Applicable only if Owner/Agent does not have custom stom criteria.)

SAMPLE

_________________________________________

PREVIOUS NAMES, ALIASES OR NICKNAMES USED

5/17/2017

CRITERIA FOR CO-SIGNERS

ALL UNITS SUBJECT TO AVAILABILITY ABIL

TO BE COMPLETED BY EACH CO-SIGNER

PROPERTY NAME / NUMBER UNIT NUMBER

5/10/2017

5/17/2017

that HB 2004A would be a disaster for housing policy in the state. HB 2004A which narrowly passed the House last month and had a packed committee hearing where landlords across the state vocalized their objections. Landlords affirmed that the answer is supply not creating draconian public policy. The bill faces an uncertain future if/when it reaches the Senate floor for a vote. Let’s hope that rationality and common sense prevail. Stay tuned for Breaking News from Multifamily NW for the latest in Salem! Summer is nearly here and we’ll be putting on our Charity Golf Tournaments in Salem (Putt-Putt), Portland and in Eugene. Make sure to check out our events calendar on the Multifamily NW website. Multifamily NW remains your #1 resource!

his spring has been very busy for Multifamily NW. We have had a laser focus on obtaining positive outcomes for the 2017 Legislative Session in Salem and mitigating the effects of the Portland ordinance. The association continues to deliver the education, forms, support and resources members depend on. Last month the Spring Apartment Report with the latest rent and vacancy data across the state was presented to a capacity crowd at our bi-annual breakfast held at the Multnomah Athletic Club. Attendees were also provided the Barry Construction Report and our annual Multifamily Expense Report. The Speakers’ Panel included Andy Hahs, Lisa Nerheim, Kelly Cassidy and Keynote Jerry

The association is known for its large events and this spring has been no exception with the Maintenance Fair and Maintenance Mania held at the end of March. The Maintenance Fair honors the important role our maintenance professionals play in the success of our industry. Coming soon is the ACE Awards ceremony will which will honor those across our industry who have proven as exemplary models to their peers. We’re thrilled to honor and celebrate all nominees and the leadership they provide to our industry in leasing, management, maintenance, support, compliance and more! There are still opportunities to sponsor and attend the ACE Awards coming on Thursday, May 18th at the World of Speed museum in Wilsonville. The Oregon Legislative Session has been fast and furious. Our professional lobby team was on the ground running even before the session started on February 1st. They have been diligently meeting with legislators to educate them on the reasons

OFFICE USE ONLY

Jeff Edinger 2017 Board President

Johnson. In its 11th year of publication, the Apartment Report has become an industry standard and resource for our market. Look for the next edition in October 2017. Members and the public continue to depend on Multifamily NW’s educational offerings to stay updated in a quick changing regulatory environment. We offer frequent opportunities for members to attend classes in landlord/tenant law, fair housing and the other many legal responsibilities that come with operating quality rental housing. Committed to raising the industry together, our professional educational designations of CAM (Certified Apartment Manager) and CAMT (Certified Apartment Maintenance Technician) are offered throughout the year. These training opportunities educate professionals in the skills that are must-haves for industry mobility and advancement. Multifamily NW is ready to help you succeed!

I certify that the above information orm r atio is correct rm corr r ect and complete rr omplete and hereby authorize you to do a credit check and make any inquiries you feel r di re d t sta t ndi ta din di ing and ability abilililility t to serve v as ve a co-signer. I understand that giving incomplete or false information is grounds for necessary to evaluate my cre credit standing unders r ta rs t nd that t at if any information th rejection of this application. I understand supplied on this application is later found to be false, this is grounds for termination i in mati t ti of the tenancy of the residents. the Owner/Agent’s co-signer criteria. I am applying solely to act as a co-signer and s. I have v received ve r ceiv d and read re r re will not be occupying the unit. it

X CO-SIGNER __________________________________________________________________________________________________ DATE ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

_______________________________

MM / DD / YYYY

X OWNER/AGENT ___________________________________________________________________________________________ DATE RECEIVED

PHOTO I.D. VERIFIED BY

__________________________

TIME RECEIVED

__________________________

_______________________________

MM / DD / YYYY

(INITIALS)

SAMPLE OWNER/AGENT NOTES ________________________________________________________________________________________________________________________________________________________________________________________________________ ON SITE

6/6/2017

Electric Water Heaters

6/6/2017

Fire, Smoke Remediation

6/7/2017

CAMT: Air Conditioning

6/7/2017

Landlord Study Hall: Changing Landscapes: After the 2017 Session

6/9/2017

It's the Law: For Cause Notices: How to Get Them Right, the First Time

6/13/2017

Law and Rule Required Course (LARRC)

6/14/2017

HR Issues: Internal Investigations

6/14/2017

Fair Housing Stereotyping and Bias

RESIDENT

PAGE 1

MAIN OFFICE (IF REQUIRED)

ON SITE

RESIDENT

MAIN OFFICE (IF REQUIRED)

PAGE 2

Co-Signer Application M088 OR-WA This is a brand new form that addresses the unique issues of qualifying a co-signer to a rental agreement. Instead of having the would be co-signer fill out the residential application, this form is tailor made for the co-signer applicant, to make sure you collect all pertinent fields and disclose how the co-signer applicant specifically qualifies for this critical role of the Rental Agreement. Page two lists in detail the criteria for co-signers. Once approved, you’ll want to have the Co-Signer Agreement M026 signed to accompany the signed Rental Agreement.

NAME ADDRESS CITY

STATE

ZIP

E-MAIL ADDRESS

I am an: OWNER

INVESTOR

PROPERTY MANAGER

*Print subscriptions $25/year $15 each additional market

I would like: Editions: VISA

OTHER

$8 each additional market

E-MAIL

ARIZONA SALEM/EUGENE, OR

COLORADO SEATTLE/TACOMA

PORTLAND, OR UTAH

MASTER CARD

CARD NUMBER NAME ON CARD BILLING ADDRESS

OR MAIL A CHECK TO: Rental Housing Journal PO Box 6244 Beaverton, OR 97007 6

VENDOR

EXP.

CVV

Publisher Will Johnson – will@propubinc.com

Advertising Sales Will Johnson – will@propubinc.com Terry Hokenson – terry@propubinc.com Designer/Editor Larry Surratt – larry@propubinc.com Steve Olsen – steve@propubinc.com Rental Housing Journal is a monthly publication published by Professional Publishing Inc., publishers of Real Estate Opportunities in Investing & Real Estate Investor Quarterly

www.rentalhousingjournal.com

The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, comport an endorsement of or support for the products or services offered. To request a reprint or reprint rights contact Professional Publishing Inc. PO Box 6244 Beaverton, OR 97007. (503) 221-1260 - (800) 398-6751 © 2017 All rights reserved.

Rental Housing Journal Metro · May 2017

Rental Housing Journal Metro

Five Qualities & Habits of Great Property Managers

By Marc Courtenay ometimes life is what happens while we’re making other plans. Other times life feels like it’s in the palm of our hands waiting for our decisions about what we want to make happen next. Maybe that’s the way our lives are supposed to feel. One of the things I know for sure is that you can learn a great deal about successful property management by watching those who are adroit at it. One of my “pet projects” is studying the habits, qualities and characteristics of highly successful property managers. Through the years I’ve discovered some consistencies they all seem to share. The first is what I call “brilliance”. I don’t mean they’re extra smart nor have an unusually high Intelligence Quota (IQ). Their “brilliance” shines in their daily approach to their work. Like this article implies, they’ve learned from other brilliant managers and they’ve applied what they’ve learned. They’re willing to take the time to study the characteristics and successes of others. The second quality, one that becomes habitual, is that great property managers have an extraordinary amount of curiosity. Since they are, either by nature or self-discipline, observant professionals, they keep their eyes and ears wide open

for better ways to accomplish. They’re not afraid to ask questions, do research, and delegate to others the task of finding solutions. They’re obsessed with growing and evolving. They seem to innately know that something that they don’t know is holding them back from reaching their full potential. They’ll go to seminars, join associations, listen to self-improvement CDs and watch DVDs. As the father of Self-Actualization, Abraham Maslow, would say, “They must become all that they must be!” Humility is a key quality and component of their character. They’re not driven by their egos and they don’t care a hoot about becoming arrogant. They like achieving abundance and success,

but they’re not compelled by an insatiable appetite for wealth and power. With their humility comes a sense of altruism and a desire to know they are making a positive contribution to society. They derive great satisfaction in serving the needs of their clients and residents. They strive for excellence without being perfectionists. Perfectionism will drive you to distraction! Wanting to be their “personal best” and to challenge themselves away from mediocrity and complacency describes these high achievers. They learn from their results. To gain more understanding about the qualities and characteristics of outstanding property managers, I encourage you to read a book (or listen to the audio version) like “Good to Great” by

author Jim Collins. Property Managers are in many ways similar to companies and corporations. Why do some stay stuck, implode or wither why others “make the leap” from being good to becoming great. “How can good companies, mediocre companies, even bad companies achieve enduring greatness?” When that question is answered, it can almost always be applied to individuals and partnerships. “For years, this question preyed on the mind of Jim Collins. Are there companies that defy gravity and convert long-term mediocrity or worse into longterm superiority? And if so, what are the universal distinguishing characteristics that cause a company to [become] great?” After an intensive 5 year study Collins and his team of researchers found some amazing similarities. Those in the property management industry can benefit from insights and ideas that articles like this one or a book like “Good to Great” offers. Knowledge and awareness will provide the power and the “fuel” to help propel you to the next level of personal growth and rewarding achievements.

5 REASONS TO USE RENTEGRATION 1. Access - Rentegration.com is a web based, multi-user software offering customers 24/7 access to forms generation, archives, property management dataColor Standards for National base, basic accounting, vendor ordering • Logos are provided on the CD in all three forms: and other services.

4. Management Database - Rentegra-

tion.com is an easy to use, database driven software. Most form fields are auto populated from the database. The modTenant Network Logo ules are all integrated and work together. For example, a customer can use the rentall black, reversed to white, or in PMS 280 Blue/PMS 7543 Gray spot or 4/color applications. roll function to identify all delinquencies, Please see below for specific use examples. 2. Rental and Lease Forms - Unlimited apply fees, and create eviction forms with • No other colors are acceptable for use for the logo. use of •aNofull line of state specific rental a few clicks altering of the logo is allowed. If you have a special circumstance that simple requires something notof the mouse. and lease forms. provided on the CD,All pleaseRentegration.com call NTN NATIONAL HEADQUARTERS 1.800.228.0989 for assistance. Logoscreated should not be put a busy background. forms •are byoverattorneys and/or 5. Value - Large property management companies that use Rentegration.com local rental housing associations. forWHITE only generation will save time BLACK (withforms 40% gray circle) 3. Simplified Accounting - Owners and money over other methods. Mid and managers can track income and ex- and small size property managers and pense for each unit, property and compa- independent rental owners can manage ny. Perfect for mid and small size property their entire business at a fraction of the managers and independent rental own- cost of other software and forms. ers, who neither have the need or budget for larger, more expensive software. PMS 280/Gray PMS 7543 Exclusive Blue Industry Partner of:

Scan For Special Offer

UNACCEPTABLE COLOR USAGE DO NOT change the color

DO NOT alter in any way WA-RTG-20 Washington

CHECK-IN/CHE

CK-OUT CONDIT

OR-RTG-20 Oregon

CHECK-IN/CHECK-OUT CONDITION

ION REPORT

TENANT(S): __________ ADDRESS: __________ ______________________________ ____________________ ____________________ ______ CITY: __________ __________________U ____________________ NIT: ______________ _____ STATE: ________ Rating Scale = (E)Excellent ZIP: _________________ (VG) Very Good (G)Good (F)Fair (P)Poor (P)Poor IN Out LIVING AREAS WA-RTG-40 Washington In Out KITCHEN In Out Walls

REPORT

48-HOUR NOTICE TENANT(S): Windows OF ENTRY OR-RTG-24 Oregon __________________ __________________ ____________ ADDRESS: ____________________________________ __________________ Blinds/Drapes TENANT(S ): ____________________ ____________UNIT: ______________

BEDROOM 3

Walls

Stove/Racks

Windows

__________ ADDRESS: __________ Rods ____________________ PET AGREEMENTCITY: ___________________________________ STATE: ________ ZIP: _____________ ____________________ __ D DATE:_____ _________________ CITY: Ice

TENANT INFORMATION

Rating Scale = (E)Excellent (V (VG) G) Very Good

TENANT(S): ____________________________________________________ DATE:________ IN ADDRESS: ____________________________________________________ UNIT: _________ LIVING AREAS CITY: _________________________________________ STATE: __________ ZIP: _________ DESCRIPTION OF PET(S)

Walls

Windows

1) Type _______________ Breed _______________ Size ______ Age __ WeightBlinds/Drapes ___ Color ____ Name ________ Vaccinations: Yes____ No____ License Number: ______________

Rods

2) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ License Number: ______________ Floor

Out

KITCHEN

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

Walls Stove/Racks Refrigerator Ice Trays Shelves/Drawer

Out

BEDROOM 3

Refrigerator

Trays ___ ____________________ ____________________ Floor __ U ____________________ UNIT: _________ _ STATE: __________ Shelves/Drawer Carpet/Vinyl/Wo ZIP: _________ od

Out

48-HOUR NOTICE Light Fixtures OF ENTRY

Disposal

Dishwasher

Pursuant to RCW Doors/Woodwork 59.18.150, this is your Counter Tops Walls 48 hour entering the dwelling notice that your la Locks landlord or their agents unit and premises located at (Address) ____________________ Cabinets will be Windows ____________________ Ceilings ____________________ Sink Blinds/Drapes __________ Electrical Outlets ________ on between the hours Floor Rods of Garbage Cans (Date) and . Windows (Time) Floor TV Antenna/Cable (Time) The entry will occur Blinds/Drapes for the Light Fixtures Fireplace ____________________ following purpose: __________ __________ Cleanliness Doors/Woodwork__________ ____________________ ____________________ __________________ ____________________ Locks ____________________ ________

Blinds/Drapes Rods Floor Light Fixtures

STATE SPECIFIC FORMS FOR

PMS 280/PMS 7543 over color

ARIZONA, ALASKA, CALIFORNIA, COLORADO, DELAWARE, FLORIDA, GEORGIA, ILLINOIS, INDIANA, KANSAS, KENTUCKY, MASSACHUSETTS, NEVADA, NEW JERSEY, NEW YORK, NORTH CAROLINA, OHIO, OREGON, PENNSYLVANIA, TEXAS, UTAH, WASHINGTON, WASHINGTON D.C., WEST VIRGINIA & MORE.

Doors/Woodwork Locks Ceilings Electric Outlets Smoke Detectors

www.Rentegration.com 503-933-6437

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

Light Fixtures

AGREEMENT

Doors/Woodwork

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

1) The pet(s) shall be on a leash or otherwise under tenant’sGarbage control Cans when it is outside the tenant’s dwelling unit. TV Antenna/Cable 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. 3) Tenant(s) are responsible for the conduct of their pet(s) Fireplace at all times. 4) Tenant(s) are liable for all damages caused by their pet(s). 5) Tenant(s) shall pay the additional security deposit listedCleanliness above and/or their rental agreement as a condition to keeping the pet(s) listed above. 6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the BEDROOM other tenants, guests, landlord or any other persons lawfully on the premises. 1 7) Tenant(s) shall immediately report to landlord any typeWalls of damage or injury caused by their pet. Windows 8) This agreement is incorporated into and shall become part of the rental agreement exe -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.

Disposal

Dishwasher

Counter Tops

Cabinets

Sink

Floor

Ceilings

BEDROOM 1

Electric Outlets

Walls

Windows

Phone

Windows

Blinds/Drapes

BATH ROOM Towel Bars

Method of Service:

Personal Service:

* Add one additional

Blinds/Drapes

Rods

Post and Mail:

Light Fixtures if served by post

Rods

Floor

day for compliance

Sink & Vanity

BEDROOM 2

Walls

Landlord

Windows

Blinds/Drapes

Floor

and m mail.

Towel Bars

Sink & Vanity

Toilet

Tub/Shower

Fan (Exhaust)

Floor

Rods

______________________________ Floor Tenant ______________________________ Light Fixtures Tenant Doors/Woodwork

Walls

Windows

Blinds/Drapes

Rods

Floor

Doors/Woodwork

Locks

Light Fixtures Doors/Woodwork Locks Ceilings Electric Outlets

Tub/Shower

may be reproduced without written

Ceilings

Electrical Outlets

Electric Outlets

Smoke Detectors

of this form may

Essential Services Plumbing Heating

Hot Water

permission.

of this form may

be reproduced without

written permission.

Light Fixtures

Essential Services Plumbing

Heating

Electricity

Hot Water

Smoke Detectors

Electricity

Smoke Detectors

Locks

Ceilings

Fan (Exhaust)

Floor

Electric Outlets

Light Fixtures

sales@rentegration.com

Electric Outlets

Light Fixtures

Doors/Woodwork

Toilet

BATH ROOM

Rental Housing Journal Metro · April 2017 _____________________________ Landlord

DO NOT put over a busy background

be reproduced without

written permission.

Rental Housing Journal Metro

Manufacture Housing ...continued from page 1 many of these spaces are occupied to capacity. Full occupancy at the newest properties pushes demand to smaller, older parks where lower rents attract tenants. Some of these parks are now also starting to fill vacant spaces, some of which include lot and new home rentals. A 15 percent increase in manufactured house shipments last year shows the demand generated by all age groups. The majority of new homes are delivered to the Southern region in markets from Texas to Florida. A recent rise in renter demand in the Midwest region elevated shipments by more than 20 percent last year. Vacancies in the Midwest have tumbled more than 300 basis points since peaking in 2012, while rents have grown nearly 10 percent during the same time period. The need for spaces in this region continues to grow at a fast pace. As home prices and apartment rents escalate, another year of vacancy improvement in manufactured home communities will boost rents in 2017 while maintaining lower rates than other housing options. Opportunities abound for buyers willing to look at smaller markets and older parks. Past years’ acquisitions by institutional players and REITs have limited the number of active listings for five-star, age-restricted Manufactured Housing Communities,

boosting interest in other sites. Fierce competition for communities with 100 spaces or more heats up due to limited supply on the market. Meanwhile, a number of investors are developing solutions to continue purchasing properties with fewer than 100 spaces. Upgrading existing park infrastructure in older properties and adding popular amenities can produce dramatic upside. Additional measures, such as more efficient property management, allow cap rates for traded communities to compress further, particularly in key coastal markets. Yet, a new trend is emerging in inland markets, where dramatic improvement in vacancies and rents provide a stronger potential for NOI growth. Investors seeking higher initial yields increasingly target the Midwest, where returns are generally 100 to 500 basis points above coastal communities depending on quality and location. After years of overlooking these markets, some investors target the larger pool of listings in this part of the country amid improving fundamentals. Overall, yields will remain tight with value-add locations in a variety of markets showing potential for cap rate compression nationwide but at a more moderate pace than in prior years.

2017 Manufactured Housing Outlook by Region East: Tight supply and rising demand in the market will tighten vacancy in many areas. Growing demand and a 150-basis-point drop in vacancy last year foreshadows further improvement this year. Strengthening will be led by sub-8 percent vacancy in the MidAtlantic subregion, where rents will be maintained or grow slowly due to small, older properties being filled. Midwest: Higher initial returns and a greater number of listings draw buyers from other regions. A market need for quality communities supported a large compression in vacancy, while rents increased at a fast pace. Initial yields are also above coastal metros, providing opportunities for investors seeking higher returns and value-add options, further elevating buyers’ interest. South: Buyers will bid aggressively for quality properties, while value-add options will be sought. Tied with the East for the second-lowest vacancy rate among regions, Southern markets also had the strongest rent growth. Average rents are above $550 per month in coastal Florida markets, while some Texas markets such as Austin inch closer to the $500 per

East Region Mid-Atlantic Trends Vacancy: Home price growth is maintained as employers expanded staffing levels in this subregion of the East Coast. This dynamic supported a 270-basis- point drop in vacancy in 2016

to an average of 7.3 percent. This is the third-lowest rate among subregions. Rents: Tenant demand boosted rent in Baltimore to $607 per month, elevating the Mid-Atlantic average to $367 per month. Raleigh rents averaged $393. Northeast Trends

Vacancy: A 100-basis-point compression left vacancy at 8.3 percent in 2016. This is 250 basis points below the 2010 level. The rate is particularly low in Long Island at 2.6 percent. New Hampshire posted the second-lowest vacancy for the Northeast subregion at continued on page 9

Make your job a little easier Making sure resident garbage and recycling is properly disposed of can be a big challenge. When it’s not, you’re left with a mess, that costs time and money to fix. The good news: The City of Portland Multifamily Waste Reduction Program can help. Get free materials and support to make your job easier. Keep your garbage and recycling program working for you and your residents. Multifamily Resource Line: 503-823-7224 Email: multifamily@portlandoregon.gov

www.portlandoregon.gov/bps/multifamily

Rental Housing Journal Metro · May 2017

Rental Housing Journal Metro

Manufacture Housing ...continued from page 8 4.4 percent. Rents: The average monthly rent remains at $457 per month. Long Island posted monthly rents above $500 on average. East Sales Trends Cap Rates: Demand for assets in the Mid-Atlantic rose rapidly and cap rates compressed in step. Urban assets trade in the 5 to 6 percent range, while rural properties exchange in the 10 to 15 percent area. Northeast cap rate spreads compressed as more smaller properties changed hands. Prices: Sales shifted from the Northeast to the Mid-Atlantic in 2016 to parks with fewer lots. As some of these smaller properties sold, the average price per unit ticked slightly lower in the short-term to $27,300. East North Central Trends Vacancy: The need for manufactured housing communities spaces expanded in 2016, pushing vacancy 150 basis points lower to 21 percent, below the five-year trend. Rents: Rent advanced 2.2 percent, the largest increase in the past seven years, to an average of $378 per month. Monthly rents rest above $400 in the Michigan markets of Ann Arbor, Detroit and Grand Rapids. West North Central Trends Vacancy: The subregion’s vacancy rate plummeted 200 basis points to 14.6 percent, the lowest rate since 2009 for the area. Vacancy was tightest in Minneapolis

at 8.8 percent. Rents: Average rent grew 2.6 percent annually to $395 per month. This follows a 2.9 percent gain in the prior year. Midwest Sales Trends Cap Rates: Cap rates rose, ranging from 6 to 15 percent, as investors targeted a wider array of properties, boosting transactions 50 percent. Prices: Strong yields drew buyers into a variety of locations across the quality spectrum, pushing pricing up 11.4 percent annually to $25,500 per unit. South Region Southeast Trends Vacancy: A need for rental space in manufactured home communities placed vacancy 50 basis points lower to 8.3 percent. Florida markets along the Southeastern coast maintain tight rates in the 4 to 6 percent range. Rents: Annual rent gains of 3.7 percent pushed average rent to $479 per month, the largest increase since 2009. Rents in Sarasota’s Manatee County rose 9 percent. Southwest Trends Vacancy: Robust job increases in the Southwest subregion supported a 220-basis-point fall in vacancy. Vacancy rested at 6.2 percent at the end of 2016, the second-lowest level among all subregions. Shifts in the energy sector have positively impacted this rate. Rents: Average rent added 5.1 percent, the biggest improvement among subregions, to $413 per month. Denton, Texas, grew the most at 6.6 percent. South Sales Trends Cap Rates: Accounting for a large

share of trades, investors in the Southern region sought smaller assets with a strong opportunity to renovate. Cap rates for allage parks range from 8 to 10 percent, with smaller senior communities garnering 7 percent. Prime coastal properties in Florida can exchange at initial yields near 5 percent. Assets in Texas can range up to 15 percent yields. Prices: The number of trades grew by 38 percent and accounted for a large portion of deals nationwide. Investor demand for a variety of properties pushed the price per unit up 5.1 percent to $28,700 last year. West Region Mountain Trends Vacancy: The Mountain subregion’s vacancy rate fell 240 basis points to 7.5 percent last year. The Denver market posted a dramatic 370-basis-point decline to end vacancy at 4.0 percent last year. Rents: Monthly rent grew 2.8 percent to $509, marking a ninth consecutive year of gains. The largest subregion gain was in Salt Lake City at 9.5 percent. Pacific Trends^ Vacancy: The lowest vacancy among subregions was recorded in the Pacific, where the rate tightened 60 basis points to 2.9 percent. Vacancy was particularly tight in markets in Oregon and Washington, near 2 percent. Rents: Rent advanced 3.3 percent to $527 per month, with gains above 10 percent in Salem and in the Seattle market, which had the highest rent of $619. continued on page 10

ONE STOP SHOP FOR TV & INTERNET

206-380-4536 W W W. D S I C H O I C E .CO M DSI’s Stream Internet for select apartment and condominium communities • Symmetrical Service – 45 or 100 mbps down & up! • PORTLAND TV, Local Broadcast channels included in either Internet package • No Contract Term, No Hidden Fees STREAM 45

45 Mbps Symmetrical Service Just $45 monthly

STREAM 100

100 Mbps Symmetrical Service Just $60 monthly

Your building is TV ready! DSI offers locally broadcast TV stations on any of the PREWIRED TV outlets FREE! Yes, we include this service when you subscribe to any of the Stream Internet packages as listed above. A activation fee may be required if requesting PORTLAND TV without STREAM INTERNET

Rental Housing Journal Metro · April 2017

Rental Housing Journal Metro Manufactured Housing Research | National from Report Manufactured Housing ...continued page 9

West Sales Trends Cap Rates: Most trades occurred in the West. Properties in key areas can trade at 4 percent cap rates, while smaller assets can yield between 7 and 15 percent, including park-owned homes/notes as part of returns. Prices: Pricing inched 2.9 percent lower to $42,500 per unit as buyers moved down the quality spectrum, trending higher in coastal markets.

Manufactured Housing Regions and Subregions West Pacific Mountain

WA MT

Midwest

West North Central East North Central

South

IN WV

UT CO

NJ MD DE DC

Southwest Southeast

NH MA RI

Manufactured Home Communities Group Michael L. Glass First Vice President | National Director Tel: (216) 264-2000 | michael.glass@marcusmil .com Prepared and edited by Mridul Nanda Research Analyst | Research Services For information on national manufactured housing trends, contact: John Chang First Vice President | Research Services Tel: (602) 687-6700 | john.chang@marcusmillichap.com © Marcus & Millichap 2017 | www.MarcusMillichap.com

East

Mid-Atlantic Northeast

OK AZ

MS TX

MetroMetro Performance Performance Metro

Vacancy

Seattle

Metro

Vacancy

2.0%

Long Island Seattle Salt

LongCity Island Lake

Salt Lake City

2.6% 2.0%

-100

2.6% 2.8%

2.8%

-200

4.0%

-400

Denver

4.0%

Sarasota Sarasota

3.8% 3.8%

MiamiMiami

4.5% 4.5%

Denver

Houston

4.9%

Houston Albuquerque

4.9% 6.2%

Albuquerque Phoenix

6.2% 7.0%

Raleigh

3.1%

$652 -200

3.5%

$520 $626

-400

-100

$529 -100

-100

$566 -100

-100 -100

$348 $425

-100

$393

7.2%

$452

Orlando Tampa-St. Petersburg

8.6% 7.2%

-300

-200

4.2% -1.1% 6.2%

3.1% -2.0% 3.2% 6.0% 2.8%

9.4%

-300

$454

Cleveland Minneapolis-St. Paul

10.3% 8.8% 15.1%

9.4% 17.7%

-400

$380 0

-100

$339 -100

-300 -200

$559 $336

-300

Michael L. $652 Glass

3.5%

1.3% 3.7% 2.1% 2.2%

$626

-1.1%

$529 Mridul Nanda

6.2%

$566

0.1%

Prepared and edited by

0.9% 0.0%

$365

2.8%

4.8%

First Vice President | Research Services $425 1.4% Tel: (602) 687-6700 | john.chang@marcusmillichap.com Price: $250

$502

3.1%

$393

-2.0%

$452

3.2%

$423

6.0%

$456

1.8%

$407

2.8%

The information contained in this report was obtained from sources deemed to be $454was made to obtain accurate 1.3% reliable. Every effort and complete information; however, no representation, warranty or guarantee, express or implied, may be made as $380 3.7% to the accuracy or reliability of the information contained herein. Sources: Marcus & Millichap Research Services; Datacomp-JLT; CoStar Group, Inc.; Institute for Building Technology and$339 Safety; U.S. Census Bureau. 2.1%

9.9% 20.3%

Toledo Cleveland

20.3% 10.3%

Las Vegas

15.1%

-300

$559

2.2%

Cincinnati

17.7%

-200

$336

0.9%

Atlanta

20.3%

$434

0.0%

Toledo

20.3%

100

$365

2.8%

100

$434 -400

$348

San Antonio Atlanta

-100

First Vice President | National Director Tel: (216) 264-2000 $520| michael.glass@marcusmillichap.com 4.2%

John Chang

1.8%

8.6% 9.9%

3.1%

1.4%

$407

Orlando San Antonio

$619

For information on national manufactured housing trends, contact:

$423 -100

-300

Manufactured Home Communities Group

4.8%

$456 0

8.1%

Y-O-Y % Change

Research Analyst | Research Services

-100

Point Average Rents

0.1%

8.8%

Fort Worth

Ann Arbor Cincinnati

$619 0

$502 -100

7.1% 8.1%

Las Vegas

-100 Change

-100

RaleighFort Worth

Ann Arbor

Rents

-200

7.0%

Minneapolis-St. Paul

Y-O-Y Basis Change Average Y-O-Y %

7.1%

Phoenix

Tampa-St. Petersburg

Y-O-Y Basis Point Change

Helping apartment owners Investment Real Estate

build their legacy since 1999. (503) 241.5541 • www.hfore.com

Advertise in Rental Housing Journal Metro

Circulated to over 6,000 apartment owners, on-site and maintenance personnel monthly. Call 503-221-1260 for more information www.rentalhousingjournal.com

Rental Housing Journal Metro · May 2017

Rental Housing Journal Metro

U.S. Homeowners Give Record High Satisfaction Scores To Their Insurers

bout one of every 15 U.S. homeowners insurance policyholders files a claim each year and these claimants are now giving insurers their highest ever satisfaction ratings, according to the Insurance Information Institute (I.I.I.). The J.D. Power 2017 U.S. Property Claims Satisfaction Study gives U.S. home insurers a record score of 859 (on a 1,000-point scale). The industry's cumulative score stood at 846 in 2016. Five factors are considered when assessing policyholder satisfaction: settlement; first notice of loss; estimation process; service interaction; and repair process. "Insurers are the nation's economic first responders and, as such, are continually working to improve how they help Americans recover their lives and businesses in the wake of tragedy and catastrophe," said Sean Kevelighan, president and chief executive officer (CEO) of the Insurance Information Institute (I.I.I.). "This year's J.D. Power and Associates survey results are a clear reflection that the industry's hard work and dedication are delivering the intended results." These all-time high claims satisfaction scores are even more remarkable given that incurred losses and loss-adjustment

significant losses this past year," J.D. Power said. The study also noted opportunities for improvement, most notably in waterrelated and other complex claims that take a long time to settle and that cause significant lifestyle disruption. J.D. Power noted, "Insurers that manage to get the settlement process and customer interaction equation right in these types of disruptive and often catastrophic scenarios are those that raise the bar for the industry." expenses for U.S. property/casualty (P/C) insurers grew by 7.6 percent yearover-year when comparing the first nine months of 2016 to the first nine months of 2015, according to an analysis developed by Dr. Steven Weisbart, the I.I.I.'s chief economist. Incurred losses reflect the dollar amount of a home insurer's claim payout whereas a loss adjustment expense is the sum an insurer pays for investigating and settling claims, including the cost of defending a lawsuit in court. Moreover, Dr. Weisbart noted, catastrophe-related claims through the first nine months of 2016 were already at their highest level since 2012—the year

of Super storm Sandy—and the fourth quarter of 2016 pushed those numbers even higher after insured claim payouts from October 2016's Hurricane Matthew. The federal government agreed that 2016 was a volatile, and costly one, estimating 15 separate weather and climate events last year caused more than $1 billion in economic losses, not all of them insured, according to the National Oceanic and Atmospheric Administration (NOAA). "Property and casualty insurers have redoubled their efforts to improve the settlement process and fine-tune their customer interactions, efforts that have been clearly recognized and appreciated by homeowners who experienced

Conserve Water and Save Money with a WASH Laundry Room

The study is based on more than 6,600 responses from homeowner's insurance customers, and was fielded between January and November 2016. The I.I.I. has a full library of educational videos on its You Tube Channel. Information about I.I.I. mobile apps can be found here. The I.i.i. Is A Nonprofit, Communications Organization Supported By The Insurance Industry. Insurance Information Institute, 110 William Street, New York, NY 10038; (212) 346-5500; www.iii.org

WASH provides eco-friendly and costeffective ways for its customers to do laundry. A long-standing ENERGY STAR Partner, WASH’s multifamily laundry rooms:

• Save water, gas and electricity • Reduce sewer costs and generate less sewage • Minimize CO2 emissions Plus, with our GREEN MACHINE program, WASH offers clients a choice of refurbished washers and dryers that helps the environment by reducing energy spent on industrial production, lowering greenhouse emissions and diverting the non-biodegradable waste from landﬁlls. In addition, WASH’s plant operations and corporate practices support conservation and reduce our overall carbon footprint. With WASH, you can rest assured that your shared laundry rooms are green and clean.

800.777.1484

www.washlaundry.com/greenlaundry

WS17-121 Green Ad 10x7_5 4c.indd 1Metro · April 2017 Rental Housing Journal

10/25/16 4:45 PM

Rental Housing Journal Metro

Seeding Change ...continued from page 1 • Mulch during tenancy. • Grass must be kept at least two inches long , but not longer than five inches. • Water, weed and maintain all planter beds. • Water all trees and bushes under six feet tall. • Keep tree water bags full May – October when he supplied water bags. • Water features must be kept filled, clean and free of debris and algae. • Leaves must be cleaned up by December at the tenant’s expense. He also gave the tenants the option to hire a landscaping company, of his choice, for approximately $150 a month. Finally, he also included some penalties for noncompliance. He was fair about this by giving them 15 days to clean up after the notices were mailed. If no cleanup was completed when he re-inspected, he put in place financial penalties that were in sync with state laws. If he drove by and saw the property looking great, he would send them a note thanking them for their efforts and usually included a $25 Starbucks gift card . If the work was not completed, the landscape addendum authorized him to hire a landscaper to clean up the property and bill it to the tenants. Before he rented the houses out, he delivered the landscaping in excellent condition. He prepared the property for rent by: • Complete landscaping ‘clean up’ before new tenant move in • Fresh mulch when the season required it • Lawn cutting and edging. Walkways,

decks, patios and fences pressure washed if necessary Annual Tasks: • Cleaning of gutters & downspouts • Winterize irrigation system Biennial/As Needed Tasks: • Tree and bush trimming • Fertilizing and over seeding grass Additionally, he took before “move in” pictures of the landscaping and the inside of the house and emailed a copy to the tenants when they signed the rental agreement so that they knew in what condition he wanted the property back. He also implemented a separate “Landscaping Addendum” to his lease that codified his expectations. This agreement had to be reviewed and signed by both parties at move in. In the end, he was able to solve his problems with the new Landscaping addendum and was able to reduce his operating costs at the same time; something which all landlords strive for. If this story sounds like your Landlord experience, consider creating your own addendum. You might even consider leaving some tools in the shed, but if you do that your Landscape agreement must include language with liability limitations if they use the tools and get injured. Bluestone and Hockley Real Estate Services

Do you need help with content marketing, e-mail marketing or social media?

We can help! Inbound Marketing Certified

info@rentalhousingjournal.com

Rental Housing Journal Metro · May 2017

Rental Housing Journal Metro

Being a “Remarkable” Property Manager By Marc Courtenay

hether you’re following your passion or just trying to be successful at what you do for a living, it always counts to be in that esteemed group we call “outstanding”. There is more research surfacing that gives practical guidance on the characteristics of those who flourish and those who flounder. It’s not just motivation that matters; it’s also having the right information. That’s one of the reasons you come to propertymanager.com and read these articles. One great idea can enhance your well-being. In a fascinating book titled “So Good They Can’t Ignore You” by Cal Newport Ph.D. I found some powerful insights on being both outstanding and what Newport calls “remarkable” in our chosen occupation. His premise is found in the subtitle of the book; “Why skills trump passion in the quest for work you love.” It’s based on the old axiom that the more skills you have and the more experience you accrue the better your chances of experiencing both personal career satisfaction and exceptional rewards. “The law of remarkability” is introduced colorfully in chapter 15 of this highly recommended book. Newport states that great missions are

transformed into great successes as a result of finding (and doing) great projects that satisfy this “law”. It starts by defining the word remarkable. Literally, it means to be so amazing, so exceptional that people can’t help being inspired to remark about you and what you’re doing. It brings new meaning to the term “word of mouth advertising”. For example, I know of a property manager who organizes and sponsors an annual seminar that’s open to owners, landlords, investors and prospective participants in the rental property industry. This seminar also includes people who are residents. She actually invites any renter who wants to learn how to find, improve and hold onto top quality residential rentals. The first year’s results were sketchy. By the third year she was attracting prospective clients, lenders, community leaders and the attention of the local media. People were being to remark to one another about the seminar’s value and its sponsor. Some attendees were so impressed they asked to co-sponsor the seminar the next year. It became so popular that the property manager who began this project didn’t need to promote it or market it. Like a remarkable property management company, the seminar was promoting itself. The reputation of the individual who started the seminar was

transformed in many positive ways. She was perceived as a positive force for good in her community and was invited to speak before public service organizations like Kiwanis, Rotary and the local Chamber of Commerce. It won’t surprise you that her referrals tripled by the third year and last I had heard she was turning away business because she was so busy. She told me she enjoyed referring them to her competition. Her competition couldn’t believe that she would do this and offered to take her

to dinner in gratitude. Over a fine meal she forged an alliance of cooperation, mutual respect and opportunities to collaborate. If you want to be a remarkable property manager be so creative, proficient and willing to do just a little more than the average that your community feels compelled to remark about you to others. www.propertymanager.com

Investment Real Estate Multi-Family I Commercial I Plexes

HOW THE DEAL GETS DONE. JASON WAXBERG Principal Broker

CHUCK BRAZER Broker

BEN FICKER Broker

Call 503.327.8237 www.equitypacificrealestate.com

Rental Housing Journal Metro · April 2017

Rental Housing Journal Metro

Ask Landlord Hank

What Is Your #1 Maintenance Request From Tenants?

y number 1 most frequent maintenance request concerns air conditioning, since we live in the South. And while we get a lot of calls about air conditioning units, I would estimate “operator error” is responsible for 25 percent of those calls. So what do you do when you, as the landlord receive, a call from a tenant saying my AC is not working? Call your AC repair company immediately? The landlord here in the South should realize this is a high priority problem as high heat and high humidity can result in injury or even death particularly for the elderly. Can we think for a minute and save a service call? Let's think for a minute and see if we can solve this problem more efficiently than calling an AC tech to come right over. Let’s identify the problem exactly if we can, by asking the right questions. You don't have to know how to repair an air conditioner to have an understanding of how they work and what may be causing the problem once we identify the issue. So a general statement of "My AC is not working" doesn't really explain anything we need to know to get to the root of the problem. Let's ask our tenant some questions. • Is air flow coming through the ducts and is the air warm?

• If yes, we know at least the air handler or part of the system inside the home is functioning. If not, the air handler is not moving air. Why not? • Is the thermostat working? Can you see a temperature in the "window" on the thermostat? If this is not working, it could mean the thermostat has batteries that need replacing. If the thermostat has batteries and they are replaced are we back in business? If yes, you've saved yours elf a service call. • If not, it could mean that the condensation line, which takes built up water away from the unit, is blocked up and not draining. Newer units, to keep from leaking water outside the unit, will shut the unit off until it can drain

properly. The drain pan is attached to pipes at bottom of the unit beneath the filter. If you remove the filter, you should be able to see if the water level in the pan is significant. An AC tech will need to clear the drain, normally by blowing the debris out of the condensation drain line. If you put four ounces of bleach into the drain line during periods of usage it can prevent mold and mildew build up in condensation drain line. • Ask tenant next if the issue came on slowly or was the unit working one minute and then it wasn't? Let's check the main circuit breaker panel and make sure all breakers are in the "on" position. Have tenant flip all breakers

off and then back on listening for the click that indicates breaker switch is in correct position. • Is the outside condensing unit running? If not, there should be a breaker associated with this unit and we need to make sure it is on and condensing unit is working. • Is there a "Humidistat" tied into the system? Is it on? • When was the AC filter changed last? If the filter is clogged with debris air flow will be drastically reduced. So to summarize, we need to make sure all parts of the system are receiving electricity and working. This includes the thermostat, air handler and condensing unit. We need to make sure filter is clean, humidistat is turned on and that the condensation line is removing water from air handler. I usually tell the tenant that a little checking on their part could save them a hot day and get their life running smoothly again QUICKLY!

FIND EVICTIONS

STRESSFUL? Landlord Solutions Inc. can help!

Let us lower your stress level. We make your management job easy! Our services include: Full FED Service

800.452.8508

503.452.4111

service@coinmeter.com sales@coinmeter.com Fax: 503-452-3345

10630 SW Barbur Blvd. Portland, OR 97219 www.coinmeter.com

First Appearances Small Claims

503-242-2312 Landlord Solutions Inc.

evict@landlord-solutions.com

Serving Oregon and Washington since 1997, LSI is a proud member of Rental Housing of Oregon Alliance and Multifamily NW

Rental Housing Journal Metro · May 2017

Rental Housing Journal Metro

DEAR MAINTENANCE MEN: Bids, Destroying Perfect Tiles & Coffee Grounds

By Jerry L’Ecuyer & Frank Alvarez

ear Maintenance Men: We are getting bids for the driveway of an apartment house. Each contractor has his own opinion about the scope of work. It becomes confusing. Anne Dear Anne, “Apples and Oranges” bids are very common and not unique to the asphalt trade. Every contractor has different materials and suppliers which they are not only familiar with, but experienced in the application. As with any profession, a diagnosis, procedure, product and cure may vary. This is why a second opinion is always encouraged or necessary. We too often consider the” three bid” rule as a tool to compare pricing and do not delve deeper into quality, workmanship, application, or other specification which can dramatically increase or decrease the costs related to our repairs. It is best to develop a scope of work, with drawings which identify in detail the following, (this will ensure all other contractors are bidding on the same scope). 1. Areas to be covered, replaced, repaired in square feet and outlined in site plan. 2. Clearly identified type and quantity of asphalt mix, slurry, sealer. This is very important as most asphalt is recycled and diminishes in quality. 3. Which equipment will be used to address repairs and distribution of materials (compaction and heavy rolling equipment is key). 4. Communicate your long term or short term expectations. 5. Ask that the application warrants against “pooling or “ponding” 6. Look for proper compacted thickness according to load. (Example: 2.5 “of laid asphalt and then compacted 2” by roller.) 7. Monitor all work being performed to ensure the contractor is adhering to the contracted specifications. (Ask that a supervisor is always on-site). 8. Scrutinize the lowest bid very carefully. 9. Require all other industry standard practices, insurance, contract language be in the agreement. 10. Visit the www.cslb.gov for additional tips on how to protect yourself.

Dear Maintenance Men: I am having a dilemma; one of my downstairs units has a major plumbing problem. According to the plumber, the tub/shower drain beyond the trap is rotted and needs to be replaced. The plumber says the tub must be removed to complete the repairs. I’m afraid to approve the bid due to not only the cost and inconvenience to my resident, but my shower wall tile is in perfect condition. What are some of the steps to make sure this ‘rotted’ pipe is the issue before I give the plumber the OK? Joan Dear Joan: Most likely the tub may be compromised as well as the drain pipe. Most tubs have access behind them for pipe repair. You may want to get a second opinion as this is a major job. The shower tile is most times the “ouch” factor in a tub replacement. It is hard to see perfectly good tile go to waste. As a matter of fact, removing a tub is always a big job and we don’t blame you for being hesitant. We recommend doing a rooter service first. If the pipe is rotted or broken, evidence of mud or other debris might stick to the snake. Next, using a camera snake, you might be able to see the break and confirm the plumber’s diagnosis. The snake and camera will give you a good idea of the direction, distance and location of the break. This will come in handy when it comes time to make holes in your concrete. (The less holes the better!) Some ‘telltale’ signs your line is broken, corroded or worn through form the bottom: 1. The tip and cable of the ‘snake’ rooter line is clogged with mud, (Black sludge is normal in older lines) 2. The rooter cable cannot break loose the clog. (The cable tip may have found the hole in the pipe and is busy digging a tunnel in the dirt.) 3. The clog returns time and time again. 4. Waste water is found at the interior or exterior of the unit. With regards to your shower wall tile, simply cut the first two tile courses above the tub. You can break the tile along a natural grout line or use a ceramic tile saw to cut through the tile. After the

tub is removed and reinstalled. Replace any of the drywall behind the tile with ‘HardieBacker cement board material and install the missing tile and grout to match. Dear Maintenance Men: I am updating my resident move-in letter about the proper usage of the appliances in the unit and I have a question about coffee grounds. I have always heard it is bad to put coffee grounds down the garbage disposal unit, but don’t know why? The grounds are finely ground and should pass through the disposal with no problem, so why are coffee grounds bad? Robert Dear Robert: The problem with coffee grounds is most people just dump the contents of the coffee machine into the drain and don’t use enough water to wash it away. What happens with the coffee grounds, especially with back-to-back drains, is that the coffee grounds tend to pile up in the pipe as it goes through the wall. Over time it will pack the pipe completely. The garbage disposal does not have trouble with the grounds themselves; it’s what happens after they leave the disposal. Again, if the coffee grounds are fed slowly into the disposal with plenty of water running, the grounds will disperse and not compact in the drain line. Unfortunately, we find most

residents are not really patient enough and just dump the grounds and go. Bio: If you need maintenance work or consultation for your building or project, please feel free to contact us. We are available throughout Southern California. For an appointment please call Buffalo Maintenance, Inc. at 714 956-8371 Frank Alvarez is licensed contractor and the Operations Director and co-owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance & construction for over 20 years. He is also a lecturer & educational instructor and Co-Chair of the Education Committee of the Apartment Association of Orange County. Frank can be reached at (714) 956-8371 Frankie@BuffaloMaintenance. com For more info please go to: www. BuffaloMaintenance.com Jerry L'Ecuyer is a licensed contractor & real estate broker. He is currently on the Board of Directors and Past President and past Chairman of the Education Committee of the Apartment Association of Orange County. Jerry has been involved with apartments as a professional since 1988.

Advertise in Rental Housing Journal Metro Circulated to over 6,000 apartment owners, on-site and maintenance personnel monthly.

Call 503-221-1260 for more information w w w. re n t a l h o u s i n g jo u rn a l .co m

Rental Housing Journal Metro · April 2017

Rental Housing Journal Metro

Senior Housing Demand ...continued from page 1

Investment Highlights REITs are focused on assisted and independent living properties, while restructuring portfolios by selling off skilled nursing centers. Rising interest rates, however, could put up-ward pressure on cap rates, which average in the 7 percent to mid-8 percent range. Memory care facilities are generating significant interest from private buyers, and initial yields for these assets range from 7 percent to 8 percent. Private capital accounts for the largest share of skilled nursing transaction velocity. Unleveraged returns for skilled nursing p

annually to $3,109 per month. Assisted Living (AL): Occupancy down 40 basis points Mounting completions put additional downward pressure on stabilized occupancy this year despite healthy demand, and the occupancy rate falls 40 basis points to 89.3 percent by year-end. The average monthly rent will climb at a healthy clip, rising 3.1 percent to $4,601 per month. Skilled Nursing (SN): Occupancy down 40 basis points Occupancy at skilled nursing facilities will continue to dip despite units coming out of service, reaching 86.4 percent by year-end, a decline of 40 basis points. This dip will have little effect on rent growth and the average daily rate will rise 2.0 percent to $308 per bed per day. Continuing Care Retirement Communities (CCRCs): Occupancy up 30 basis points The national stabilized occupancy rate at CCRC centers continues to rise this year, reaching 91.1 percent by year-end on a 20-basis-point annual increase. The average monthly rent will also advance, climbing 2.7 percent year over year to $3,189 per month in 2017.

2017 Seniors Housing Market Highlights Independent Living (IL): Occupancy up 10 basis points Occupancy at IL centers will rise 10 basis points this year to 91.8 percent as healthy demand for units persists in the wake of elevated construction. In addition, rent growth remains steady, rising 3.0 percent

Independent Living Facilities After rising consistently for five straight years, stabilized occupancy held fi rm in 2016, resting at 91.7 percent in the fourth quarter and remaining near its previous peak of 92 percent set in early 2008. Demand for IL units is strong with absorption rising from 2015 as more than 7,500 units were filled.

technology and the integration of thirdparty ancillary service providers are aiding in the convergence of independent living, assisted living, and memory care units. Meanwhile, healthcare reform, specifically related to reductions in Medicare and Medicaid reimbursements, are causing a shift in the skilled nursing segment. Some facilities are choosing to focus on short-term, post-acute care patients instead of serving long-stay, custodial- care residents in an effort to improve profit margins.

Majority IL inventory growth reached a seven-year peak during 2016 as developers brought nearly 9,400 units online. Completions during the year were well above the average annual deliveries during the span but remained below prerecession levels. More than 19,000 IL units were under construction at the end of last year, suggesting that deliveries will remain elevated. Rent growth at IL units strengthened last year as occupancy continued to remain near peak levels. A 3.4 percent advance pushed up the average to $3,017 per month. Strong demand for units in spite of rising deliveries over the past few years has facilitated a healthy pace of rent growth across the IL segment, a trend that will persist through the remainder of this year. IL property sales declined by nearly half during the last year, largely due to a reduction in the number of portfolio deals occurring compared with the prior year. The average price per unit held relatively fi rm, however, at $188,900, and first-year returns normalized in the low-7 percent area. Outlook: Strong demand persists, though construction remains elevated in the IL sector this year, and the stabilized occupancy rate will end the year at 91.8 percent, up 10 basis points from 2016. This will encourage a healthy pace of rent growth in the months to come, and the average will rise 3.0 percent year over year to $3,109 per month. Assisted Living Facilities Supply additions outweighed demand over the past year as 11,050 AL units were filled, and occupancy fell below 90 percent for the first time since 2011. In 2016, occupancy declined 70 basis points year over year to 89.7 percent. With construction remaining elevated, occupancy is likely to retreat further this year. The completion of nearly 17,700 majority AL units during 2016 reached the highest level of deliveries in seven years. Approximately 30,300 units were underway at the beginning of 2017, down slightly from the previous year. AL development makes up the bulk of seniors housing construction. Rent growth for AL units continued to strengthen last year, advancing 3.5 percent annually to $4,464 per month. The gain in the average was the healthiest in the last eight years. AL properties built since 1990 remain in the highest demand, accounting for approximately 65 percent of trades during 2016. While investors continue to heavily target Southern and coastal markets, Midwestern states such as Kansas and Wisconsin are capturing a larger share of buyers. Last year, AL properties changed hands for an average $158,600 per unit, with initial yields in the low-8 percent area. Outlook: Occupancy will stay relatively in line with levels over the previous 10 years, though supply-side pressure remains a concern for AL operators. This year, the rate will fall 40 basis points to 89.3 percent, and strong absorption trends will encourage rent growth to remain healthy, pushing up the average 3.1 percent to $4,601 per month. Skilled Nursing Facilities Stabilized occupancy at majority SN centers fell 60 basis points during the last year to 86.8 percent, reaching an eight-year low. Occupancy is trending

downward due to many factors, including changes in the care delivery model and reimbursements, though beds continue to be removed from inventory. Majority SN inventory declined again in 2016 as approximately 600 beds were removed from inventory. In the previous year, SN stock fell by more than 1,000 beds, continuing a trend that has persisted for the past few years. The construction pipeline thinned significantly over 2016, with 4,900 SN beds underway at the end of the fourth quarter, compared with 8,300 beds one year ago. The average daily rate at SN facilities continued to rise last year, largely due to the increasing cost of medical care. During 2016, the average topped $300 per bed per day for the first time after climbing 2.4 percent. This was a slowdown from 2014 and 2015 when the average advanced 2.9 percent and 3.1 percent, respectively. Price appreciation for SN facilities in many Southern, Northeastern and Midwestern states contributed to a healthy gain in the average price per bed last year, which reached $91,600, the highest level in five years. The average cap rate for SN assets hovered in the mid-9 percent area during 2016, remaining compressed when compared with prior years. Outlook: In 2017, occupancy will fall 40 basis points to 86.4 percent despite the removal of additional units from service. Rent growth remains healthy, with the average rising 2.0 percent to $308 per bed per day this year. Continuing Care Retirement Communities CCRC occupancy has hovered between 90 percent and 91 percent for the past two years, ticking down 10 basis points in the last 12 months to 90.9 percent. As continued on page 17

Rental Housing Journal Metro Âˇ May 2017

Rental Housing Journal Metro

Senior Housing Demand ...continued from page 16

the number of units underway continues to diminish, occupancy should remain elevated through 2017. Inventory of CCRC units grew by nearly 3,900 during 2016, the highest level of completions since 2009. The construction pipeline has thinned over the last two years, with the number of units underway peaking at the end of 2015. Currently 5,800 units are underway, suggesting that deliveries will temper this year. After rising steadily for the past few years, rent growth for CCRC units strengthened. The average rent advanced 3.3 percent to $3,104 per month. Approximately half of all CCRCs require entrance fees, which averaged near $314,000 during 2016. Nearly 50 percent of all CCRC properties trading during the last 12 months were built before 1990, and the sale of older facilities is reflected in the average price per unit. In 2016, the price averaged $107,800 per unit, down 25 percent from the peak achieved in 2014 when the bulk of trades were newer construction properties. Cap rates averaged in the lowto mid-7 percent area last year. Outlook: Occupancy at CCRCs will rise 20 basis points this year to 91.1 percent as demand remains strong and completions taper slightly. This encourages rent to grow at 2.7 percent to $3,189 per month by year-end. Accelerating Home Prices Unlock Demand for Seniors Housing Homeownership among the 75 and older age segment nears decade low. Following the Great Recession, singlefamily home prices fell nearly 30 percent, keeping many seniors from cashing out home equity and funding their transition into seniors housing. For those older than age 75, homeownership peaked at more than 80 percent in early 2013 as households

extended stays and waited for the market to rebound. As single-family home prices have surpassed their prior peak over the last few years, the homeownership rate for this age segment has fallen closer to the long-term average of 75 percent, suggesting that many seniors are taking advantage of appreciated home values by selling and moving into seniors housing communities. Sales of homes help seniors cover longterm-care costs. IL communities, in particular, are heavily reliant on privatepay residents, meaning seniors and their families must foot the bill to reside in the facility. Private pay is also the most common form of payment among longterm-care patients in all segments of seniors housing, and in many cases, it may be the only option available. The return of home prices to previous levels has allowed seniors to take advantage of untapped equity to help fund stays in senior care facilities, helping to mitigate the housing-related costs not covered by Medicare and Medicaid.

National Seniors Housing Group Al Pontius Senior Vice President, National Director Specialty Divisions Tel: (203) 672-3300 | al.pontius@ marcusmillichap.com 750 Battery Street, Fifth Floor San Francisco, California 94111 Prepared and edited by Jessica Hill Market Analyst | Research Services For information on national seniors housing trends, contact: John Chang First Vice President | Research Services Tel: (602) 687-6700 | john.chang@ marcusmillichap.com ÂŠ Marcus & Millichap 2017|

The information contained in this report was obtained from sources deemed to be reliable. Every effort was made to obtain accurate and complete information; however, no representation, warranty or guarantee, express or implied, may be made as to the accuracy or reliability of the information contained herein. Sources: Marcus & Millichap Research Services; American Health Care Association; American Legislative Exchange Council; American Retirement Corp.; American Seniors Housing Association; Assisted Living Federation of America; BLS; Capital Senior Living Corp.; CoStar Group, Inc.; Council for Affordable Health Insurance; Eli Research; Economy. com; Irving Levin Associates, Inc.; NIC Map Data and Analysis Service (www. nicmap.org); Real Capital Analytics; TWR; Ziegler Capital Markets Group.

Advertise in Rental Housing Journal Metro Circulated to over 6,000 apartment owners, on-site and maintenance personnel monthly.

Call 503-221-1260 for more information www.rentalhousingjournal.com

Rental Housing Journal Metro Âˇ April 2017

Rental Housing Journal Metro

Bedbugs Still a Risk Here’s how to eradicate the problem before an infestation takes hold By Hope Bowman

edbugs are flat and round, but very tiny. Adults are about 2 millimeters to 3 millimeters in length and brown in color, but they can appear reddish if they’ve fed recently. Bedbugs are a growing issue in the United States and are showing no signs of slowing down. When you consider that the insects were practically nonexistent 20 to 30 years ago, it’s even more shocking to see where we are today. In 2015, the National Pest Management Association (NPMA) conducted a survey of pest management professionals that found that 99.6% of pest professionals had treated for bedbugs in the past year. While this staggering figure speaks for itself in terms of the prevalence of bedbugs, the survey also looked at where

pest professionals are most likely to find the bugs. Not surprisingly, apartments and condominiums ranked at the top of the list. Beating out single-family homes and hotels/motels on the list, apartments and condominiums, unfortunately, make

great homes for bedbugs because of the insects’ behaviors, habits, and preferences. Why They Like Us Bedbugs are considered a “human” pest because they’re attracted to the heat that

emanates from our bodies, our natural body odors, and the carbon dioxide we emit. They feed on our blood primarily, although they will feed on any warmblooded host. That said, bedbugs can most often be found in areas where humans are present. These bloodsuckers are one of the pest world’s best hitchhikers. Even though they seek our body heat when it’s time to feed, the bugs don’t like to remain on our bodies for long periods of time. Instead, they prefer to hide out on our clothes or in our luggage, traveling from place to place before settling into a new home. As a result, bedbugs are tough to detect. It’s almost inevitable they’ll find their way into one of your buildings over time, and once inside, they can move from unit to unit. And they can live for up to a year without a meal, so they’re not going to disappear on their own. That’s why the key to helping mitigate the chances of a bedbug infestation is to conduct regular, proactive inspections and contact a pest management professional as soon as you suspect bedbugs may be present. This can be difficult in multifamily buildings because it requires residents to conduct inspections on their own. However, most pest management companies will be more than happy to have a professional come out and conduct an educational program for residents and staff. How to Detect the Presence of Bedbugs Some easy steps can help residents detect signs of bedbugs: Cracks and crevices around beds and other resting areas are the most likely places to find bedbugs. This means mattress seams, sheets, and furniture are all likely locations for bedbugs. Make sure to check these spots on a weekly basis. Bedbugs are flat and round, but very tiny. Adults are about 2 millimeters to 3 millimeters in length and brown in color, but they can appear reddish if they’ve fed recently. Remove any bedbugs you find immediately. When moving from place to place, bedbugs will defecate and leave behind small, rust-colored ink stains that can be seen with the naked eye. Look closely continued on page 19

Natural gas is comfortable, clean burning and affordable. It’s also in high demand, which makes incorporating natural gas service into your next project the right move. After all, buildings are easier to sell and lease when they come with the amenities tenants want. And NW Natural is

standing by with the incentives, and the technical and engineering guidance to make adding natural gas to your next project more affordable. Call 503-220-2433 to connect with one of our experts, or find out more at nwnatural.com/multifamily.

Text REALESTATE-ROI to 44222 Receive a digital copy of this year's

Real Estate Opportunities in Investing (ROI) Finding Investing Success in Today's Housing Market

*Renter preference acquired from a 2014 Market Strategies International discrete choice modeling study. An 80% preference for gas was reported among Portland tenants paying $1,200+ in monthly rent. For more details visit nwnatural.com/multifamily. **Limited incentives available and distributed on a first come, first served basis.

Rental Housing Journal Metro · May 2017

18 10695_NWN_MultiFamily-Rental_Housing_Journal-Builder_SNAP.indd 1

3/9/15 12:57 PM

Rental Housing Journal Metro

Spring Cleaning Tips and Tricks for Homeowners

t is springtime: the time to open the windows, let in some fresh air and clean the house from top to bottom. This month's The Best, NoSweat Ways to Spring Clean Your Home spotlight from Houselogic.com, the comprehensive website for homeowners from the National Association of Realtors®, features six articles helping homeowners get and keep their homes clean. Here are a few tips from House Logic on how to freshen up a home this spring as quickly, simply and cheaply as possible.

Minimalist Home Counter Tops You Can't Detect These 4 Odors, But Your Guests Can. When a smell is a constant presence in a home, it is easy to become 'nose-blind' to it, but that doesn't mean visitors won't have their olfactory senses offended by any unpleasant scents to which the homeowner has become accustomed. Look at HouseLogic's suggestions for eliminating some of the most common smelly offenders, including using an onion to deodorize a musty room. 8 Storage Tips to Help You Clean Better, Clean Faster. For many homeowners, cleaning the house – the WHOLE house – is a bit of a drag and

one-time use items. These suggestions can help homeowners save money and decrease clutter.

usually takes much longer than expected. However, with the proper organization, the job can be done quickly and with minimal headaches. Check out House Logic's tips for organizing cleaning supplies, including using a shoe caddy as a cheap, convenient way to store products out of sight behind a door. 10 Clever Uses for Hydrogen Peroxide. Hydrogen peroxide is cheap, non-toxic and the Swiss Army knife of cleaning supplies. House Logic lays out just 10 of the many cleaning uses for H2O2, including spraying a hydrogen peroxidewater mixture on plants to ward off fungus. 8 Tips and Tricks to Keep Your Home Cleaner Longer. How can homeowners make their spring-cleaning efforts last into summer and fall? By following House Logic's list of tips to keep a home clean

Bedbugs ...continued from page 18 for these marks when conducting an inspection. Generally nocturnal in nature, bedbugs usually feed at night once they sense a host is asleep. This makes it tough to prevent bites, but if you wake up with small red bumps on your skin, it might be time to call in a professional. If bedbugs are reproducing, you may be able to find clear skin casings lying around from developing nymphs. You might also smell a musty, sweet odor. If you discover these signs, don’t try to resolve the issue on your own, as the indicators show that bedbugs are already reproducing in your building. Whatever you do, don’t bring in secondhand furniture. Often, there are bedbugs already living on such pieces that will be happy to have a new home—your units. Once you suspect signs of bedbugs, it’s important to take action immediately. There are a few different options for treating them, but the recommended

technique differs depending on the exact needs and circumstances of your building. The upper echelon of bedbug detection, however, comes in the form of a canine inspection. Because dogs have an incredibly keen sense of smell, when trained they can accurately point their handlers to the areas where bedbugs are present. Indeed, dogs are the fastest and most accurate detectors of bedbugs. Although bedbugs can certainly be a risk to the reputation of your business, being aware of the potential signs and actively working to spot them—and resolve issues proactively—can make a world of difference.

LOWEST PRICES GUARANTEED!

www.propertymanager.com

GOLF CAR SALES & SERVICE 503-647-5001 - 800-331-9910

---------PACIFIC NW YAMAHA GOLF & UTILITY VEHICLES Selling New & Used Utility & Leasing Vehicles Providing Service & Repair on ALL Major Brands Rental Housing Journal Metro · April 2017

with less effort and with less frequency, such as using rain repellent designed for cars to eliminate soap scum buildup in the shower. The Dirty Places in Your Home Your Guests See – But You Don't. Sometimes a home's harshest critics are not the ones who live there. Guests look at a home with fresh eyes and often notice the dust bunnies and cobwebs that homeowners miss. House Logic asked a cleaning expert to share the top seven spots that often go uncleaned, such as the refrigerator ice maker to keep it from absorbing food odors. How to Achieve am Minimalist Home. This month's spotlight also features a comprehensive info-graphic on how to live like a minimalist and achieve an organized, clutter-free home with tips such as borrowing instead of buying

For more information on making a home spick and span, visit HouseLogic.com. HouseLogic is a free source of information that helps consumers make smart, confident decisions about all aspects of home ownership. Made possible by Realtors®, the site helps owners get the most value and enjoyment from their existing home and helps buyers and sellers make the best deal possible. The National Association of Realtors®, "The Voice for Real Estate," is America's largest trade association, representing 1.2 million members involved in all aspects of the residential and commercial real estate industries. Information about NAR is available at www.nar.realtor. This and other news releases are posted in the "News, Blogs and Videos" tab on the website. Media Communications For further information contact: Jane Dollinger, 202/383-1042 jdollinger@realtors.org SOURCE National Association of Realtors

LARGEST SELECTION... • Knowledgeable, experienced staff • Personal account managers • 7 day delivery & set-up • Free haul away of old appliances • Coin-Op laundry/Commercial Grade • Special pricing on mattresses

APPLIANCES • MATTRESSES • HDTVs Servicing the Property Management Industry for over 30 Years

Phone 503-288-0221 Fax 503-281-5644

Mon - Fri 8:00AM to 5:00PM

Drew Beckley

Pat Jennings

10 years experience

35 years experience

Rental Housing Journal Metro

Need Staffing?

Don’t take chances with staffing! Our temps are tested, trained, experienced, and fully insured!

Now open in Denver

Hiring, Training, and Placing the Property Management Leaders of Tomorrow

Daily • Weekly • Monthly • Permanent Temporary On-Site Staff

Managers • Leasing Agents • Maintenance • Grounds Keepers

Greater Portland-Vancouver Area (503) 644-8233

Greater Seattle-Tacoma Area (425) 456-3663

Greater Denver-Boulder Area (720) 822-0117

www.apartmentadvantage.com 20

Rental Housing Journal Metro · May 2017