Rental Housing Journal Valley April 2016 by Professional Publishing, Inc

Rental Housing Journal Valley

April 2016

2. Window Film – How Its Proper Use Can Help You Save Money

3. Multifamily Landlords Win Some/ Lose Some in the Short 2016 Legislative Session

5. Common Tenant Complaints and How to Handle Them

EUGENE · SALEM ·ALBANY · CORVALLIS WWW.RENTALHOUSINGJOURNAL.COM • PROFESSIONAL PUBLISHING, INC

HUD Seeks to End Discrimination Against Tenants with Criminal Records

Are You Investing in Real Estate to Go Green or to Make Green?

here are countless ways to make your rental properties more energy efficient. High efficiency appliances, high efficiency heating and cooling systems, solar, the list goes on and on. Most of you probably did not purchase investment real estate with the intent of saving the planet. One big question that you need to ask yourself when making your property greener is “How is this going to make me more green ($)?” Any money that is spent improving your property should increase the overall value or lower your monthly expenses or both.

By Evan L. Loeﬄer

he U.S. Department of Housing and Urban Development (HUD) published guidelines in April, 2016, for the proper consideration of applicants’ criminal records when considering them for housing. HUD notes that because a disproportionate amount of people with criminal records are minorities, a blanket policy of refusing to rent to anyone with a criminal history may violate the Fair Housing Act. Much like the 1991 HUD memorandum regarding occupancy standards (the “Keating Memo”) this new document provides general guidance for how to consider whether a housing policy violates federal law. The memo is not law in itself, but it interprets how the law may apply to certain situations. As with any new guideline, the legal ramifications will develop on a case-by-case basis as matters are heard in court and the guidance is considered. According to the new guidelines, turning down tenants solely based on their criminal history may violate the Fair Housing Act. While the Act does not list people with criminal records as a protected class, HUD notes that minorities have disproportionately high rate of arrests and convictions. For this reason, while in some cases a landlord may refuse to rent to a party with a criminal record, the policy should not be applied automatically without further consideration.

continued on page 4 Professional Publishing Inc., PO Box 6244 Beaverton, OR 97007

continued on page 4

Attract Tenants with Simple Eco-Friendly Upgrades

By Scott Matthews, Director, Strategic Accounts, The Home Depot

he multifamily housing industry is expected by many to continue growing throughout the year, which means strategic upgrades to your property can help prepare you for increased demand and set you apart from competitors. PRSRT STD US Postage PAID Portland, OR Permit #5460

Approximately 65 percent of renters consider energy-efficient features when deciding what apartments to rent, according to The Center for Climate and Energy Solutions. These upgrades will also cut operational costs associated with

water usage, heating, cooling and other energy, helping both you and your residents save money. Consider these simple, eco-friendly upgrades before the summer season begins.

continued on page 6

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Rental Housing Journal Valley

Window Film

How its proper use can help you make money. By Cliff Hockley, President, Bluestone & Hockley Real Estate Services

t’s somewhat of a secret that window film has more than one application. If used correctly and installed by a professional, window film can deliver huge savings to building owners, especially in warmer climates. Over ten years ago we purchased a small office building to move our business into. We moved in March, and as spring transitioned into summer and the sun came out more often, our space started heating up. The air conditioning system (about 6 rooftop and ground based split units), could not handle the load and labored to cool down the building. The employees complained about the heat, and the high electric bill added insult to injury. Installing new HVAC units would have been very expensive and the roof was not designed to support the additional weight. We looked for another answer and found one at the booth of a window film vendor during a vendor open house hosted by the Institute for Real Estate Management. Their display was very simple. It consisted of a piece of glass with window film on one half of the glass. A heat lamp was positioned on one side of the glass and two thermometers were positioned on the other side, one parallel to the clear glass and the other one next to the glass covered in the film. It became clear in a moment that the window film reduced the heat load significantly.

According to tests conducted by window film manufacturers, the film reduces heat loads from 25 to 85 percent. (Results vary depending on manufacturer and type of film; research products carefully

to identify the best film for your need.) The location of the window film is also a factor. Installing film on windows that face east, south and west are typically more effective than on the shady north

side of a building, and if your building is already well shaded, window film may not help at all. continued on page 7

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Rental Housing Journal Valley · April 2016

Rental Housing Journal Valley

Multifamily Landlords Win Some/Lose Some In The Short 2016 Legislative Session By Clifford A. Hockley, President, Bluestone & Hockley Real Estate Services

n the short spring Oregon legislative session of 2016, landlords were surprised by HB 4001, a bill introduced by tenant advocates.

HB 4001:

HB 4143:

• Rent increase notices for week to week tenancies must be received at least seven days prior to the effective date of the lease.

• Matched Portland’s 90 day rent increase notice requirement (and the reasons for the increase) and added the requirement that a 90 day notice be given for termination of tenancy after the first year of occupancy.

• Landlords may not increase the rent in the first year of month to month tenancies, or at any time after the first year of the tenancy without giving at least 90 days written notice to a tenant. (Remember to add mailing time).

• Required that landlords pay the tenant relocation assistance of one month’s rent at the delivery of the termination notice.

· This applies to any rent increase and effectively overrules the city of Portland ordinance that called for 90 day notices only for rent increases over 5%.

• Created the presumption of retaliatory actions between landlord and tenant within 6 months after a tenant’s report regarding maintenance. • Added new language regarding unreasonable harassment of a tenant by a landlord. Landlord advocates were able to stop the bill in the Oregon State Senate, but they had to agree to the following concessions in a similar bill, HB 4143. HB 4143 was passed and will become effective April 14, 2016.

· Notices must specify the amount of the rent increase; the amount of the new rent; and the date the increase becomes effective. • The statute does not address rent increases for the renewal of fixed term tenancies, such as a one year lease. In light of these new requirements, attorneys for Multifamily NW believe: • If the increase is built into the existing lease no specific additional notice of rent increase is required.

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• If you would like to raise the rent on a tenant who did not sign a renewal and you expect the lease to turn into a month to month agreement then you will want to give the tenants a 90 day notice (plus mailing time) to have the rent increase occur at the same time that the lease rolls into a month to month agreement. • If you fail to plan ahead and the lease turns into a month to month agreement then you are stuck with the existing rent for one year after the conversion to a month to month agreement. • The terms of a fixed term tenancy, including the amount of rent, may not be unilaterally amended by the landlord or tenant. Other items amended with HB 4143 include: • Notices and penalties for smoking: Fees may be assessed for smoking in a clearly designated nonsmoking unit or area of the premises. The fee for a second or any subsequent noncompliance may not exceed $250. A landlord may not assess this fee before 24 hours after the required warning notice to the tenant.

• The legislature also fixed a small problem that occurred with new rules regarding changes for emergency exits in apartments established in the 2015 session. · In ORS 90.460(2), it removed the language requiring a landlord to provide at all times during the tenancy “a route of exit from a bedroom, other than the main entrance to the bedroom, for use during an emergency.” · The language now requires the landlord to provide “a route or routes of exit from each bedroom and, if required, a secondary route of exit from each bedroom, for use during an emergency. The routes of exit must conform to applicable law in effect at the time of occupancy of the building or in effect after a renovation or change of use of the building, whichever is later.” This change helped landlords who had permits for legal bedrooms that may not have had an immediate outside exit, and whose design had been approved by building officials. continued on page 6

In honor of National Fair Housing Month | April 2016

We Are Fair Housing

, as housing providers to the people of Oregon, pledge the following:

1. To provide equal opportunities for rental housing to Oregon residents without regard to race, color, religion, national origin, sex, familial status, disability, source of income, marital status, sexual orientation, gender identity, or victims of domestic violence. 2. To be open and transparent in all our practices, investigations, and other activities related to fair housing laws. 3. To provide ongoing training and education in fair housing best practices to all our employees. 4. To address all fair housing complaints and, if fair housing laws are broken, to hold violators accountable. 5. To uphold all fair housing laws as our legal and moral obligation to all Oregonians. Signed,

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Rental Housing Journal Valley · April 2016

Rental Housing Journal Valley

HUD Seeks to End Discrimination The guidelines note that there is a difference between an arrest and a conviction. An arrest may occur if a police officer forms the belief that someone needs to be detained for their own safety, for the safety of others, or for the investigation of a crime. A conviction may occur only after a party has been formally charged with a crime and had an opportunity to defend himself or herself in a court of law. A judge or a jury must determine that it is beyond a reasonable doubt that the individual committed the crime. Both arrests and convictions may appear on a criminal history. HUD takes the position that a policy of excluding individuals because of a prior arrest without a conviction is discriminatory. Quoting the U.S. Supreme Court, HUD states, “[t]he mere fact that a man has been arrested has very little, if any, probative value in showing that he has engaged in any misconduct.” In other words, an arrest is not, by itself, proof of a crime. A housing provider who categorically denies housing to a person because of an arrest on their record violates the Fair Housing Act. Convictions, on the other hand, are different. HUD states in the memo, “In most instances, a record of conviction (as opposed to an arrest) will serve as sufficient evidence to prove that an individual engaged in criminal conduct.” Even so, a blanket policy of excluding all people with a criminal conviction probably violates the Fair Housing Act. The landlord with a policy of excluding applicants with a criminal history must be able to point to a “substantial, legitimate, nondiscriminatory interest” served by the policy. The landlord must also be able to prove that the policy achieves those goals. A housing policy must take into consideration the nature and severity of the crime, and the amount of time that has passed since the criminal conduct occurred Whether the discrimination is accidental or intentional, during screening or just at the inquiry stage, the landlord or property manager is still at risk of a discrimination lawsuit. The best practices are:

...continued from page 1

• Ensure everyone who interacts with applicants is trained well on current Fair Housing policies. • Keep screening policies pertaining to arrest records and criminal history specifically related to safety of persons and property. The policy must distinguish between criminal conduct that indicates a demonstrable risk to resident safety and property and criminal conduct that does not. • Obtain and use a standard screening policy in compliance with Fair Housing and HUD regulations, and apply it equally to anyone who applies. You may want to consult an attorney or housing specialist to develop a rental criteria relating to criminal conduct. Keep in mind that HUD has not stated that criminals are a protected class. HUD recognizes that housing providers have an interest in providing safe housing to all their tenants. These new guidelines do not require landlords to rent to convicted felons, but do require landlords to examine the criminal history (if any) of its applicants with more care than before. Naturally, there will be applicants who refuse to provide details about their criminal history or provide inaccurate information revealed by a screening company. An incomplete or inaccurate application may be denied. Following best practices will save you thousands of dollars in litigation and court costs, so it is well worth the effort. If in doubt about a policy, contact your legal resource for help dealing with tricky questions related to this new HUD guidance and the Fair Housing Act. Evan L. Loeffler is the principal attorney at the Loeffler Law Group PLLC in Seattle, Washington. His firm’s practice emphasizes landlord-tenant relations. www.loefflerlawgroup.com

Go Green or Make Green ...continued from page 1 Are you looking to increase the value of your property? According to a reputable local appraiser there are very few green upgrades that will increase the value of the property itself. “Vinyl windows may be one of the best upgrades you can make,” said the appraiser “tenants like them because it saves money on heating. Plus it will add to the appraised value.” I asked her to what level solar panels, tankless water heaters, and high efficiency furnaces add to the value of real estate. Her answer was “none”. Every buyer expects appliances, furnaces, and water heaters to be in working order. It does not matter if they are high efficiency as long as they work. Appliances and heating/cooling systems may not add value to your property at sale but may add value to your bottom line. The potential savings on owner paid utilities such as gas, electric, and water/ sewer might make some “green” upgrades worth the investment. As a landlord you should consider investing in upgrades that either make or save you money. If you are paying the utility bill for units being heated during Oregon winters, putting in a high efficiency furnace might be a good long term investment for you. If you do not pay for the utilities, you will be spending money on upgrades that will only save tenants’ money unless you plan on passing that expense on to the tenant in the form of a rent increase or utility bill back. Most small plexes are not separately metered for water and sewer and the owner is likely responsible for the water/ sewer bill. If that is the case making small changes like low flow toilets, low flow shower heads, and low flow faucet aerators could save you a substantial amount of expense on your water bill over time. Another consideration is low mainte-

nance landscaping. Grass may look good but does come with added upkeep. Look at your annual landscape expense for the last few years. You may find that lower maintenance landscaping which consists of native plants, shrubs, and trees will save you money over time. Think about your short and long term financial goals and ask yourself if making “green” improvements to your properties is putting more “green” into your pocket.

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• If there is evidence of a conviction, consider the nature and severity of the crime and how long ago the criminal conduct took place.

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CHECK-IN/CHE

CK-OUT CONDIT

CHECK-IN/CHECK-OUT CONDITION

(G)Good

REPORT

(F)Fair

TENANT INFORMATION

Rating Scale = (E)Excellent

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

Walls

KITCHEN

(G)Good

Walls Stove/Racks

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

Refrigerator Ice Trays Shelves/Drawer

(F)F (F)Fair

Out

(P)Poor

In BEDROOM 3

BEDROOM 3

Blinds/Drapes

___ ______________________ ___________________ UNIT: _________ U ___________________ STATE: __________ ZIP: _________

Out

Light Fixtures

Pursuant to RCW 59.18.150, this is your 48 hour entering the dwelling notice that your landlord Locks la unit and or their agents will ______________________ premises located at (Address) be Ceilings ______________________ ______________________ Electrical Outlets ____________ on between the hours of Garbage Cans (Date) and . (Time) TV Antenna/Cable (Time) The entry will occur for the Light Fixtures Fireplace ______________________ following purpose: ___________ Cleanliness Doors/Woodwork___________ ______________________ _________________________________ ___________ ______________________ Locks ______________________ _ _ Walls

Out

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Additional Security Deposit Required:$

Dishwasher

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 ant(s) written permission. Tenant(s) agree to keep the above-listed pets in the premises subject to the following terms and conditions:

1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the tenant’s dwelling unit. 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) 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. _____________________________ Landlord

Disposal

Rods

______________________________ Floor Tenant ______________________________ Light Fixtures Tenant Doors/Woodwork

Counter Tops

Cabinets

Sink

Floor

Ceilings

BEDROOM 1

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BEDROOM 2 Walls Windows Blinds/Drapes Rods Floor

Doors/Woodwork Locks Ceilings

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Electric Outlets

may be reproduced without written

Windows

Blinds/Drapes

Rods

Post and Mail:

Light Fixtures if served by post

Floor

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Doors/Woodwork

Electric Outlets Smoke Detectors

Doors/Woodwork

Locks

Tub/Shower

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Ceilings

Fan (Exhaust)

Ceilings

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Floor

Electric Outlets

Smoke Detectors

Electric Outlets

of this form may

Essential Services Plumbing Heating

of this form may

be reproduced without

written permission.

sales@rentegration.com 02

Electric Outlets Light Fixtures

Essential Services Plumbing Heating Electricity Hot Water Smoke Detectors

Electricity Hot Water

BATH ROOM

Towel Bars

Sink & Vanity

Toilet

Tub/Shower

Fan (Exhaust)

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www.rentegration.com 503-933-6437

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

AGREEMENT

(VG) (V G) Very Good

Out

(P)Poor P)Poor

WA-RTG-40 Washington

TENANT(S): OR-RTG-24 Oregon ___________________ ______________________________________ _________ ADDRESS: ___________________ _____________________________UNIT: TENANT(S): ______________________ ______________

___________ ADDRESS: ___________ PET AGREEMENTCITY: ___________________________________ STATE: ________ ZIP: _____________ ______________________ ___________________ D DATE:_____ _________________ CITY:

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

ION REPORT

TENANT(S): __________ ADDRESS: __________ ______________________________ ____________________ ____________________ ______ CITY: __________ __________________UN ____________________ IT: ______________ _____ STATE: ________ Rating Scale = (E)Excellent ZIP: _________________ (E)Excellent (VG) Very Good

OR-RTG-20 Oregon

–Sam J, Smart Property Management

Chris is Small Plex Broker at SMI Commercial Real Estate, LLC . Please contact Chris if you would be interested in receiving SMI’s free bi-annual newsletter which includes the most comprehensive rent and vacancy survey in the mid-valley, the SMI Apartment Update. 503.390.6060. Chris@smicre.com

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Rental Housing Journal Valley · April 2016

Rental Housing Journal Valley

Common Tenant Complaints and How to Handle Them

eing a landlord inevitably includes dealing with tenant complaints. Managing those complaints promptly and effectively is essential for your relationships with the tenants, the security of your property and last but not least – for your landlord’s reputation. If you approach the problems in a professional manner, you are definitely going to lessen the chance of some legal issues as well. Here are the 4 most common tenant complaints and a few useful tips on how to deal with them. Some of them can occur during the tenancy period, but others you can easily foresee and handle in advance.

The property is not clean enough

Absolutely no tenant will be pleased by the thought that they will have to start

cleaning the property from the very second they move in. In fact, few people will be willing to rent a place where domestic cleaning hasn’t been done since forever. So it is a great idea for you to give your rental property a good cleaning before the new tenants come and avoid starting your relationship making the wrong impression. In case you are not capable of taking proper care of the hygiene, maybe you should hire a professional cleaning company at least a week before the scheduled moving day. Make sure no stains and dust will greet your tenants as they go through the door.

Something does not work properly

Appliances and facilities just stop working sometimes; it happens no matter that no one wants it. Test all domestic ap-

pliances in advance to prevent complaints from your new tenants. In case the same person has been renting your property for a certain period of time, make sure you respond immediately to their signal. A clogged sink or an oven which cannot heat may be or not be your tenant’s fault, but you have to handle the matter in both cases. Check the issue as quickly as you can and make an appointment with an expert if you are not capable of dealing with the problem by yourself. Warn the renter when to expect a plumber for example and pay for the service. You can figure out who is financially responsible after the specialist has done their job and things are under control again.

Inoperative keys

If you are not a first-time landlord, you should not at all be surprised by such a complaint from your tenants. Keep an extra set of keys at your disposal for emergency situations. Should you find that the lock is hard to open, it would be wise to change it as soon as possible or you may have to change the whole door if some-

Pest complaints

Regardless of how clean the tenant keeps your property, unfortunately pests can always invade it due to many reasons other than irregular cleaning. If the adjacent apartments, for example, have been infested with mice or bugs, this can turn out to be a great problem. As a decent landlord, you should react immediately to such complaints. The best thing you can do when it comes to pest control is to hire an exterminator to handle the pests in your property. It will be wise of you to schedule a second appointment after 7 – 10 days and thus ensure the safety of both your property and tenants.

body gets locked inside eventually. Buying an installing a new lock promptly will make things much easier for you and your tenants. Do not forget to change the locks every time when a tenant ends your contract is an additional security measure. Doing your best to help your tenants will always be appreciated, so do not hide when they complain about something. After all, renting a property is a kind of a job and you will have to do it well if you want to get your rent on time.

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Eco-Friendly Upgrades ...continued from page 1 Save Energy

Seal and insulate: Sealing gaps and cracks will help keep money in renters’ pockets. Maintenance can start by properly insulating needed areas around windows and doors. Seal cracks and gaps with caulk, spray foam and weather stripping. This simple project can reduce energy bills by up to 30 percent and ensure that air remains inside the units. Upgrade thermostats: Allow residents to moderate electricity and gas usage by upgrading to programmable and / or WiFi-enabled thermostats. The thermostat can adjust to their schedule manually or automatically through a convenient app on their smartphone. Tenants will save an average of 10 to 12 percent on heating and 15 percent on cooling bills, and you may be able to offset part of your investment by taking advantage of rebates. Switch to LEDs: Increase savings easily by converting to LED lighting, which uses approximately 84 percent less energy than incandescent bulbs and lasts 25 times longer. Install LED lighting in interior fixtures, pathways, hallways and parking garages. Also consider decorative LED options for communal areas. LED technology is integrated in a variety of lightbulbs and fixtures, allowing for an easy transition and customization for the property. Invest in HVAC: Switch to high-efficiency, ENERGY STAR®-certified units and reduce air-conditioning energy usage by up to 50 percent. Maintain the longevity by cleaning the evaporator coils and drain channels to prevent potential clogging. These practices will reduce unnecessary wear and tear on the AC unit. Take extra steps to improve the air quality for residents by having maintenance change air filters regularly, at least every 1-3 months.

2016 Legislative Session ...continued from page 3

Conserve Water

Tend to the bathroom: Reduce water usage by updating toilets, showerheads, faucets and additional bathroom accessories with WaterSense-labeled products, which are approximately 20 percent more efficient. Excessive water usage can be a sign of leaky plumbing, so inspect plumbing fixtures for leaks annually to avoid water damage and potentially high outof-pocket costs. Update water heaters: Upgrade water heaters to newer units that are compliant with more energy efficient standards that went into effect in 2015 – some of which can have the output of a 50-gallon unit with the footprint of a 30-gallon unit. This is an excellent option when hot water is needed and space is limited. Insulate the water heater with a blanket for extra savings. Maintain the landscaping: Maintain a green space and reduce water usage with a low-water-use landscaping or xeriscaping plan. Mulch and drought-tolerant plants, such as coneflowers, daylilies or butterfly weeds, can help reduce and / or minimize excessive watering. Adding decorative gravel and well-aerated soil will enhance a walkway or landscape bed, while also conserving water and adding nutrients to the green space. Improve water efficiency even further with smart irrigation technology. Smart controllers can reduce annual bills as much as 15 percent by watering plants only when necessary. By Scott Matthews, Director, Strategic Accounts, The Home Depot

Scott is responsible for managing national accounts and e-commerce while overseeing business-to-business relationships. During his 25 years at The Home Depot, he has served in a variety of roles and capacities, including Regional Pro Sales Manager, District Manager and Store Manager.

The session also included a new bill regarding inclusionary zoning, SB 1533, which originally was also included in HB 4001. Inclusionary zoning is defined as zoning that requires permanently affordable residential units (inclusionary units) be set aside in either a new development or a substantial rehabilitation in exchange for a bonus density. SB 1533 was a part of a ‘package deal’ of housing related bills instigated by House Speaker Kotek. The version that passed included many key incentives which earned the support of many building and development advocates.

SB1533:

• Removes the preemption regarding local control against inclusionary zoning. • Requires 20% of the units to be affordable to gain the benefits of inclusionary zoning.

These were the key landlord tenant bills that passed in the 32 days of the short legislative session. Tenant advocates were very disappointed as their fight for affordable housing and more substantial rent control appeared somewhat stymied in the Senate. Landlords beware; the tenants will be back in 2017 to fight for more help in controlling the fast increasing rents, especially in the major metropolitan areas. The battle for regulated affordable housing is far from over. Unfortunately, in the fight to provide affordable housing for low income Oregonians, laws will be passed that affect all tenants and this could hurt landlords in the future. Residential landlords must stay engaged METRO, and be involved in the upVALLEY, ARIZONA coming local elections for Oregon Senators and Representatives if they want to protect their investments. More information at: 308.WarrenAllenLLP

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Octoberp

AFTER

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Rental Housing Journal Valley · April 2016

Rental Housing Journal Valley

Window Film ...continued from page 2

Of course window film can be used in residential (single family and multifamily) applications as well. Say you wanted to renovate an apartment complex in Phoenix and the windows are 25 years old. Rather than buy new windows, you can use window film and market the advantage of lower electrical bills to potential tenants. Owners of residential buildings in hot climates are responsible for maintaining the air conditioning units, so reducing the solar heat load with window film makes a lot of sense since it relieves stress on air conditioners.

Secondary benefits of window film

Although reducing a building’s solar heat intake is the primary purpose of window film, it has other advantages as well. It relieves the stress and resulting wear and tear on the cooling unit, and reduces the need for individual fans, saving energy and money. Most of these films also almost completely (up to 99 percent) reject UV rays, extending the lifetime of carpeting and furniture in addition to mitigating the harmful effects UV rays on people. As the technology as developed, many film manufacturers have marketed other dual benefits their product. Security and windstorms: The 3M company has developed a film series that will work effectively in wind storms of up to 185 miles per hour and will resist breaking and entering, if installed by an experienced and certified installer. This micro layered technology is typically blast and tear resistant (see their website for examples). Anti Graffiti / Surface Protection Series: 3M also offers products that are graffiti and scratch resistant. They can be either 4 or 6 millimeters thick and offer protection from taggers in high risk areas by using an invisible sacrificial layer to protect glass from acid etchings, scratches and tagging. This layer can also protect win-

• Driveways • Parking Lots

dow surfaces from regular wear and tear. This product solved a recurring tagging problem we had at a commercial building we manage in a high risk area. Vagrants had repeatedly defaced the windows using keys and other materials. We replaced the windows twice before discovering this window film. That was eight years ago. The surface is scratch resistant and has held up well. Though there is evidence of attempts of attacks to the surface since the installation, the perpetrators eventually became frustrated by the lack of results that they stopped attacking the building altogether. If, perchance, they have some success, we can always strip off the film and replace it rather than installing a new window. The film offers the added benefits of heat load protection (these windows are on the south side), and privacy. The window film is dark and reflective which makes it difficult to look into the space, (preventing a thief from “casing the joint” by looking through the windows.)

Saving you money

In select situations, window film can be used to reduce heat load, the stress on HVAC systems, electrical bills, glare and crime. It also distributes light better in some applications. As you troubleshoot operational problems and/or attempt to reduce energy needs, consider the use of window films as an economical alternative to window or cooling unit replacements. Note: There are any more uses of window films. In a future article we will address how window films can be used decoratively or to increase privacy in the interior of buildings with glass walls.

• Patching & Repairs • Seal Coating

Service Area: Salem, Albany, Eugene & Portland

503-391-6274 *Free Prompt Estimates Rental Housing Journal Valley · April 2016

CCB# 155631 7

Rental Housing Journal Valley

IT’S JUST SMART BUSINESS

“

We’ll save over $12,000 in energy bills each year because we upgraded to energy-efcient exhaust fans. Plus, Energy Trust of Oregon gave us $19,000 in cash incentives just for upgrading. Our rst-year of energy savings, combined with Energy Trust cash incentives, paid for our project costs. Jeff Hart, senior maintenance specialist College Housing Northwest, Portland, Oregon

”

Get more from your energy. To learn more visit www.energytrust.org/multifamily or call 1.877.510.2130. Serving customers of Portland General Electric, Paciﬁc Power, NW Natural and Cascade Natural Gas.

SUCCESS STORIES ABOUT MULTIFAMILY PROPERTIES Energy Trust has helped hundreds of multifamily property owners and managers get more from their energy by saving them thousands in operating costs and improving their bottom lines.

Rental Housing Journal Valley · April 2016