Rental Housing Journal Valley August 2016 by Professional Publishing, Inc

Rental Housing Journal Valley

August 2016

2. Ask the Secret Shopper – Technology vs Customer Service

4. Dear Maintenance Men – Countertops, Leaky Roofing and Cleaning Fiberglass Tubs

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

Why Rental Housing Professionals Should Think About HR

Be Aware Of Safety Issues, But Don’t Discriminate

ollowing the recent non-specific terrorist alert to apartment communities on possible terrorism, most landlords are looking at ways to assist the government and make their apartment communities safe and secure for their residents. However, there are other concerns management should also be aware of. On the one hand, landlords should not racially profile certain groups. They should treat all prospective and current residents the same. On the other hand, landlords should be aware of safety issues involving the condition of apartment

ith the minute-to-minute demands of managing and servicing rental properties, who has time for HR? Best hiring and retention practices can take a back seat to maintenance repairs, rent collection, showings and listings, right? It’s true that HR usually can’t compete with maintenance emergencies and other such urgent matters, but it needs to be part of the regular routine. HR done well gives employers the tools to create a great workplace and to ensure compliance with employee-related laws and regulations. It sets and maintains a solid, stable foundation. Ignoring HR—or doing it poorly—is like building on unstable land: the foundation will eventually crack and, in a crisis, the structure will collapse. Bad HR is bad for business.

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

Let’s imagine a common scene: two prospective tenants have taken their lunch hour to visit a couple of nearby apartment complexes. The two places have similar rates and offer comparable perks to renters. Nevertheless, the prospective tenants

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Professional Publishing Inc., PO Box 6244 Beaverton, OR 97007

A. The landlord shall: 1. Comply with the requirements of applicable building codes materially affecting health and safety as prescribed in section 9-1303.

Six Steps for an Effective Preventative Maintenance Plan aintenance costs in rental apartment communities have increased by 1.3 percent over the past three years and are expected to continue growing, according to a recent survey from the National Apartment Association. Repairs are difficult to predict and – without a proper system in place – property managers can easily overlook certain areas until something breaks and needs a replacement. Be proactive and develop an effective preventative maintenance plan to keep units maintained and reduce the risk of potential repairs or even long term damage.

HR Helps You Create a Great Workplace

building and surrounding areas, as well as individuals that frequent the premises. The law does not require landlords to provide security at apartment communities. The Arizona Residential and Tenant Act (ARLTA), however, may confuse some residents. A.R.S. § 33-1324 states in part:

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Rental Housing Journal Valley

SK THE SECRET SHOPPER

Technology vs Customer Service

echnology has revolutionized the way many companies and entire industries do business; including property management. In some rental offices, everything from leasing to rent collections, purchasing and maintenance requests, etc., are being logged, inputted, tracked or entered into a variety of computer programs and databases. All of these processes are designed to improve accuracy, efficiency, customer service and the bottom line. However, depending on how these programs are administrated and maintained will ultimately determine what it’s really costing in customer service and resident relations. Following is a concern from an on site manager to illustrate this point: Q: The property management company I work for is very progressive and seems eager to try every new software program that comes out. Therefore, my maintenance workers, leasing staff and I spend countless hours attending meetings and training sessions in order to understand and implement these programs on site. Due to the amount of input work required for tracking purposes and all of the reports that are generated, not only is my leasing staff often bogged down, but so are some of my maintenance techs. This means that it’s taking longer to get apartments ready for new residents. On the busiest weekends

of the month, prospective renters are being turned away and asked to come back because a leasing consultant working alone cannot handle multiple resident requests, the amount of incoming traffic AND all the computer/paperwork they are responsible for submitting at the end of each week. Many times on the weekends and during the week, we are forced to close our office and pretend like we are not there just so we can have some uninterrupted time to “catch up” on the volume of paperwork we are expected to complete. We are in such a vicious cycle with this situation; I just can’t see a way out. What do you suggest? A: It must be extremely exciting working for a company that is always moving

forward with innovative programs. On the other hand, it must be equally frustrating dealing with programs designed to enhance efficiency and improve customer service when they leave little time for actually serving the needs of the very customers you are tracking and recording! My first suggestion would be to have your leasing staff keep a daily log for one month detailing the amount of time they spend being trained/administrating the leasing aspects of their jobs, versus actual time spent with clients. I would encourage you to have your maintenance staff do the same exercise; track the amount of time they spend receiving training/ inputting information regarding their make readies and work orders, versus the

amount of time they spend doing actual work. (Note: Travel time to and from meetings and training sessions should also be noted since this time away from the job affects employee productivity and impacts customer service too.) At the end of the 30-day period, prepare a report of your findings and present the information to your supervisor. Then, be prepared for a “brainstorming” session to come up with some solutions that will work for your specific circumstances, the size of your staff and your community. For example, perhaps employees could “trade off” in their roles daily, weekly or monthly. Maybe during the busiest times of the

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Rental Housing Journal Valley · August 2016

Rental Housing Journal Valley

DEAR MAINTENANCE MEN: Countertops, Leaky Roofing and Cleaning Fiberglass Tubs By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men:

I have a unit with old laminate counter tops. The counter tops are sound, but are very dull and faded looking. Can the tops be saved? I don’t want to replace them at this time. Do you have any suggestions?

Bill Dear Bill:

It will be impossible to make your counter tops look new again, however with a little bit of elbow grease, we can give them a new lease on life. First

thoroughly clean the counter top with Soft Scrub or similar product, rinse completely. The laminate rehab products are wax-based sealers found in name brands like Gel Gloss or Minwax. They can be in paste, liquid or spray form, however do not use auto wax. You may want to apply these products from time to time as the counter tops lose their luster.

Dear Maintenance Men:

I own 8 units and enjoy doing minor maintenance around my building. One of my current projects is to repair three per-

sistent leaks on my roof. The property has a flat roof. Can you give me some advice on tracking down these leaks?

Don Dear Don:

Flat roof leaks can be extremely tricky to trouble shoot. Water intrusions tend to travel, then drop at the lowest point of your roof and ceilings. A careful inspection would include checking following: 1. Flashing around vent stacks and gravel stop roof edges.

2. Exposed roofing nail heads. 3. Drainage systems on the roof or directly adjacent to the building. 4. Exposed roofing that is devoid of grave or stone cover. 5. Roof seams or laps. 6. Blisters and water pooling areas on the roof. Some solutions and preventative maintenance: a. Caulk all flashings and exposed roof seams with roofing Henry’s 208. It comes in gallon or tube form. b. Caulk any exposed roofing nails. c. Score blisters with a utility knife and inject Henry’s 208 with a caulking gun into the blister opening. Apply pressure until cement oozes out of the cut. Install desired size of cap sheet as a patch. d. Cover any exposed roofing material with gravel or stone. (This keeps the sun from rotting the material.) e. Secure any loose gutters and clean out drainage systems. f. Seal any cracks in the stucco, water can wick into these cracks.

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Rental Housing Journal Valley

Be Aware of Safety Issues ...continued from page 1

These tasks and inspections are more than likely being done already. This plan and checklist is meant to minimize mistakes and lapses in your maintenance calendar. Start your standing checklist with these six maintenance essentials:

1. Air Filters

Coordinate with your maintenance staff to change each unit’s air filter every one to three months to eliminate the chance of any potential risks to your systems and any health issues for your tenants. Leaving dirty air filters unchecked can lead to mildew growth and decreased air flow. Not only does this impact tenants but can increase the energy consumption and potentially cause major damage to the HVAC system. On average, eight percent of a property’s energy consumption is air conditioning.

2. Mechanical Systems: Hvac and Water Heaters

It’s better to spend a little money on a few inspections than a lot for last-minute repairs or replacements. Have your HVAC systems and water heaters inspected at least twice a year, before the summer and winter months, to ensure there isn’t any damage or warning signs. Dirty coils, worn parts and faulty controls on your HVAC system and water heater are a few of the signs that can go unnoticed. Take your proactivity a step further and add one or two more additional visual inspections to prevent a potential breakdown. When planning, keep in mind seasonal transitions and temperature changes.

3. Energy-Efficient Lighting Upgrades

Constantly swapping and changing incandescent light bulbs takes quite an amount of your maintenance staff’s time. Simply upgrading to LED bulbs will decrease operating and energy costs, as these bulbs use 84 percent less energy and can last for more than 20 years. Imagine not worrying about changing bulbs until 2036. Upgrading LED lighting requires a slightly higher upfront investment, but there is a tremendous amount of return on that investment over time.

4. Fire Safety Alarms and Equipment

Fire departments respond to about 108,000 multifamily residential building fires in the United States every year. Take whatever precautions you can to keep your property off that list. Check and change batteries in smoke and carbon monoxide (CO) detectors, and make sure every unit is equipped with a working and functional fire extinguisher. Consider upgrading units with smoke and CO detectors that include lithium-ion batteries. These sealed alarms last 10 years without needing a new battery. After 10 years, you simply toss the entire unit and get a 4

new one. Today there are even Wi-Fi enabled products that alert your resident’s smartphone and / or staff of any potential smoke or CO detected.

5. Water Damage

Minimize or eliminate water damage threats by regularly checking common indoor areas such as sinks, water heaters and washing machines. Consider installing leak detection sensors in high-risk areas that will alert your staff via smartphone of leaks so they can immediately address problems and possibly avoid expensive water damage. Make sure there is proper sealing of gaps and cracks of doors and windows. Risks and existing water damage can be spotted outdoors in the landscaping and irrigation, gutters and roofing. Have all these areas properly inspected and ensure water is draining properly.

6. Resident Security

Renters are 85 percent more likely to experience break-ins than homeowners. Smart home technology can help boost security and can also lead to significant savings for property managers. Securing the property with keyless entry locks also makes it significantly easier and less expensive to re-key, decreasing the workload of maintenance requests. This technology also allows renters to grant access for service calls, admit access remotely while away and manage the system through a convenient app on their smartphone. Lighting is another area to consider when increasing security. As you maintain, repair and swap bulbs on flood lights and other outdoor fixtures, consider upgrading to motion-sensor LEDs. As technology advances, these smarter fixtures are becoming much more affordable, and they’ll create peace of mind for residents while possible deterring potential crime and other security risks. The bedrock for an effective preventative maintenance plan is partnering with the right third-party service providers and procurement sources. Look for suppliers and service providers that offer a combination of services, from MRO product fulfillment to products and installation services for capital projects and installation services for all of the above. Consolidating vendor touch points and points of contact can lead to significant savings. 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.

Rental Housing Journal Valley · August 2016

Rental Housing Journal Valley

IT’S JUST SMART BUSINESS IT’S JUST SMART BUSINESS IT’S JUST SMART BUSINESS IT’S JUST SMART BUSINESS

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costs. Our collaboration with Energy Trust of Oregon helped us upgrade two of our properties to be more energy efficient. This is helping Keith Wooden, Director Housing Works, our low-income residents reduce their monthly utility

Ariel Glen and Healy Heights Apartments costs. Our with Energy Trust of Oregon helped us upgrade two of our properties to be Bend,collaboration Oregon Keith Wooden, Director Housing Works, our low-income residents reduce their monthly utility more energy efficient. This is helping Our collaboration with Energy Trust of Oregon helped us upgrade two of our properties to be Ariel Glen and Healy Heights Apartments costs. more energy efficient. This is helping our low-income residents reduce their monthly utility Bend, Oregon Keith Wooden, Director Housing Works, costs. Ariel Glen and Healy Heights Apartments Keith Wooden, Director Housing Works, Get moreBend, from Oregon your energy. Ariel Glen and Healy Heights Apartments To learn Bend, more visit www.energytrust.org/multifamily Oregon or call 1.877.510.2130. Get more from your energy. Serving of Portland General Electric, To learncustomers more visit www.energytrust.org/multifamily Pacific Power, NW Natural and Cascade Natural Gas. or call 1.877.510.2130. Get more from your energy. Serving of Portland General Electric, To learncustomers more visit www.energytrust.org/multifamily Get more fromNW yourNatural energy.and Cascade Natural Gas. Pacific Power, or call 1.877.510.2130. To learn more visit www.energytrust.org/multifamily Serving customers of Portland General Electric, or call 1.877.510.2130. Pacific Power, NW Natural and Cascade Natural Gas. Serving customers of Portland General Electric, Pacific Power, NW Natural and Cascade Natural Gas.

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Rental Housing Journal Valley · August 2016

Rental Housing Journal Valley

Think About HR ...continued from page 1 rule out the second one almost immediately after entering the property. At the first location, they’re greeted warmly by the apartment management staff. They have to wait a few minutes to be seen, so they have a moment to take in the office atmosphere. The front office is busy, but not chaotic. Maintenance and janitorial employees pop in and out, and their interactions with the office manager are courteous and efficient. Overall, the employees seem happy, and the office has a welcoming vibe. At the second location, the prospective tenants are seen to immediately, but there’s no warmth to the place. The employee at the front desk mutters that today was supposed to be his day off. Two others argue audibly in a back office. The employees clearly don’t want to be there, and the applicants conclude they feel the same. They leave, without having looked at any of the available apartments, and drive back to the first place. When employees like where they work, they tend to be happier. That’s good for customers, clients, and prospects too—it makes the place they come to for business (or residence!) a happier place, a place they like to be. And when employees dislike their workplace, their disapproval shows. Having angry or disengaged employees is the fastest avenue to negative reviews and a negative reputation. Whether a business has a good or bad reputation is no mere matter of chance: it’s largely a consequence of doing HR well or poorly. Doing HR well means valuing and honoring the work and contributions of employees, attending to their working conditions, establishing consistent employment practices and policies, setting

often have many other responsibilities demanding their attention (like setting rentals rates, calculating taxes, and advertising vacancies). Consequently, HR often gets less priority, putting these organizations at risk.

Bottom Line

clear channels for communication, building a workplace culture of collaboration and camaraderie, and providing perks and benefits when possible. Doing HR poorly means choosing to neglect one or more of these areas.

HR Helps You Comply with Laws and Regulations

HR is also about the law, meaning HR can be a headache and a half. But whether or not an employer attends to HR, the laws and regulations are going to be there. And ignoring them has consequences. Every employer needs to know about federal laws like the Fair Labor Standards Act (FLSA) and the Family and Medical Leave Act (FLMA), the Americans with Disabilities Act (ADA) and Title VII of the Civil Rights Act, the Equal Pay Act (EPA) and the Affordance Care Act (ACA). Every law won’t apply to every employer, but violations can be expensive,

so an employer shouldn’t just assume they’re exempt. Even simple oversights can be costly. A company can incur fines simply for not having the proper labor law posters displayed! States too have their own labor-related laws, covering everything from minimum wages, to payroll deductions, to sick leaves, to travel reimbursements, to what questions employers can ask applicants. Twenty-three states even have social media privacy laws! Municipalities are getting more and more into the action as well: some cities have their own minimum wages and sick leaves, among other ordinances. To handle all these laws and regulations, large companies have their own HR departments, but small and midsized companies can often afford to have only one person in charge of these matters. These one-person HR Departments

It’s vital to the health of an organization to put at least one person in charge of HR and give that person adequate time to attend to it – and not only during times of an HR crisis. Whoever oversees HR matters needs time to do research or seek the advice of other HR professionals. With sufficient time and resources, an HR individual or team can help ensure that the organization has a great and compliant workplace. And that’s good for increasing income and reducing expenses, no matter what the business! By The Mammoth HR Pros At Mammoth, our mission is to make HR approachable, simple and intuitive for small and medium-sized organizations nationwide. We serve over 15,000 businesses and offer live, 1-on-1 consultations with our certified HR Pros, a state-ofthe-art online portal, exclusive HR compliance tools, support for all 50 states, live online chat assistance and more. Whether you need an employee handbook, answers to your HR questions, or help understanding the rules and regulations, our oncall HR team is here to help. And they’re awesome – 95% of our clients say they’d recommend us to others. Visit us at mammothhr.com.

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Rental Housing Journal Valley · August 2016

Rental Housing Journal Valley

Be Aware of Safety Issues ...continued from page 1 2. Make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition. 3. Keep all common areas of the premises in a clean and safe condition. This does not mean management must provide security. It simply means that if repairs are necessary and are the responsibility of management, it must make them. Many landlords provide courtesy patrols, but these are not security guards. Random criminal acts occur on virtually every property. It is advisable for communities to encourage their residents to maintain property insurance, such as automobile and renter’s insurance, to adequately protect them is such an act takes place.

Watch For Certain Signs

When dealing with crime, there are certain areas landlords should look into. These include: • Ask renters to watch for any activities they consider suspicious. Tell them to report these to the FBI or local law enforcement agency. • Check to see if new residents turn on the unit’s utilities. Individuals who use their apartments for criminal purposes often do not turn these on.

• Watch for persons who pay their leases in advance and in cash. • Look for generally suspicious or unusual behavior. Examples of this include:

··Excessive traffic. ··Residents and guests entering and leaving the unit at odd hours. ··Residents who have a lot of cash and expensive cars, but do not appear to be employed.

··A barely furnished apartment. This could mean that the resident plans to stay for only a short period of time ··Student residents who do not appear to leave the unit to attend class. • Conduct a thorough and complete screening of applicants and ask for photo identification. Try to get a valid photo identification to match up with a prospective renter. Fake driver’s licenses and passports are easy to forge or buy on the street. • Increase your inspections of both vacant and occupied rental units. Remember, under state law you have the right to enter your rental with a two-day written access notice.

Information Resources From the Multifamily NW website to regular communications and monthly newsletters we keep our members informed on the industry. Our biannual Apartment Report gives you the latest rent and vacancy data to stay competitive.

Professional Rental Forms Multifamily NW offers a full suite of Single-Family and Multifamily rental forms that are reviewed quarterly by a committee of experts and legal counsel. With over 100 different forms, we have you covered!

Professional Development Property Management has many facets. Whether you manage single-family or multifamily we are here to provide great opportunities for Leasing, Marketing, Financial Management, Forms Training and more! Nationally Recognized Designations through NAA are a great way to show your management expertise in the industry.

Legislative Action Government & Public Affairs Committee meets monthly to discuss the current issues facing the industry and provide support on behalf of our members. Legislative Alerts are regularly provided to members so that all are informed and ready for action.

• Watch for unusual packages delivered to the property. You should also set up procedures for accepting and storing packages delivered to residents. Remember to use common sense, but don’t discriminate. The bottom line is to look for suspicious activity with multiple indicators, not just a single incident. Educate residents with Crime-Free programs, Block Watches and, if appropriate, notifications of criminal acts that occur on the property and who to call if they have information that could assist the investigation. Andrew M. Hull, Esq. Hull, Holliday & Holliday, PLC www.doctorevictor.com 602.230.0088

Commitment to Charity Charity Events are a very important part of the Multifamily NW agenda. Annual golf events support housing charities around the state and the Service Committee hosts charity drives and events throughout the year.

Networking Opportunities Multifamily NW offers regular networking events throughout the year. It’s the perfect chance to connect with your peers to learn the tips and tricks that make your job easier.

Annual Events With 8 large annual events and counting, Multifamily NW is second to none for educational and networking resources. We offer great sponsorship opportunities to promote your business and are committed to promoting Members Using Members (MUM).

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Rental Housing Journal Valley · August 2016

Rental Housing Journal Valley

Ask the Secret Shopper ...continued from page 2

month, one leasing consultant would be exclusively responsible for interacting with prospective renters (i.e. Conducting tours, closing the sale, doing the follow up work, etc.), while another employee is made responsible for all data entry, reporting, move-in paperwork, lease renewals, etc. A similar arrangement could be made between maintenance workers so at least one employee would be able to work uninterrupted turning apartments, while another is responsible for handling the ordering, work orders, data entry, etc. Again, the solution(s) to your situation will depend on many factors, but the important thing is to be in communication with your supervisor regarding the challenges you are facing. If quality customer service to future and current residents is being compromised for the sake of standardization, speed and efficiency, then perhaps it’s time to reevaluate some of the systems that are in place. After all, your customers don’t really care how quickly you can enter their traffic source or how

Dear Maintenance Man ...continued from page 3

efficiently you can input their work orders into your computer system. What is important to them is your AVAILABILITY. Of course if you are so busy processing paperwork that you don’t have time to serve your future or existing residents you won’t have this problem for very long. When faced with a leasing office that is often closed or a phone that goes unanswered, your prospective renters and residents will eventually take their business elsewhere. If you are interested in leasing training or have a question or concern you would like to see addressed, please reach out to me via e-mail. Otherwise, please contact Jancyn for your employee evaluation needs: www.jancyn.com ASK THE SECRET SHOPPER Provided by: Joyce (Kirby) Bica Former owner of Shoptalk Service Evaluations Consultant to Jancyn Evaluation Shops E-mail: shptalk2@gmail.com Copyright © Joyce (Kirby) Bica

g. You may want to consider installing roof drains in the areas that rain water pools the most. h. To help keep cracks from coming back, use fiberglass webbing with your patch material.

Dear Maintenance Men:

How do I get a fiberglass tub clean without scratching the surface?

John Dear John:

The nice thing about fiberglass tubs and showers is that no matter how dirty they get, they are fairly easy to clean up. Be careful not to use any abrasives on the fiberglass, such as scouring pads, steel wool or gritty cleaning solutions. “Soft Scrub” may be used sparingly on soap scum buildup. “Lime-Away” may be used for hard water mineral deposits, but read the directions and look for the fiberglass warning or approval statement. If you have very tough stains, moisten a cloth with clean Acetone solvent or nail polish remover. Do not let the Acetone pool as

it may soften the fiberglass material. Acetone and many other cleaners have very strong vapors, so it is important to ventilate the area properly. After all the cleaning is done, the fiberglass surface may be dull. Use a fiberglass conditioner and glossing paste to bring the tub or shower back to its original condition. You can use a product called “Gel Gloss” to bring back the shine. Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01460075 Certified Renovation Company www.BuffaloMaintenance.com www.ContactJLE.com www.Facebook.com/BuffaloMaintenance

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CHECK-IN/CHECK-OUT CONDI

TION REPORT

TENANT(S): __________________ ____________________________________ _________48-H ADDRESS: ___________________________ ___ OUR NOTICE OF ENT RY OR-RTG-24 _________ Oregon ____________UNIT: ______________ CITY: ___________________________ ________ STATE: ________TENA : _____________ ZIP: NT(S) _______________ _________ __________ ADDR Rating

Scale = (E)Excellent (VG) Very Good PET AGREEMENT

WA-RTG-40 Washing

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

BEDROOM 3

Walls

48-HOUR NOTICE OF ENTRY

Pursuant to RCW 59.18.150, this is your 48 hour notice that g the dwelling unit your landlord or their and premises located agents will be _______________ at (Address) Blinds/Drapes _______________ Rods _______________ 1) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ WA-RT Ice Trays G-20 _____ Washin _____ gton _____ Rods _____ Vaccinations: Yes____ No____ License Number: ______________ _____________ on Floor CHECK-IN/C Shelves/Drawer between the hours 2) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Floor HEC of K-O (Date) and UT CON Carpet/Vinyl/W Vaccinations: Yes____ No____ License Number:ood ______________ DITION(Time) Disposal REPORT(Time) . Light Fixtures 3) Type _______________ Breed _______________ ________ Light Fixtures Size ______ Age __ Weight ___ Color ____ Name DishwasherTENANT(S): __________ The entry will occur Vaccinations: Yes____ No____ License Number: ______________ for the following purpos Doors/Woodwo __________ __________ ADDRESS: _____ __________rk_____ Doors/Woodwork _______________e: __________ __________ Counter Tops Additional Security Deposit Required:$ _______________ _______________ _____ Locks __________ _____ ______ CITY: __________ ______________________________ __________ Locks _____ _____ _______________ _____ ___UN _____ _____ IT: __________ _______________ Cabinets _______________ ________ AGREEMENT ____ Ceilings STATE: _____ _______________ Rating Scale = (E)Ex ___ ZIP: _____ Ceilings ____________ __________________ cellent (VG) Very Tenant(s) certify that the above pet(s) are the only pet(s) on the premises. Tenant(s) Sink Good (G)Good Electric Outlets understands that the additional pet(s) are not permitted unless the landlord gives ten (F)Fair (P)Poor Electrical Outlets IN Out ant(s) written permission. Tenant(s) agree to keep the above-listedFloor pets in theLIVING premises In Landlord AREAS Out Garbage subject to the following terms and Cans conditions: KITCHEN In Windows Out Walls Phone BEDRO Windows

DESCRIPTION OF PET(S)Blinds/Drapes

Stove/Racks

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TV Antenna/Cable

1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the Blinds/Drapes Window s tenant’s dwelling Fireplace unit. Blinds/Drapes 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. Cleanliness 3) Tenant(s) are responsible for the conduct of their pet(s) at all times. Rods 4) Tenant(s) are liable for all damages caused by their pet(s). Floor 5) Tenant(s) shall pay the additional security deposit listed above and/or their rental BEDROOM agreement as a condition to keeping the pet(s) listed above. 1 Carpet/Vinyl/Woo BEDROOM 2 d 6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the Walls Light Fixtures Walls other tenants, guests, landlord or any other persons lawfully on the premises. Windows report to landlord any type of damage or injury 7) Tenant(s) shall immediately caused by Windows Doors/Woodwork their pet. Blinds/Drapes 8) This agreement is incorporated into and shall become part of Blinds/Drapes the rental Locks agreement exe -cuted between the parties. Failure by tenant to comply with any part ofCeilings this agreement Rods shall constitute a material breach of the rental agreement. Rods Floor

_____________________________ Light Fixtures Landlord

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MethodStove/R of Servic ackse: Refrigerator

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additional day for

Ice Trays

Toilet

Shelves/Drawer

Locks

Ceilings

Locks

Cleanliness

Electric Outlets

BEDROOM 1

Fan (Exhaust) Dishwas

her

Counter Tops

Electric Outlets Cabinets Sink Light Fixtures Floor Windows Essential Services

Walls

Windows

Blinds/Drapes Plumbing

Heating

Electricity

Hot Water

5. Value -

Large property management

for each • unit, property and company. Per- only forms generation will save time and Logos are provided on the CD in all three forms: all black, reversed to white, or inproperty PMS 280 Blue/PMS 7543 Gray spot money or 4/color applications. over other methods. Mid and small fect for mid and small size managPlease see below for specific use examples. ers and independent rental owners, who size property managers and independent • No other colors are acceptable for use for the logo. neither have the need or budget for larger, rental owners can manage their entire busi• No altering of the logo is allowed. If you have a special circumstance that requires something not ness at aforfraction more expensive provided on software. the CD, please call NTN NA TIO NAL HEADQUAR TERS 1.800.228.0989 assistance. of the cost of other soft• Logos should not be put over a busy background. ware and forms. 4. Management Database - Rentegration. BLACK com is an easy to use, database driven soft- WHITE (with 40% gray circle) from the database. The modules are all integrated and work together. For example, a customer can use the rent-roll function to identify all delinquencies, apply fees, and create eviction forms with a few simple clicks of the mouse. BlueIndustry PMS 280/Gray PMS Partner 7543 Exclusive of:

PMS 280/PMS 7543 over color

Walls Window s Post

and Mail:

Blinds/Drapes

compliance if served

Tub/Shower Disposa Floor

Owners and

OM 3

Walls

BATH ROOM Towel Bars

* Add one Sink & Vanity

Rods

by post and mail.

Floor Light Fixtures Doors/Woodwork Locks Ceilings Electric Outlets Smoke Detectors

sales@rentegration.com Doors/Woodwork

ton

Color forand National Tenant Networkthat Logouse Rentegration.com for companies managers can Standards track income expense

BATH ROOM

Towel Bars

Sink & Vanity

Toilet

Tub/Sho

be reproducedwer without

written permission.

www.Rentegration.com

503-933-6437 Rental Housing Journal Valley · August 2016