April 2012 RHA Newsletter

APRIL 2012

THE RENTAL HOUSING ASSOCIATION of Greater Portland

2012

Page 1

APRIL

Oregon Apartment Association, Inc. WWW.RHAGP.ORG

UPDATE INDEX RHAGP Dinner Meeting

3

Upcoming Events

4

President’s Message

5

Dear Maintenance Men

6

RHAGP Classes

7

TAX APPEALS

Being Interested...Rents Properties 8 How Many Photos?

WARNING

Preferred Service Guide

9 10 12-14

Landlording 101

15

The American Dream Redefined

16

How to Master Eviction Process

17

Create a Reasonable Accommodation Policy 19 2012 Legislative Session

20

Fire Safety

22

April Dinner Meeting Wednesday, April 18th, 2012 at The Monarch Hotel Steve Anderson will be speaking on “ Property Tax Assessment Appeals” See Page 3 for more details

www.RHAGP.org

RHAGP UPDATE

Page 2

Refinance your Rental Have you avoided refinancing to lower rates because your property lost value?

The same HARP program helping folks refinance their primary homes is available for rental property (1-4 family units) and may be available for your loan.

Low rates Caps on fees 30-yr and 15 yr Fixed Rate Mortgages A little research can go a long way to saving money on your mortgage. Grab a copy of your mortgage statement and give a call. We’ll see if your rental qualifies for the HARP* *HARP = Home Affordable Refinance Program

Sandi Swinford

Licensed Mortgage Broker 503-221-0064 office 503-781-0092 cell sandi@associatedmortgage.com 5441 SW Macadam Ave #208 Portland, OR 97239 Licensed in Oregon and Washington, NMLS 89930/86136

APRIL 2012 Wednesday, April 18th 6pm

WHEN

Page 3

RHAGP

DINNER MEETING

The Monarch Hotel 12566 SE 93rd Ave Clackamas 97015

WHERE

5:15 p.m. Membership Orientation Meeting and Doors open

GUEST SPEAKERS Steve Anderson Property Tax Assessment Appeal

++++Door Prizes and Money Pot++++

Steve will discuss the important dates, rules of evidence, who has property rights and the hearing process. If you are thinking of appealing your property tax assessment this is the information you need.

Having been appointed to the Clackamas County Board of Property Tax Appeals for 4 years by the Clackamas County Board of Commissioners Steve has made valuable decisions on over 2,000 properties ranging from a single wide manufactured home up to and including Clackamas Town Center. Having spent that much time in the system he has decided to offer his keen insight for the benefit of taxpayers. His expertise spreads across all property types, residential, commercial, land, multifamily and industrial.

Known for his reliability Steve is called upon to set values for property involved in court decisions and for estates that have received Oregon Dept. of Revenue and Internal Revenue Service approval.

5:30pm- Ask the Expert, Damien Carre and Dylen Saito from Oregon Tree Care Buffet Dinner Menu: $26.00 Per Person London Broil Finished with sauce Bordelaise

Fresh Seasonal Vegetables

ORIENTATION If you are a new member, or just want to learn more about RHAGP, you should attend our orientation at 5:15pm before every dinner meeting. Meet board members who will discuss the numerous benefits attributed to being a part of our landlord advocacy group.

DIRECTIONS The Monarch Hotel 12566 SE 93rd Ave Clackamas 97015 From DOWNTOWN Portland- take I-84 east toward The Dalles. Take exit 6 and merge onto I-205 south bound. Take exit 14 to Sunnyside Rd. Turn right at SE Sunnyside Rd, go 495 ft., turn left at SE 93rd Ave, Monarch Hotel will be on the left.

Rolls with Butter Roasted Garlic Mashed Potatoes Fresh Green Salad

From WILSONVILLE- take I-205 North toward West Linn/Oregon City, take exit Coffee, Tea Decaf or Iced 14 to Sunnyside Rd. Turn left at SE Sunnybrook Blvd, turn right at SE 93rd Ave Tea to Monarch Hotel.

Dessert

Please call 503/254-4723 for reservations. Reservations for dinner must be made by Monday April 16, 2012. If you register for dinner and cannot attend you must cancel by Tuesday April 17th, or you will be charged a $5.00 no show fee. www.RHAGP.org

RHAGP UPDATE

Page 4

UPCOMING EVENTS

Scan QR Code on Smartphone for Online Events Info.

APRIL 2012 Su 1 8 15 22 29

M 2 9 16 23 30

Tu 3 10 17 24

W 4 11 18 25

Th 5 12 19 26

MAY 2012 F 6 13 20 27

Sa 7 14 21 28

Su

M

6 13 20 27

7 14 21 28

Tu 1 8 15 22 29

W 2 9 16 23 30

Th 3 10 17 24 31

F 4 11 18 25

Sa 5 12 19 26

Date

Event

Location

Time

Notes

4/10

RHA Office

11am

Reserve by 4/09/2012, 5 people need to register for there to be a class.

RHA Office RHA Office Monarch Hotel WebEx

5pm 6:30pm See Page 7 for details 6pm 11am Call RHA at 503/254-4723 for more details.

WebEx

7pm

4/26

*Online Tenant Screening Class Board Meeting Inspection Class Dinner Meeting Understanding Your Decision Point Report *Online Tenant Screening Class Craigslist & Facebook Class

Reserve by 4/23/12, 5 people need to register for there to be a class.

WEST SIDE TBA 6:30pm See Page 7 for details

Date

Event

Location

Time

5/5 5/8

Monarch Hotel RHA Office

5/22

Landlording 101 *Online Tenant Screening Class Board Meeting Accounting Class Dinner Meeting *Online Tenant Screening Class Beginning Facebook Class

8:30am See Page 15 for details 11am Reserve by 5/7/12, 5 people need to register for there to be a class.

5pm 6:30pm See May Update for details.

6pm See May Update for details.

7pm Reserve by 5/21/12, 5 people need to register for there to be a class.

6:30pm See May Update for details.

5/28

Office Closed

4/11 4/12 4/18 4/20 4/24

5/9 5/10 5/16 5/22

RHA Office RHA Office The Stockpot WebEx Standard TV & Appliance RHA Office

9-5

Notes

In Observance of Memorial Day

* Registration is required, please call the RHAGP office for details 503-254-4723

Other Events: April 17th, 6:30 p.m. - NWREIA Multi-Family Commercial Real Estate Secrets RHA Office - Call Jerad Goughnour for more info 503-789-3212 April 19th, 6:30pm - City-wide Landlord Forum The Aftermath: Final Accountings, Abandonment & Collections. Call 503-823-4064 for more information.

May 17th, 6:30pm - City-wide Landlord Forum Bed Bugs, Marijuana and Pit Bulls: How to handle Unique Scenarios.

~ Join us on facebook at Rental Housing Association of Greater Portland ~

APRIL 2012

Page 5

PRESIDENT’S MESSAGE

By Phil Owen, RHAGP President

For this month’s article I am going to submit the text of a letter we sent to LeRoy Patton of the Fair Housing Council of Oregon.

February 27, 2012 LeRoy Patton Fair Housing Council of Oregon Dear Mr. Patton, When the Portland audit testing results were made public in the spring of 2011, we were astonished to see in the news that 64% of Portland metro area landlords were discriminating against protected classes.

When in fact several landlords in the audit were not actually tested and BOLI confirmed the test conclusions were inaccurate.

It is apparent that management of the Fair Housing Council went into this audit with an agenda. The audit was done in a way to accomplish predetermined results. Then the test methods were concealed in order to accomplish their agenda. Only after the BOLI investigation and subpoena were the flaws of the audit revealed.

Rental Housing Association of Greater Portland represents over 1,600 landlords in the Portland metro area who have been damaged by the implication that 64% of them were illegally discriminating against protected classes. We have spent considerable resources training local rental property owners, both members and non-members in fair housing law. We do not in any way condone illegal discrimination.

In addition our newsletter, the Update, has a fair housing article every month to raise awareness of Fair Housing issues and concerns. Our newsletter is available to the public on our website so it reaches many more than just our membership.

Once a productive partnership, which helped to further the joint goals of fair housing practices through education and outreach to housing providers; this relationship has now been damaged by your actions. We would like to enter a dialogue with you on how our current position and yours might be brought back into accord.

Our membership does not want to financially support an organization that is damaging the reputation of all landlords in our community.

We believe discrimination by housing providers is infrequent and becoming non-existent, but the goals of the FHCO are not promoted by issuing false, misleading and malicious audits that unfairly and wrongly target housing providers. Maybe we could use this as a teachable moment for the FHCO and the City to encourage them to stop looking at housing providers as the enemy in need of rooting out and exposure, but as cooperative partners. We need your testing methods to be unbiased and your results to be transparent. We would like to work with you until there is no bias on either side of the fair housing issue.

We look forward to the time that FHCO and RHAGP can work together as partners not adversaries.

Sincerely, Phillip E. Owen RHAGP President President-Elect Elizabeth Carpenter After we sent this letter and the Metro Multifamily Housing Council sent one very similar, this headline came out in the Tribune.

“Fair Housing Council of Oregon replaces its executive director, Nonprofit group had been criticized for mistakes in its 2010-11 study of bias among Portland landlords” The Rental housing Association of Greater Portland will continue to speak out when our industry is unfairly slandered.

Next we need to purge the faulty report so it is not used in the future to make housing decisions.

Phil Owen

PAINTING/CLEANING POPPINO ENTERPRISES “Specialists in Apartment Turnover” • Complete Interior Cleaning • Fast Interior/Exterior Painting Svcs • Lead Paint Certified Call Gary Poppino

www.RHAGP.org

503-659-7551 Fax 503-659-6442 CCB # 82177

Page 6

DEAR MAINTENANCE MEN:

RHAGP UPDATE

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: My property has 100-gallon gas fired water heater that serves four units. It is about 8 years old. The tenants are complaining of very little hot water. I have checked the tank and the thermostat is working, the water is hot. Are my residents making up stories?

What am I missing?

Thorne Dear Thorne: The water heater may need a bit of maintenance. The first thing to do is clean out the sediment at the bottom of the tank. This will require a shutdown of the heater for a couple of hours and some hands and knees work.

Most 100-gallon gas water heaters have a clean-out port at the front of the tank. The port is either round or oval. Be sure to get a new clean-out port gasket before starting this job. Once the water is drained and the port opened, remove all the sediment from the tank. You can expect to haul out one to two buckets of calcium buildup. (Sediment removal should be done once a year.) Removing the sediment will greatly improve the heating efficiency the water heater. Because of the age of the tank; while you have the port open, check the inlet dip tube and the anode rod inside the tank.

If the anode rod is corroded, replace it by pulling it out from the top of the tank and inserting a new one.

The anode rod is a sacrificial zinc rod that helps keep the tank from corroding. The second item to check is the cold-water inlet dip tube. Cold water entering the heater is routed to the bottom of the tank by the dip tube. If the tube is corroded, broken or missing, the tank will develop hot and cold areas, leading to complaints about short-term hot water. The dip tube is located inside the cold-water inlet pipe. Replacements for both the anode rod and dip tube can be found at most plumbing supply houses.

Dear Maintenance Men: My plumber just informed me that my 10 unit building has “Type M” copper piping. He says Type M has thinner walls than the more robust “Type L” copper pipe. Could this be the reason I am having more water line pinholes leaks?

Dave Dear Dave: A number of things can cause copper water line pinhole leaks. Having the thinner Type M copper pipes may result in your property having pin hole leaks sooner than with the thicker Type L pipe. However, thin Type M pipe is often only a contributing factor when it comes to pinhole leaks.

Typically, water chemistry, incoming water pressure, recirculation pumps and poor construction methods are part of the contributing factors in pipe leaks.

Check with your city or water distributor in your area to get information on the water chemistry and hardness. Adding a water softener to the incoming water supply will help protect both the pipes and water heater. Reducing the water pressure with a pressure regulator will reduce stress on the pipes. If you have a recirculation pump for the water heater,

it will help to install a timer to control the amount of time the pump is active. Moving water produces a lot of friction in the pipes. Set the timer to operate the pump only during high demand hours. Doing these easy fixes, may add life to your existing pipes. If poor construction methods are involved, re-piping may be your only solution in addition to the above solutions.

Dear Maintenance Men: My wife is busy creating a honey-do/spring cleaning fix-it list for around the house. She got me thinking I should do the same for the exterior of my apartment building. However, I don’t know where to start and I don’t want to ask my wife!! What do you suggest be on my list as well as the priority?

George Dear George: Look at fire, flood and blood issues first. Check the roof and gutters for debris. Spring storms can damage roofing material and loosen gutters. For flat roof system check and clean all roof drains and scuppers.

To keep your residents safe at night, reset the light times or install photocells to control the outside lights. Double check at night to make sure you have adequate coverage. For resident comfort, repair or replace damage or warn window screens and check for any cracked or broken windows. Bugs are often more active in spring and the residents will now be opening windows to let in fresh air. Walk around the building and check all the wood trim and stucco for water damage. Pealing paint and stucco will lead to dry rot in the wood and effloresces or deterioration in the stucco. Check balconies and stairways for damaged surfaces and loose steps or rails. Irrigation system may have been off for the winter season; turn on all sprinklers and check for proper operation.

Replace any damaged heads and look for pipe leaks.

Adjust sprinkler heads for proper coverage and reset the timers for warmer weather. It is important that the sidewalks are not watered as this can increase possible slip and fall accidents. Open and close each garage door, check for proper operation. This is great opportunity to inspect all the garages and carports.

Check for accumulated junk in the garages, which could lead to a fire safety issue. Once all these chores have been completed, you can add the lipstick! Color flowers for the garden, trim paint to brighten the look and a smile for your residents. Now you are ready to start your summer to do list.

Note: If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: Questions@ BuffaloMaintenance.com Bio: Please call Buffalo Maintenance, Inc or JLE Property Management, Inc for Maintenance, consultation or management. For an appointment, call Frankie Alvarez at 714 956-8371 or Jerry L’Ecuyer at 714 778-0480. CA contractor lic: #797645, EPA Certified Renovation Company and DRE lic: 01460075 Please view our websites at www.BuffaloMaintenance. com & www.ContactJLE.com

APRIL 2012

RHAGP CLASSES

Scan QR Code on Smartphone for Online Event Ticket Info.

Inspections ClassTaught by Troy Rappold of Rappold Property Management Thursday April 12, 2012 from 6:30pm-8:00pm at RHAGP Office 10520 NE Weidler Portland 97220 Interior inspections are crucial! It is imperative to visit your property and do a thorough walk-thru with the tenant at least once a year. This class will discuss the best practices to do property inspections from beginning to end. There are also many tips and tricks that have been learned along the way that will be discussed. The goal is to keep your property’s value high and your tenants responsible and happy.

Cost is $35 for members or $45 for non-members. There is a 35 person limit for this room.

Register by Monday April 9th and receive a $5.00 discount on the price of class. This class will be worth 1 Continuing Education Hour.

Decision Point WebEx ClassTaught by Marcia Gohman with National Tenant Network Friday April 20, 2012 at 11am This class if offered to members of the RHA only. If you have a current service agreement and do your tenant screening through the RHA and would like to learn how to read the decision point report with more accuracy, then this is the class for you.

This is a FREE class for RHA members only. This is a WebEx class tthat is taken from the comfort of your own home or office computer.

Call the RHA office at 503/254-4723 for more details and to reserve your spot in the class.

Craigslist & Facebook ClassThursday April 26, 2012 from 6:30pm-8:00pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton 97005 The 6 Facebook Essentials: Guy Edwards, of Brainjar Media, will share the same 6 Facebook essentials he advises for his clients, Pendleton Woolen Mills, Animal Planet and several Gresham small-businesses. This easy-to-understand step-by-step course helps you start from the very beginning of creating a Facebook page, optimizing your page for search engines, and linking your page to resources relevant to your industry needs. A hand out will be provided for you to take home.

Craigslist Property Marketing: Cari Pierce, RHAGP Member Services Representative will walk you through the basics of marketing your rental property on Craigslist.

Cost is $15 for members or $20 for non-members. There is a 35 person limit for this room.

Register by Monday April 23rd and receive a $5.00 discount on the price of class.

www.RHAGP.org

Page 7

RHAGP UPDATE

Page 8

Being Interested, Not Interesting, Rents Properties

By Robert Cain, Copyright 2012 Cain Publications, Inc.

He wasn't the worst salesman I have ever talked to, but he certainly was clueless. A couple of weeks ago, I turned down a special offer from a company that could supposedly triple or quadruple my Linkedin contacts with people who fit the demographic I am looking to do business with. Maybe this is a good company that could help my business, but I would never know it from the sales presentation.

I suppose I should thank this salesman for giving me the topic for this column, though. You see, he missed some obvious techniques to make his offer irresistible. These are techniques that we can use when we are speaking to prospective tenants.

First and most important, people buy for their reasons, not ours. If they bought for ours, think how easy it would be. All we would need do is explain why we believe our rental property is a perfect fit for that person and hand him or her a pen to sign the rental agreement. Wouldn't that be simple? But they buy for their reasons. And what are they? We don't know until we ask.

Where this salesman got stuck in the snow, and spun his wheels, was he kept telling me what his company could do for me, increase the number of contacts I have on Linkedin. He had no clue what my company does.

He talked about me getting more business in Tucson. I do almost no business locally. Certainly, I have consulting and coaching clients, but I get them by referral from other consulting and coaching clients, and I can only do so much of that part of my business. He thought I could do better locally by connecting with some local people, getting "face-to-face" time. Well, maybe, but without knowing my business model, he couldn't guarantee that. Besides, if I want "faceto-face" time, I can join any number of business groups without paying these "Linkedin" guys. My point is, he never once asked how my company makes money, so how could he know if getting more local business was something I wanted or needed?

The lesson here is that we need to ask our prospective tenants about themselves and their needs. Yes, we have a great place to live to offer, but why is it great for them? Is it close to their work, their families, the shopping they prefer, public transportation? Our job is to find out what our prospective tenants want and need then help them get it. We absolutely can't find that out unless they tell us; and they most likely won't tell us unless we ask the right questions.

Second, this salesman was a broken record.

Every time I asked a question, he came back with the same answer. It didn't really matter what the question was; his answer always had to do with getting more connections on Linkedin. I asked how that might get me more business and he said that more connections with demographics I chose would result in more business. How do I know that? Answer. they were going to get me more connections on Linkedin. What kind of evidence could they provide I would get more business? Same answer, they were going to get me more connections on Linkedin. Why would that make me more money? Once again, they were going to get me more connections on Linkedin.

A broken record simply doesn't work to do anything except to drive off our prospective tenants. If a prospective tenant asks a question, we need to find out exactly what motivated that question. People ask questions for a reason.

The trouble is, we have no way of knowing for sure what that reason is unless we find out. We might think we do and occasionally we will guess right. But sometimes we guess completely the opposite.

Continued on Page 9

YOUR WINDOW OF OPPORTUNITY TO SAVE Energy-efficient windows can prevent unwanted drafts and condensation, regulate temperatures, reduce noise and trim energy costs—benefits tenants value. Energy Trust of Oregon offers cash incentives on qualified windows—making the decision to upgrade even easier.

+To learn more, visit www.energytrust.org/multifamily or call 1.866.368.7878.

Serving customers of Portland General Electric, Pacific Power, NW Natural and Cascade Natural Gas.

Continued from Page 8

APRIL 2012

For example, if a prospective tenant asks if the available apartment is near the apartment complex's playground and we answer with excitement, "yes, it's right across the parking lot," we could well have killed the sale. Our prospective tenant might answer, "I hate screaming kids, so I don't want to be anywhere near a playground."

Dead deal.

The best answer to the question would be something to the effect of, "most apartments are relatively close because this is a fairly compact complex. Did you want to be near the playground?"

answer questions. No, you most likely won't sound like a halfwit. In fact, you may still seem to be talking too fast to your listener but not nearly as fast as you would if you turned your impulses loose.

The important lessons here are those we can easily use in dealing with prospective tenants.

Find out what your customer is looking for and help him or her get it. Answer the question your prospect asked, not the one you assume he or she asked. And third, have a conversation, not a fast-talking contest. Be interested in your prospective tenant. Your occupancy rate will reflect those efforts positively.

When the prospective tenant responds with the screaming kids answer, our response is simple.

"This apartment is clear across the parking lot from it and out of sight. You will be able to see that when you look at the apartment."

Third, the more I asked this salesman questions, the faster he talked and the more desperate he sounded. That never leaves a good impression, even with people like me who normally talk fast.

Consciously slow down your speech when you

Page 9

Robert Cain is a nationallyrecognized speaker and writer on property management and real estate issues.

For a free sample copy of the Rental Property Reporter call 800-654-5456 or visit their web site at www.rentalprop.com

www.RHAGP.org

Page 10

RHAGP UPDATE

How Many Photos Do You Need For Your Property Management Marketing?

By Ree Beelby

Recently I was talking to a Property Manager when she mentioned that when they had recently used professional Sales photos for Property Management marketing it been very successful.

More people than normal enquired about those particular rental properties and the Property Managers had usually found excellent tenants.

An added benefit was that this, in turn, had impressed the Owners of those rental properties.

A win-win situation for all involved.

This confirmed my own thoughts about the importance of taking quality photos.

But the question often arises: how many photos do you need to use on the internet for rental properties?

In my experience, I have found that a higher number of quality photos on your website does two things for you: Firstly, more photos help you stand out from your competition because you show more of the property.

Secondly, the marketing will reach more potential tenants looking for rental properties on the internet. Tenants really appreciate being able to see inside and outside a property. And the internet is now the most popular place to find those properties.

So, if you want to be noticed, I suggest you aim to take more than just the standard Property Management fare of one photo of the front of the house and maybe 1-2 internal photos.

With the accessibility of the internet, potential tenants are now expecting to see more than just one or two photos. Tenants do want to see how suitable a property is before they view it. This is because time is in short supply for most people these days and they can see if it seems suitable for their needs before inspection.

And to really grab their attention, the more professional looking photos you can take, the better impact your marketing will have.

As a professional Property Photographer, my personal opinion is that an ideal number of photos would be 8-12. This gives a good overview of the property, both inside and outside.

It's a rule of thumb that can be easily adjusted to

meet requirements for different properties.

However, one Agency I work with uploads up to 20 photos for their Rentals marketing - and they are getting great results. So I encourage you to experiment a little to see what works for your particular Agency.

In reality, this strategy can have great benefits for Property Managers as well as tenants.

Starting with not wasting your precious time as a Property Manager. Tenants can pre-qualify themselves by seeing more details of the property on the internet before going to inspect it.

You don't have to show tenants through who might otherwise arrive at a property and discover it doesn't suit them after all. This wastes everyone's time. And time is money in the Property Management business.

So make your life easier and put 8-12 good photos on your internet Rentals site.

Not sure how to take those photos? For more detail on photography, Property Managers are very welcome to visit my blog for helpful hints and interesting ideas. By the way, while you are there you are welcome to obtain a handy free Report on how to avoid reflections in your photos.

Ree is a Professional Property Photographer with over 4 years experience in this field. She writes a blog for Property Managers at http://www.

DIYRealEstatePhotography.com and another at http://www.HowToTakeRealEstatePhotos.com for those wanting to start a business in Real Estate Photography.

Article Source: http://EzineArticles. com/?expert=Ree_Beelby

APRIL 2012

The RHAGP Mission The Rental Housing Association of Greater Portland is a group of rental housing owners and managers in the Portland metropolitan area who have joined together for the purposes of: • Providing information to improve the knowledge of rental owners and managers.

• Enhancing the reputation of “landlords” by promoting professional practices.

• Assisting local public officials on various community endeavors relating to public or private housing.

The Update is a monthly publication for members of The Rental Housing Association of Greater Portland.

10520 NE Weidler St, Portland, OR 97220 Phone 503-254-4723, Fax 503-254-4821 www.rhagp.org Hours: Monday through Friday 9 a.m. to 5 p.m.

Editorial Staff Alita Dougherty Cari Pierce - Graphic Designer

Page 11

WARNING! Sallie Boyce, one of our members sent the RHAGP office an official looking form she received titled “Corporate Annual Report.” Below is an article reprinted with permission from the Oregon Business News- http://oregonbusinessreport.com- with information on this company.

Sallie quoted the Secretary of State’s Office saying “he couldn’t call it an outright ‘scam,’ it’s as close as you can get to it.” To be authentic the letter would have had the Secretary of State Seal on it...that’s a very important thing to remember. Also knowing your LLC anniversary date is key. There is a paragraph near the bottom in all caps that states “ this service has not been approved or endorsed by any government agency and this offer is not being made by any agency of the government.

You can save yourself $138.00 by renewing with the Oregon State Corporation Division.

Beware of Oregon Business Filing Notice

By Oregon Better Business Bureau Recent reports to Better Business Bureau indicate that Corporate Regulatory Committee, based in Salem, OR, is sending official-looking “Corporate Annual Report” notices to businesses requesting $238 to renew filings with Oregon Secretary of State.

Business owners are not required to reply or submit money to Corporate Regulatory Committee. According to Oregon Secretary of State Corporation Division, business owners can search their business registrations for free and renew directly online for $100.

Corporate Regulatory Committee may be sending our solicitations to file on behalf of companies and collect service fees of $138.

Business owners who have mistakenly paid can contact the company to request refunds.

If issues are not addressed, file complaints with Oregon Department of Justice and BBB serving Alaska, Oregon and Western Washington.

Publisher: The Rental Housing Association of Greater Portland

The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee.

All advertising inquiries should be directed to Alita Dougherty or Cari Pierce at 503-254-4723.

Please notify the RHA office of any address changes.

Jeffrey S. Bennett Attorney at Law Serving Oregon & Washington Landlords For Over 15 Years Just three minutes from the RHAGP main office!

850 NE 122nd Ave., Portland, OR 97230 503-255-8795 • Bennett@warrenallen.com www.RHAGP.org

RHAGP UPDATE

Page 12

Preferred Service Guide Dual and Affiliate members support the interest of rental housing through their membership in RHA. ACCOUNTING / BOOKKEEPING Balancing Point, Inc. Sandy Buhite-Landis P.503-659-8803, C.503-504-9466 12500 SE Oatfield Rd, Milwaukie, 97222 melandsandyl@hotmail.com

Northwood Business Svcs Jon Moon, P.503-297-2610 Accounting/Tax Services northwoodtax@comcast.net

Portland Tax Company P.503-258-0700, F.503-256-1527 Full Service Tax and Accounting portlandrose@comcast.net

ADVERTISING / MARKETING The Landlord Times P.503-221-1260 News for Property Managers and Owners www.thelandlordtimes.com

The Oregonian Publishing David Sandvig, P.503-221-8417 1320 SW Broadway, Portland 97201 dsandvig@oregonian.com

APPLIANCE-RENT,SERVICE,LEASE Azuma Leasing BJ Rosow, P.800-707-1188 P.512-236-9000, F.512-239-9009 2905 San Gabriel St #218 Austin, TX 78705

Mac-Gray Corporation Formerly Web Laundry Company Karen Anthony P-503-330-9628

Mr. Appliance of PDX, CCB#190613 P.503-658-5204 25% Labor for RHAGP Members Any Problem, Any Brand, Any Time

APPLIANCE-SALES ONLY G&C Distributing Company Tony Kavanagh, P.503-288-0221 5010 NE Oregon St, Portland 97213

Standard TV & Appliance Joe Mosee & Cathy Mosee P.503-619-0500, C.503-888-6927 3600 SW Hall Blvd, Beaverton 97005

APPLICANT SCREENING National Tenant Network Marcia Gohman P.503-635-1118, F.503-635-9392 PO Box 21027, Keizer 97303 www.ntnonline.com

Prospective Renters Verification Service Charlie Kamerman P.503-655-0888, F.503-655-0900

RHAGP P.503-254-4723, F.503-254-4821 Fast, affordable tenant screening www.rhagp.org

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland TrueSource Screening, LLC David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.com

Tenant Check LLC Brent Vaughters P.360-574-3924, F.360-397-0196 www.aptcheck.com

ASPHALT PAVING Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net

ASSOCIATIONS Metro Area Smoke Free Housing Project P.503-718-6145 www.smokefreeoregon.com

ATTORNEYS Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego 97035

Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1211 SW Fifth #2330, Portland 97204

Jeffrey S. Bennett Jeff Bennett, P.503-255-8795 850 NE 122nd Ave, Portland 97230 Protecting landlords’ rights in Oregon for over a decade.

Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210 Business formation ~ LLCs

Scott A.McKeown, P.C. Scott McKeown, P.503-224-1937 8700 SW 26th Ave, STE. S, Portland 97219 scottmckeown@comcast.net

CARPENTRY & REPAIRS Eaton General Construction, CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com

G&G Construction Inc., CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net

CARPET CLEANING Apple Cleaning Co. Order & Quotes for Carpet Steam Cleaning Apartment, House & Office Cleaning Call 503-380-5298/rolandhreed@msn.com

Dura Clean Carpet Cleaning Upholstery, Pet odor removal, Flood Service P.503-914-8785 F.503-372-9163 www.duracleanllc.com dura-clean@comcast.net

O’Meara Carpet Cleaning 503-538-1983, 503-620-5005 Cleaning, Pet Odor Removal, Flood Damage www.omearacarpetcleaning.com

CARPET SALES Contract Furnishings Mart Ross Williams P.503-230-1250, 800-275-6722 915 SE Sandy Blvd, Porltand 97214 Patrick VonPegert P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224

While the Rental Housing Association accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised.

Such guarantees, written or implied, are solely the responsibility of the advertiser.

Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Pat Hockman P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682

The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com

CLEANING / CLEAN UP All Surface Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Exterior surface clean & restore www.allsurfacecleaning.com

Janus Janitorial P.503-775-4218 Cleaning services For the rental community

Poppino Enterprises, CCB# 82177 Gary Poppino, P.503-659-7551 Turnover cleaning

COLLECTION AGENCIES Anderson & Associates Credit Svcs, LLC P.503-293-5400, F.503-813-2159 PO Box 230286, Portland 97281 andersoncollectionagency@gmail.com

COMMUNICATIONS Comcast Business Services Dave Dronkowski, P.503-957-4186 Telephone, Internet and Cable TV services david_dronkowski@cablecomcast.com

CONCRETE Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net

DOORS Daystar Windows & Doors, Inc. Mike Litteral, Lori Litteral P.503-621-0121, 360-566-0121 1206 NE 146th St #D, Vancouver, WA 98685

Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898, F.503-620-8608 5215 SW Childs Rd, Lake Oswego 97035

ELECTRIC DeKorte Electric, Inc. CCB#159954 P.503-288-2211 5331 SW Macadam #258-113, Portland 97239

Portland General Electric Anne Snyder-Grassmann, P.503-464-7534

Rental Housing Maint. Svcs. CCB#163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com

ENERGY CONSERVATION EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com

ESTATE PLANNING Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210

EVICTIONS Action Services Wally Lemke, P.503-244-1226 PO Box 69621, Portland 97239 Your eviction & process service specialists

Barrister Support Service P.503-246-8934 Evictions, 1st appearances, process serving www.barristersupport.com

Landlord Solutions P.503-242-2312, F.503-242-1881 PO Box 7087, Portland 97007 Online evictions & first appearances www.landlord-solutions.com

Portland Pioneer Properties P.503-238-2560, F.503-232-0187 Full Prop. Management Service LIN# 200201113, CCB# 144531

1031 EXCHANGES/REITS TENANCY IN COMMON Peregrine Private Capital Corp.

P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97035 rs@peregrineprivatecapital.com

FINANCIAL SERVICES American Commercial Mortgage Network Al Williams, P.206-264-1325 1366 91st Ave NE, Clyde Hill, WA 98004

Associated Mortgage Group, Inc. Sandi Swinford 503-781-0092 sandi@associated mortgage.com Licensed Mortgage Broker, NMLS 89930

Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com

RH Financial Services Inc. Robert Hogg, P.503-781-4181 1944 NE 45th Ave, Portland 97213 roberth@rhfinancial.net

Wells Fargo Home Mortgage Ron Eiseman, P.503-946-1112 5100 SW Macadam Ave, STE 550, Portland 97239 ronald.c.eiseman@wellsfargo.com

FIRE / WATER DAMAGE RESTORATION Cooper Construction, CCB#08587 P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland 97214 www.fire-water-restoration.com

Horizon Restoration, CCB#160672 John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224

J.R. Johnson Inc., CCB#102676 P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

Vanguard Restoration, CCB#189506 P.866-993-3817 - 24/7 - Free Estimates You insure the property, we insure peace of mind

www.vanguardrestoration.com

FIRE SAFETY Tualatin Valley Fire & Rescue Eric T McMullen, P.503-612-7000 7401 SW Washo Ct, STE 101, Tualatin 97062 eric.mcmullen@tvfr.com

FLOOR COVERING Contract Furnishings Mart Ross Williams P.503-230-1250, 800-275-6722 915 SE Sandy Blvd, Portland 97214

APRIL 2012

Page 13

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland Patrick VonPegert P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Pat Hockman P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682 Refinishing & Laminate flooring

HEATING OIL Deluxe Heating & Cooling

Eaton General Construction, CCB# 154142

HOUSING AUTHORITIES Housing Authority of Portland

P.503-539-0811 All Types of Floor Covering www.eatongeneral.com

J & B Hardwood Floors, Inc. Jim Cripps, P.503-519-4929 18912 SE Hwy 212, clackamas 97015

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Vinyl, VCT, ceramic, hardwood installs

The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com

FORMS RHAGP P.503-254-4723, F.503-254-4821 Court-tested, up-to-date rental forms www.rhagp.org

FURNITURE Express Contract Services Sean Filzen, P971-678-6691 www.EFRCONTRACT.com Because furnished units rent higher

HANDYMAN Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd STE300, Ptld 97219 maint@bluestonehockley.com

Eaton General Construction, CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com

G&G Construction Inc., CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com

Wieder Works, CCB#164323 Darren J Wiederhold, C.503-260-2133 Maintenance, Repair, Replacement www.wiederworks.com

HAULING Junk Away Hauling CCB# 177966 P.503-517-9027 Licensed, bonded, insured, trash outs jcdoud@msn.com

HEATING & COOLING Midway Heating Co. CCB#24044 P.503-252-4003 12625 SE Sherman St, Portland 97233

Pyramid Heating & Cooling CCB# 59382 P.503-786-9522 Serving the Portland Metro area. info@pyramidheating.com

Poppino Enterprises, CCB# 82177 Gary Poppino, P.503-659-7551 Turnover interior / exterior Lead Paint Certified

Brian Ray, P.503-287-6688 www.deluxefuel.com

Rental Housing Maint. Svcs. CCB# 163427

HEATING OIL TANK EcoTech LLC

Gary Indra, P.503-678-2136 Professional interior & exterior painting garyindra@rentalrepairs.com

P: 503-493-1040 info@ecotechllc.com www.ecotechllc.com

Richard Hallman Painting CCB# 142467 RichardHallman, P.503-819-1210 Quality interior painting

Rodda Paint Tim Epperly, P.503-572-8191 tepperly@roddapaint.com

Jill Riddle, P.503-802-8565 135 SW Ash St, Portland 97204

PEST CONTROL Alpha Ecological Pest Control

INSURANCE Larry Thompson Agency P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, STE 220 Lake Oswego 97035

Robinson Financial Group Rita J. Robinson , P.503-557-4997 Group & Indiv. Health Insurance

State Farm Insurance

Marisa Swenson PDX 503-252-5046 Van.360-750-0702 1200 NE 112 Ave, Vancouver WA 98684

Frost Integrated Pest Mgmt P.503-863-0973 Residential • Commercial • Multi-Family www.frostpestfreezone.com

NW Pest Control

Paul Toole, P.503-655-2206 6105 W “A” St #B, West Linn 97068

Stegmann Agency - Farmers Insurance P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland 97233 lstegmann@farmersagent.com

Wolter Van Doorninck, CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd, Beaverton 97008

INVESTMENT SERVICES Peregrine Private Capital Corp.

P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97070 rs@peregrineprivatecapital.com

LANDSCAPING J. Salinas Landscaping

Bruce Beswick, P.503-253-5325 9108 NE Sandy Blvd, Portland 97220 www.goodbyebugs.com nwpestcontrol@aol.com

Orkin Pest Control Dan Wolcott Account Manager & Inspector P-503-384-8384 dwolcott@orkin.com

PLUMBING / DRAIN CLEANING Grumpy’s Drains Portland’s #1 Drain Cleaning Service www.grumpysdrains.com 503422-9476

MJ’s Plumbing, CCB# 36338 Michael LeFever, P.503-261-9155 1045 NE 79, Portland 97213

ProDrain & Rooter Service, Inc. West 503-533-0430, East 503-239-3750 Drain cleaining/plumbing www.prodrainpdx.com

J. Salinas, P.503-816-1190

Oregon Tree Care

Rental Housing Maint. Svcs. CCB# 163427

P.503-929-9437 www.oregontreecare.com info@oregontreecare.com

Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com

MASON CONTRACTORS D&R Masonry Restoration, Inc., CCB#99196 PROPERTY MANAGERS Action Management Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com

Wendi Samperi, P.503-710-0732

Alpine Property Management Tiffany Arrington, P.503-641-4620 4750 SW Washington Ave, Beaverton 97005 www.alpinepdx.com

MOLD J.R. Johnson Inc. , CCB#102676 P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

Real Estate Roofing Service, CCB# 149575 Yost Espelien, P.503-232-6653 Free Inspections, Testing & Remediation www.realestatemoldsolutions.com

MOVERS-HOUSE Emmert Development Company Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas 97015

PAINT / PAINTERS G&G Construction Inc, CCB# 162743

Associated Property Management Jane Raffety, P.503-648-2150 408 SE Baseline, Hillsboro 97123

Bluestone & Hockley Real Estate Services Clif Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

Bridge City Properties Tony Forhan, P.503-866-8894 Serving Multn., Clackamas, Wash. counties www.bridgecitypm.com

Eagle Property Management Bill Lamberth, P.503-697-9500 williamlamberth@yahoo.com www.eaglepropertymanagementpdx.com

P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net

www.RHAGP.org

Fox Management, Inc. Tressa L. Rossi, P.503-280-0241 C.503-750-8124, F.503-280-0242 1734 NE Broadway, Portland 97232 tressa@foxmanagementinc.com

The Garcia Group Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com

Gateway Property Management P-503-303-8545 www.gatewaypdx.com Property Management Done Right!

Lakeside Property Management Co. Michelle Wrege, P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com

Micro Property Management “We focus on the small details” P- 503-473-3742 jeannie@microproperty.mgmt.com

Portland Pioneer Properties P.503-238-2560, F.503-232-0187 Full prop. managment service LIN#200201113, CCB# 144531

Prim & Prosperous Property Management 3PM, 503-635-8926 Patricia Turner turnerfp@yahoo.com

Rappold Property Management Troy K. Rappold, P.503-232-5990 1125 SE Madison St STE 201, Portland 97214 troy@rappoldpropertymanagement.com

University Real Estate Services, Inc. Tom Coulter, P.503-492-8668 929 NE 181st STE C, Portland 97230

Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St, Portland 97203

RADON EcoTech LLC P: 503-493-1040 info@ecotechllc.com www.ecotechllc.com

REAL ESTATE SALES Bluestone & Hockley Real Estate Services Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

Chris Anderson John L. Scott Real Estate 503-783-2442 chrisanderson@johnlscott.com

Denise L Goding Keller Williams Realty P.503-336-6378, C.503-799-2970 www.denisegoding.com

Elizabeth Carpenter LizC Real Estate Investments, LLC P.503-314-6498, F.503-698-6566 liz @ lizcrei.com, www.lizcrei.com

HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com

Ilse Norman Multifamily Investment Specialist Winkler DuPont Real Estate Services p-503-405-7820 ext123, www.winklerdupont.com

J.L. Lutz & Company Jim Lutz P.503-297-7101, F.503-291-7851 5440 SW Westgate Dr #115, Portland 97221 info@jllutz.com

RHAGP UPDATE

Page 14

RHAGP LIST OF COMMITTEES

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland

Building Chair: Phil Owen, Phone: 503-244-7986 Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474

TELEPHONE Comcast

The Garcia Group Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com

RESTORATION / RECONSTRUCTION Eaton General Construction, CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com

UTILITY BILLING Minol USA 15280 Addison Rd. Suite 100 Addison, TX. 972-386-6611 minolusa.com

Horizon Restoration, CCB#160672

WATERPROOFING / CONCRETE REPAIR D&R Waterproofing, Inc. CCB# 99196

John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224

Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com

J.R. Johnson Inc., CCB#102676 P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

WINDOWS / STORM WINDOWS Daystar Windows & Doors, Inc.

Rental Housing Maint. Svcs. CCB# 163427

Mike Litteral, Lori Litteral P.503-621-0121, P.360-566-0121 1206 NE 146 St #D, Vancouver WA 98685

Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com

Goose Hollow Window Co., Inc.

ROOFING AAA Roof Service, CCB# 78618

Mary D. Mann P.503-620-0898, F.503-620-8608 5215 SW Childs Rd, Lake Oswego 97035

Jack Robinson, P.503-642-5353 Shingle & Flat Roof Systems www.aaaroofservice.com

J.R. Johnson Inc.., CCB#102676 P.503-240-3388 General Contracting Services www.jrjohnsoninc.com

All Surface Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com

Prestige Products NW, LLC, CCB#135948

Real Estate Roofing Service, CCB# 149575 Lynne Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs www.realestateroofing.com

Telephone, internet, Cable and TV Services Dave Dronkowski P.503-957-4186

P.503-997-6344 17125 SW Ivy Glenn St, Aloha 97007 dave@bagwellnet.com

House Chair: Robin Lashbaugh, Phone: 503-805-5993 Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-314-6498 Office Chair: Robin Lashbaugh, Phone: 503-805-5993

RHAGP LOBBYIST Cindy Robert, Phone: 503-260-3431

RHAGP OFFICE STAFF Alita Dougherty, Office Manager - alita@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org

RHAGP OFFICE Monday - Friday * 9:00am - 5:00pm Phone: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220 www.rhagp.org

SEISMIC RETROFITS EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com

SIDING J.R. Johnson Inc., CCB#102676

P.503-997-6344 17125 SW Ivy Glenn St, Aloha 97007 dave@bagwellnet.com

Forms Chair: Mark Passannante, Phone: 503-294-0910

Lori Franke, Member Svcs Assistant - lori@rhagp.org

Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net

Prestige Products NW LLC, CCB#135948

Education Chair:Ron Garcia, Phone: 503-595-4747

Cari Pierce, Member Svcs - cari@rhagp.org

SEAL COATING Hal’s Construction, Inc. CCB# 34434

P.503-240-3388 General Contracting Services www.jrjohnsoninc.com

Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522

Scan QR Code on Smartphone for Online Vendor Info.

“Landlords doing good things in their communities”

APRIL 2012

Page 15

LANDLORDING 101 Effective Property Management Through Forms Mark Passannante, Instructor Help minimize the frustration and improve profitability of property management with this seminar. From application through termination, all the essentials of property management are covered through a framework of court-tested forms geared for Oregon law.

This class is an excellent training foundation for beginners and serves as an exceptional review of current laws and management for experienced landlords. From advertising your vacant unit through problems during occupancy to ending the tenancy this class will help with step-by-step information.

Taught by the venerable Mark Passannante, President of RHAGP, Property Owner, Attorney. You’ll learn valuable and successful management methods. ~ Six Continuing Education credits are available with this seminar ~ ALL DAY class on Saturday, May 5, 2012 TIME: 8:30am – 4pm (Includes lunch) COST: $120 Members OR $170 Non-member Register by May 2, 2012 and receive an early registration discount of $20 Place: Monarch Hotel-Clackamas 12566 SE 93rd Ave, Clackamas OR 97015 NOTE: Non-member payment must accompany registration form.

Confirmation will be mailed prior to the seminar.

NAME(S) PHONE

EMAIL

ADDRESS Form of payment:

CITY Account (members only)

STATE

ZIP

Check OR Call RHAGP to register and pay by credit card.

TOTAL: $ 10520 NE Weidler, Portland, OR 97220 P: 503-254-4723 F: 503-254-4821

Pre-registration is required. If you register and are unable to attend, you must cancel within 24 hours or you will be charged a no-show fee. www.RHAGP.org

Page 16

RHAGP UPDATE

The American Dream Redefined

By Drew DeMasters

New government data in January 2012 showed that America is more and more becoming a nation of renters.

The Commerce Department reported that just 66% of U.S.homes were occupied by their owners in the fourth quarter of 2011. That’s the lowest level of home ownership since 1998.

So, is the American Dream of owning a home fading away? Maybe. But it’s definitely being redefined. People are taking an extra hard look at the pros and cons of home ownership. And for many, renting a place that really fits their needs is the dream.

This is an opportunity for landlords! It means three things: 1) Attract the right tenants. The most successful landlords and property managers know that most tenant problems can be avoided with proper screening upfront, particularly with background and credit checks.

2) Customer satisfaction is more important than ever. Meeting the needs of your tenants pays off as they stay with you month-after-month, year-after-year. Think like a tenant instead of a landlord, and you will start to see opportunities to generate more money from your renters. Not just by raising the rent, but by being opportunistic about how you can better meet tenant needs.

3) Set a new goal - your rental units can be the last and only place your tenants need. Strive to make your properties a place where they can truly settle in and call home.

And a 2010 survey by Trulia.com found that of those renters who do hope to become homeowners, two thirds say they will wait two years or more. So, start engaging with your tenants today to build a more successful landlordtenant relationship. It’s a win-win for both of you!

But what does it mean to “engage your tenants?”

Well, start by communicating. Call your tenants or drop by to see if they have any new needs.

You just might learn they are expecting a new baby, have bought a new car or recently started a new job.

Be opportunistic and think of how you can make money by responding to new and evolving needs.

Some examples -

•

New baby? Recommend a local babysitter or daycare provider. And give them the opportunity to upgrade to a new unit or home with more space, nicer amenities, a yard for kids to play in, etc.

•

Just bought a new car? Give them a coupon for a free car wash. And a great monthly rate to lease a carport or garage that will protect their new treasure.

•

Started a new job? Give them a popular audio book on CD or tape. And do you own another property closer to their new work? If so, help them cut their commute down with an offer for a free moving truck for the day and a discount on the first month’s rent at the new place.

These are ways the best landlords keep good tenants. And keep them happy. It’s so rare in the rental industry to find a landlord who thinks from this perspective. But you can be the first and gain a huge advantage in your market as many of your tenants live out their own American Dream in one of your properties!

Drew DeMasters is a landlord, author and award-winning marketing strategist with nearly two decades in the rental business. Download your FREE report ’30 Ways to Fill Vacancies FAST’ at www. landlordmarketingsecrets.com His book is also available on the Kindle, iPad and Nook.

Winner of a 2009 Echo Award from the Direct Marketing Association, DeMasters holds an MBA in Marketing from the University of Missouri – Kansas City. He can be reached at ddemasters@landlordmarketingsecrets.com

APRIL 2012

How to Master the Eviction Process Some landlords approach a problem tenant with a sense of apprehension.

It’s true that if the tenant must be evicted, the process can be stressful, and expensive.

Unfortunately, any landlord who is in the rental business for the long term may need to file an eviction at some point. The best approach is to accept the reality of the situation, shake off any fear, and approach the problem from a position of power.

Here are some tools that can help you master the art of eviction: Come Up to Speed Before you say or do anything, know what your lease says about delinquencies or the tenant’s behavior first. You need to evaluate what sort of leverage you have over the tenant.

What is required of you under the lease? Do you have to send written notice or a warning?

What policies have you followed with other tenants in the past? Avoid jumping the gun with a confrontation until you are certain you can deliver on the threat or you give the tenant the power.

Hit the Ground Running When a tenant doesn’t pay rent — the most common reason for eviction, they may be testing the waters, waiting to see your reaction. If they don’t get immediate push-back, then their test was successful. This will only encourage more bad behavior — like living rent free for weeks while you mull over whether to evict them.

If the tenant is acting out, and you have the right to evict, get right to it by telling them where they stand. Everyone wants to believe that the problem will just go away, but it won’t.

Never delve into the personal reasons the tenant is defaulting. Avoid short-term fixes. Don’t issue multiple warnings. Chances are they’re just getting you off their back long enough to find a new place — and then disappear.

Box Them In The old adage “shoot first, ask questions later” can apply to eviction cases. If you have a delinquent tenant, time is of the essence. When a tenant becomes unresponsive, and you have the legal right to evict, immediately file the proceeding and get the time lines rolling. You can always settle later — even dismiss your claim

if you work it out. Think of the filing fee as your insurance policy against a prolonged vacancy.

By filing, you have provided a firm deadline that offers the tenant incentive to negotiate with you.

Now, you have the power.

No Room for Errors Eviction paperwork is notoriously problematic for the do-it-yourself landlord. Common mistakes include miscalculating the days required for the notice, not including the tenant’s full legal name, and not naming all of the occupants in the property. It is even possible to make mistakes when naming the actual owner of the property.

Any incorrect or incomplete information likely will lead to a dismissal. Not only does the landlord need to re-file, they will lose their position of strength.

Presenting the eviction to the court requires calm, and a whole lot of documentation. Come prepared and organized, and you can defeat any bogus defense the tenant may raise to delay the eviction.

If you’re not clear on the rules, hire an attorney to process the eviction. Seems too expensive?

In making that determination, factor in what it will cost you if you have to file multiple evictions against this same tenant, suffer a long-term vacancy if you don’t succeed in getting a problem tenant out of your property the first time around, or allow this disrespectful tenant time to damage the property.

Don’t Stop There While getting the tenant out and the property rerented is a top priority, don’t let the former tenant off the hook if they owe you money. There are a number of options available for collecting any unpaid rent or damages the tenant caused. You may not be certain of the tenant’s circumstances; there is always the possibility that you can collect what is owed.

By pursuing the tenant, you can create a record on their credit report. If you don’t do it for yourself, do it for the rest of the landlords out there who may have to deal with this same problem tenant.

Reprinted with permission of the Apartment Owners Association of California, Inc. http://www.aoausa.com

www.RHAGP.org

Page 17

Page 18

RHAGP UPDATE

How to Create a Reasonable Accommodations Policy for Your Property By the Fair Housing Institute, Inc.

As recommended in the past, all housing providers should have a written fair housing policy that describes the equal housing opportunity goals of management. In addition, because the number of fair housing complaints alleging failure to reasonably accommodate the needs of residents with disabilities continues to rise, we also recommend that all housing providers develop a reasonable accommodations policy.

The purpose of a reasonable accommodations policy is to ensure that the provider succinctly states its policy and develops a procedure to address requests for reasonable accommodations by persons with disabilities.

Several years ago, HUD published a notice required owners of all HUD subsidized housing to have a reasonable accommodations policy. The usefulness of this policy, however, is not limited solely to subsidized housing providers.

A reasonable accommodations policy has two components. The first is the public statement of the company’s priorities and intentions when working with applicants and residents with disabilities. This statement is similar to the fair housing policy statement, although it specifically addresses the needs of people with disabilities.

For example: XYZ Company does not discriminate against persons with disabilities in its services and structures. XYZ Company provides equal opportunity to all persons with disabilities and provides accommodations to meet the needs of persons with disabilities upon request if the accommodation is both reasonable and financially feasible. All requests for reasonable accommodations should be submitted in writing to the property manager. Upon request, the applicant/ resident will also need to provide the name, address and telephone number of a third party professional who will verify that the applicant/resident is disabled and needs the accommodation requested because of the disability. Management will respond to the request as quickly as possible.

The second component of a reasonable accommodations policy is a written list of steps describing each step to be taken by the

applicant/resident and the staff when a request is made for a reasonable accommodation. Careful development and consistent use of this list will insure that each request is handled properly with adequate documentation.

The steps to address a request for a reasonable accommodation should be included in the employee handbook and the community rules.

Some of the issues that you may want to consider while developing your list of steps include: 1. Obtain the request in writing to insure that all parties agree on the accommodation that has been requested and that documentation of the request exists for future reference. If the request is not made in writing, the specifics of the request can become an issue later. It may be useful to develop a reasonable accommodations form that applicants or residents can merely fill out, sign and submit.

2. Require verification for all requests if the need is not visually obvious. For example, when a resident who uses a wheelchair requests an assigned parking space close to the resident’s front door, the resident’s disability and need for the accommodation is probably obvious.

In this situation, you should not want to obtain a verification from the third party. If a similar request is made from a person who does not have an obvious mobility impairment, you may need to require that the resident’s need for the accommodation be verified by the third party professional. Your policy should state that all requests where the need is not visually obvious will be verified. FHI has a model verification form to be sent to a third party verifier. (Verification and other forms can be downloaded free from www.fairhouse.net.)

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3. Address a request for reasonable accommodations as soon as possible. Delay can be viewed as denial.

4. Ensure consistency of responses to requests and provide objectivity by assigning someone within the company with the responsibility to review all requests for reasonable accommodations.

5. No request should be rejected without first offering an alternative in writing. Rather than merely rejecting the resident’s request, which permits the resident to accuse management of failing to accommodate, your offer of an alternative accommodation will provide you with a defense in the event of a complaint, even if the resident rejects the offer.

6. When the final determination is made on the resident’s request, be sure to document the decision and resulting actions in a letter to the resident.

to return the interior of the apartment to its unaltered condition upon termination of the lease. (Reasonable modifications to the public or common use areas do not have to be returned to the original condition.

If returning alterations to the original condition will be expensive, management can establish an escrow account in the resident’s name and require the resident to make deposits into the account to ensure that adequate funds will be available to return the apartment to its unaltered condition. These reasonable modification concepts should be incorporated into the management policy for addressing requests for accommodations.

The Fair Housing Institute, Inc. Visit www. fairhousing.net. Reprinted with permission of Bayline – publication of the Bay Area Apartment Association in Tampa, Florida.

7. Keep a list of all accommodations made on each property for future use.

In addition, although most policies include the concept of reasonable modifications (alterations to the structure of a facility) within the term “reasonable accommodations,” there are several important issues for conventionally financed properties that arise with requests for modifications. (Federally financed properties must pay for reasonable modifications as an accommodation, barring any undue financial or administrative burden.)

On conventional properties, the provider must allow the resident, at the resident’s expense, to make reasonable modifications when necessary. Some management companies have a policy that if the modification does not cost more that the specified amount, (for example, $200), the company will arrange and pay for the modification. Typically, modifications at the resident’s expense are approved unless the resident cannot verify his need for the modification or the modification would create a structural problem within the building, or the modification makes the facility unusable by other persons. The resident is responsible to pay for the cost of reasonable modifications, and if the alteration will interfere with the next resident’s use of the apartment, the resident must agree www.RHAGP.org

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RHAGP UPDATE

2012 Legislative Session

By Cindy Robert, RHAGP Lobbyist

Oregon’s first Constitutionally required annual session ended just short of the 35 day limit. More than 300 bills were introduced and just under 150 were passed.

• $6 million restored to Oregon State Police • Retained ending surplus of $118 million • Rainy Day fund still at $46 million

Press and interest groups are calling this first annual gathering a success, but I have concerns. This annual short session was compelled by a need to deal with budget issues. After all, the legislature is asked in the long session to develop a two-year budget without a crystal ball. This even-year session allows adjustments to happen. It also seems appropriate to use this session to deal with emergency situations that require statutory changes, which cannot occur in the Emergency Board process.

Economic Growth HB 4040 – The Oregon Investment Act, will better coordinate how the state allocates business development resources and invests on Oregon businesses. Currently there are several agencies devoting resources to economic growth, but not in a coordinated or target way. A ten member board will collaborate with local groups and private sector in order to better prioritize public resources and increase transparency.

Yet, many of the policy bills introduced were not budget oriented and were not the result of an emergency. Several were ridiculous, some too complicated for the short timeline, and many were clearly for campaign collateral purposes (the primary begins just weeks after close of session).

HB 4150 - Expands Oregon’s Credit Enhancement Fund to non-traded sector businesses helping them to gain access to the capital they need to grow. Once only for traded sector businesses, the loan guarantee program will now allow funding of retail and business services.

I hope that for future even-numbered session, the legislature will introduce rules for itself that severely limit what issues can be addressed. Let’s save most of the policy issues for our longer, odd-numbered year assemblies.

Winner The Governor. All of Dr. Kitzhaber’s bills moved through the session and finally to his desk for signature. Health care and education transformations bills were passed with bipartisan support.

Loser Jobs. The budget, the economy and jobs were the centerpiece of legislator conversations in their districts. But only one issue that has the potential to actually create jobs survived – Enterprise Zones.

Rebalancing the Budget Since the budget was approved in June of last year, Oregon’s revenue estimates have decrease $340 million.

With interim forecasts projecting shortfalls, the legislative leadership directed state agencies to cut 3.5% of their budgets last fall.This move meant that drastic cuts did not need to be made in the 2012 session, and some programs were even restored.

Budget highlights: • $28 million in cuts to agency middle management made • One-time Phillip Morris & Farmers Insurance settlements used to backfill budget • Schools protected from cuts • Prisons kept open • Our neediest citizens will not notice changes with $8.5 million of cuts restored • No new taxes • $100 million for new construction projects for OSU and community colleges • $4 million for flooded Vernonia Schools

Jobs HB 4093 – Increases the number Enterprise Zone we can have in Oregon.

SB 1532 – Excludes certain companies that own or lease data centers in enterprise zones from central assessment of taxes. Facebook wanted this bill for its Central Oregon facility and passage has people talking about Apple and Google facilities showing renewed interest in locating in Oregon.

Education reform Bills passed consolidating early-childhood services, establishing achievement compacts between the state and education providers, creating local governing boards for institutions of higher education, and moving us closer to attaining a federal No Child Left Behind Waiver passed.

Healthcare Reform SB 1580 - First in nation integrated health care system for the Oregon Health Plan. Legislation established Coordinated Care Organizations that will focus on patient centered, preventive health care delivered by health care teams. Eventually, this model could be extended beyond the Medicaid population.

HB 4164 – The Health Insurance Exchange arose as a result of a requirement in the federal Affordable Care and Protection Act of 2010. The bill is expected to improve access to a centralized insurance marketplace (on-line) where Oregonians can compare plans, look for tax credits and financial assistance that may be available to them, and even enroll in a plan.

Foreclosure Reform In an ongoing, multi-session effort to help Oregon’s homeowners, this bill had a very hard time procedurally and made it to the floor for a vote in closing hours of the session. But once there, it passed easily. SB 1552 requires banks to meet homeowners face-to-face if homeowner asks for one and prohibits bank from changing the date of foreclosure without agreement from homeowner and from negotiate with a homeowner while also preparing to Continued on page 21

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foreclose.

RHAGP Tracked Bills HB 4053 Failed Modifies types of animals qualifying as assistance animals for purposes of accessing places of public accommodation and modes of transportation and for purposes of cause of action for harm to assistance animal. Eliminates redundant provisions addressing assistance animals for persons with visual or hearing impairments. Modifies definitions for purposes of offense involving interference with assistance animal. Modifies definition for assistance animal exemption from licensing. Declares emergency, effective on passage.

HB 4069 Failed Directs State Housing Council to designate exception communities, for purposes of disbursement from accounts in Oregon Housing Fund, where substantial disparity exists between median household income and cost of safe and affordable housing. Creates tax credit for lending institution making qualified loan directly to qualified borrowers for housing located in exception communities. Takes effect on 91st day following adjournment sine die.

HB 4103 Failed Creates income tax credit for capital improvements to business facilities or homes that are commenced prior to May 30, 2012, or effective date of Act, whichever is later. Limits amount each taxpayer may claim. Establishes requirements for certification of capital improvements.

Applies to tax years beginning on or after January 1, 2012.

Takes effect on 91st day following adjournment sine die HB 4167 Passed Changes RHAGP accomplished in 2011 remain. Makes technical changes to the current law implementation of HB 2712 (2011). Clarifies the financial implementation of HB 2712 (criminal fines) by restating the fine amount to be remitted to the state by local courts; the fees payable by circuit vs. local courts; fees payable by corporations; remittance of fees for animal abuse; changes the fine amounts charged by the Department of Transportation; presumptive fee amounts; and the distribution of revenues by the Judicial Department and the Department of Revenue, among other technical changes.

House Bill 2712 (2011) updated and simplified the current statutory revenue and distribution structure related to criminal fines, assessments, and other financial penalties imposed on conviction for felonies, misdemeanors, and violations other than parking infractions. All of the fine amounts are permanent and became effective January 1, 2012. The measure increased judicial discretion on the amount of fine to impose by up to 50 percent, and reduced the violation fines imposed below current law. Judicial discretion in school, construction, and safety corridor zones was increased to 75 percent of the presumptive fine.

Local justice, county, and municipal courts remit $60 to the state for its portion of the fine amount in lieu of the old Unitary Assessment and county assessment. The current practice of remitting one half of the fine amount, if the violation was cited by a State Police Officer is retained.

Local courts will also remit the local court security assessment, and the State Court Facilities Security Account

assessment, which is then allocated to the local courts. The bill does not affect the distribution of fine revenue, which remains the same as current law. The measure eliminates the Unitary Assessment and the county assessment and replaces it with a flat fine amount, a portion of which is to be remitted to the state in lieu of the Unitary Assessment and the county assessment. http://www.leg.state.or.us/12reg/measpd f/hb4100.dir/hb4167.en.pdf

HB 4168 Passed Changes RHAGP accomplished in 2011 remain Revises laws relating to fees in state courts.

Makes technical changes to the current law implementation of HB 2710 (2011). Clarifies the financial implementation of HB 2710 (civil fee) by specifying what fees are applicable when, payable by whom, and for what amount; re-establishes the exemption for the court charging public bodies a copy fee; and also codifies the fees established by Chief Justice Order; among other technical changes. http://www.leg.state.or.us/12reg/measpdf/hb4100.dir/hb4168.en.pdf

SB 1563 Passed Extends certain state law protections and benefits already available to military service personnel, to members of the commissioned corps of the National Oceanic and Atmospheric Administration (NOAA), and the United States Public Health Service (USPHS). Requires community colleges to follow guidelines similar to universities with respect to tuition waivers for dependents of deceased veterans. Declares emergency, effective on passage.

BACKGROUND: There are seven “unformed services” of the United States acknowledged at the federal level: The Army, the Marine Corps, the Navy, the Air Force, the Coast Guard, and the commissioned corps of the Public Health Service (USPHS) and the National Oceanic and Atmospheric Administration (NOAA). The general public is typically most familiar with the first four, our country’s traditional armed services, but less so with the commissioned corps of the NOAA and the USPHS. Members of the commissioned corps of the NOAA and the USPHS are reassigned to different duty stations and must reestablish themselves in new locales just like any other service member. State law currently offers some benefits and protections to service members to ease some of the difficulty that relocating can impose, such as permitting them to break a lease under certain circumstances. Senate Bill 1563 extends benefits that are already offered to other service members, to members of the commissioned corps of the USPHS and the NOAA. The bill also separately requires community colleges to waive tuition for spouses and other dependents of deceased veterans.

The NOAA Marine Operations Center-Pacific in Oregon is comprised of approximately 175 employees, including more than 110 who are officers and crew assigned to the NOAA ships. http://www.leg.state.or.us/12reg/measpdf/sb1500.dir/sb1563.en.pdf

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