APRIL 2015 RHA UPDATE NEWSLETTER by Cari Pierce

April 2015

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org In this issue: Dinner Social

page 3

How Much do You Know about Fair Housing? page 7 Legislative Update

page 8 & 10

Do You Check Applicants I.D? page 11 Do Student Loan Debts Affect Real Estate Investments? page 12 - 13 Why Do People Move? Page 16

Fair Housing Month

See Page 7 for Fair Housing Quiz

Formerly the Rental Housing Association of Greater Portland

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Dinner Social

Wednesday April 15 2015 at 6 pm

Table of Contents

Brought to you by:

Dinner Social |page 3

Speaker: Cliff Hockley of Sperry Van Ness / Bluestone & Hockley

Subject: “How to Analyze Property Cash Flow “ The objective of this presentation is to help the real estate investor properly underwrite / understand real estate deals, much like a bank would (given that it is the bank loans that help us close deals). We will focus on the evaluation of apartments, reviewing basic cash flow calculations using a spreadsheet format. This will include a review of interest rates, loan terms and realistic assessment of the income and the expenses involved with owning real estate. This interactive presentation will provide many examples. Our goal is to answer any question that can be asked.. Affiliate Speaker: Uptown Properties

When: Where:

Wednesday April 15, 2015 at 6:00pm La Carreta Mexican Restaurant & Cantina, 4534 SE McLoughlin Blvd, Portland OR 97203 $19.00 per Person if Registered by April 10, 2015 $24.00 per Person if Registered after April10, 2015

Call 503-254-4723 to register or visit the rhaoregon.org/store/category/events If you register for a dinner meeting and do not show or do not cancel by the Friday before the dinner meeting you will be charged the full price of the dinner meeting

Mexican Buffet:

Directions:

From I-405 North:

Take I-405 N, to I-5 S and OR-99E S to SE Holgate Blvd Take exit 300B toward U.S. 26 E/Oregon 99E/Omsi/Oregon City Keep left, follow signs for Oregon City. Keep right, follow signs for McLoughlin Boulevard/U.S. 26. Slight left onto OR-99E S/SE Martin Luther King Jr Blvd. Continue on SE Holgate Blvd. Drive to SE McLoughlin Blvd. Slight right onto SE Holgate Blvd, Turn right onto SE 17th Ave. Turn right onto SE McLoughlin Blvd. La Carreta will be on the right

From I-205 South

Take exit 300B toward U.S. 26 E/Oregon 99E/Omsi/Oregon City. Keep left, follow signs for Oregon City than Keep right and follow signs for McLoughlin Boulevard/U.S. 26. Continue on OR-99E S. Drive to SE McLoughlin Blvd, Slight left onto OR99E S/SE Martin Luther King Jr Blvd, than another slight right onto SE Holgate Blvd. Turn right onto SE 17th Ave., and then turn right onto SE McLoughlin Blvd www.rhaoregon.org

RENTAL ALLIANCE UPDATE -April 2015

President’s Message April is Fair Housing Month. Why is April the designated month that we observe this recognition of Fair Housing? On April 11th, 1968, President Lyndon Johnson signed the Civil Rights Act of 1968, an expansion of the Civil Rights RHA Oregon Act of 1964. The 1968 act expanded on previous acts and President prohibited discrimination concerning the sale, rental, and John Sage financing of housing based on race, religion, national origin, sex,(and as amended) handicap, and family status. Title VIII of the Act is also known as the Fair Housing Act (of 1968). Understanding the rules and how they apply to your rental property can be pretty complicated. We are told that as long as you apply the same criteria to all of your applicants you should be ok. But is that answer enough to make you feel that you are protected and not doing something that might put you at risk of a lawsuit?? Even if you follow all of the rules can you still make an inadvertent comment such as, “Since you have small children, I would suggest that you rent the bottom floor unit.”? Could this be considered steering? Now you may have a complaint filed that you have to deal with? Best to get the latest information to make sure that you are following the rules and applying them correctly for your business. We at RHA Oregon are committed to helping you understand Fair Housing and how it applies to your business. On April 16th we have Jo Becker with Fair Housing Council of Oregon presenting a class on Fair Housing 101 at the RHA Oregon Conference Annex starting at 6:30 pm. She will be presenting an introduction to and overview of the Federal, State, and Local fair housing laws. If you would like to attend go to our website and/or call the office to register. I have been to several classes over the years on Fair Housing and I always learn something new each time. Also, if you haven’t done so yet you should check out the Fair Housing Council of Oregon website and especially their link to resources for landlords. http://www.fhco.org/hs_provider_info.htm . There is a lot of information here that you should find very helpful for your business. In addition RHA Oregon has classes this month on Landlording 102, April 21st, presented by Anna McCormack with Warren Allen LLP 6:30 pm at the RHA Oregon Conference Annex and Landlording 101, April 25th, presented by Mark Passannante, Attorney at Law and Past President of RHA Oregon, at the Monarch Hotel in Clackamas. You can check both of these classes out on the RHA website, http://rhaoregon.org/ .

RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 Vice President Robin Lashbaugh, PH. (503)805-5993 Treasurer Elaine Elsea, PH. (503)258-0700 Secretary Lynne Whitney, PH. (503)284-5522 Past President Elizabeth Carpenter, PH. (503)314-6498 RHA Oregon DIRECTORS Katie Poole-Hussa, PH. (503)465-4404 Alita Dougherty, PH. (503)254-4723 Cathy Galuza, PH. (503)888-8830 Dana Brown, PH. (503)740-8432 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)-645-8287 Ami Stevens, PH. (503)-407-3663 AJ Shepard, PH. (360)772-6355 Matt Korshoj, PH. (503)822-5539 Mihyun Pratt, PH. (503)969-5412 Phil Owen, PH. PH: (503)-244-7986 RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220

So even though April is the month designated to be observed as Fair Housing month, we know that we really observe it every day of every month of every year since April 11th, 1968. Remember that RHA Oregon is a resource for training and answering questions about fair housing. And please be sure to let us know if there is anything that we can do to help you. Sincerely, John Sage President RHA Oregon / Stegmann Insurance Agency Inc. Since 1927, the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.

:RENTAL ALLIANCE UPDATE April 2015

RHAOregon is committed to educating members to fair housing practices and policies. www.rhaoregon.org

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

04/8

Board Meeting

RHA Conference Annex

5:00pm

04/15

Dinner Social

La Carreta

6:00pm

04/23

New Member/Mentor Session

RHA Conference Annex

6:00pm

5/13

Board Meeting

RHA Conference Annex

5:00pm

5/20

Dinner Social

TBD

6:00pm

5/28

New Member/Mentor Session

RHA Conference Annex

6:00pm

INFORMATION

See page 3

See May Update Newsletter

If you register for a dinner meeting and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the full price of the dinner Meeting CLASSES

LOCATION

TIME

INFORMATION

04/08

Online Tenant Screening Class

RHA Conference Annex

11:00am

04/10

Understanding Your Decision Point Reports

Webex

11:00am

04/16

Fair Housing Class

RHA Conference Annex

6:30pm

Taught by: Jo Becker of Fair Housing Council of Oregon10520 NE Weidler, Portland, OR 97220

04/21

Landlording 102

RHA Conference Annex

6:30pm

Taught by: Anna McCormack of Warren Allen 10520 NE Weidler, Portland, OR 97220

04/28

Online Tenant Screening Class

Webex

7:00pm

05/06

Online Tenant Screening Class

RHA Conference Annex

11:00am

05/08

Understanding Your Decision Point Reports

Webex

11:00am

05/09

Landlording 101

Monarch Hotel

9:00am

Taught by: Mark Passannante, Attorney at Law, 12566 Southeast 93rd Ave., Clackamas, OR 97015

05/14

Becoming A Rental Housing Provider

RHA Conference Annex

6:30pm

Taught by: Ron Garcia of the Garcia Group, , 10520 NE Weidler, Portland OR 97220

05/28

Online Tenant Screening Class

Webex

7:00pm

Those with prior registration to the class will be seated first. Walk-ins will only be accommodated once the class has started and if space is available. Registered attendees who arrive 15 minutes after the start of class be aware that your chair may be filled. If you register for a class and then do not cancel at least 48 hours before the class and /or do not show you will be charged for the class

Fair Housing 101 1 Education Credit Available Fair Housing Council of Oregon’s Jo Becker will present an introduction to and overview of federal, state and local fair housing laws. Including an in depth discussion on applying these laws to your rental housing business.

Landlording 102 Ann McCormack, Attorney at Law will take you through the coming changes to the ORL TA, a retrospective of the last two years, and up-to-the minute insights into new cases. Along the way she will teach you how to avoid costly legal mistakes and help you improve your landlord skills. $35 Members $45 Non-Members

$35 Members $45 Non-Members

Becoming A Rental Housing Provider: Ron Garcia has been a landlord, Realtor and Property Manager for 30 years. Ron’s business and management style has morphed over the years in order to stay ahead of the curve on risk management and good landlord practices. He shares practical tips, techniques and attitudes that are essential to any rental property owners “survival kit”. $25 Members $35 Non-Members

To purchase event tickets online visit: http://www.rhaoregon.org/store/category/events www.rhaoregon.org

RENTAL ALLIANCE UPDATE -April 2015

LANDLORDING 101 All Day Class May 9, 2015 9 - 4:30pm (includes lunch)

From the application process through terminating of tenancy, learn all the essentials of property management through a Landlording 101 Book framework of forms geared for Oregon law. This class is instructed by the venerable Mark Passannante, Attorney at Law, Past President of RHA Oregon and property owner himself from whom you will learn valuable and successful management methods.

Mark Passannante, Instructor

• Have legal rental questions? Ask now! • What should I have on my applicant screening criteria? • Do I really need a list of criteria? • Do I have to send out a denial to every applicant I screen? • Can my tenant deny me entry even when I have given proper 24-hour notice to enter? • Is charging a pet deposit on a service animal legal? • Is there a legal deadline for the Final Accounting Form? • How much of security deposit is enough? • How do I screen Section 8 applicants for income?

~ Six Continuing Education credits are available with this seminar ~ COST: $120 Members OR $170 Non-member Register by Monday May 4, 2015 and receive an early registration discount of $20 Place: The Monarch Hotel 12566 Southeast 93rd Avenue, Clackamas, OR 97015

Rental Housing Alliance Oregon

Pre-registration is required. If you register for a class and then do not cancel at least 48 hours before the class and/or do not show you will be charged the full price of the class.

Non-member payment must accompany registration form. NAME(S) PHONE

ADDRESS Form of payment: card.

CITY Account (members only)

STATE

ZIP

Check OR Call RHA Oregon to register and pay by credit

TOTAL: $ 10520 NE Weidler, Portland, OR 97220 P: 503-254-4723 F: 503-254-4821 6

:RENTAL ALLIANCE UPDATE April 2015

www.rhaoregon.org

QUIZ: Fair Housing 101 In honor of Fair Housing Month 1. True or False: It is best not to ask how many children will be living in the apartment home.

protected class under the Federal Fair Housing Act - Handicap Status.

2. True or False: If an applicant with no children prefers not to reside near families, you may honor their request and place the applicant in an appropriate unit.

9. True or False: It is permissible to ask each applicant whether he or she is a current, illegal user of a controlled substance.

3. A handicapped individual in a wheelchair would like to rent an apartment home. Your availability includes a 1st floor handicap accessible apartment, and a 3rd floor apartment home with no elevator. The handicapped individual must: A. Rent the first floor, handicap accessible apartment, as it fills his needs and is available with no renovation required B. May choose either apartment, but is responsible for payment of renovations needed to provide accessibility for him C. May choose either apartment with the community held responsible for needed renovations D. None of the above

10. True or False: Any alterations made by a handicapped resident within an apartment must be returned to their original condition at move out.

Find the answers on page 16.

4. Penalties for Fair Housing Act violations awarded by an Administrative Law Judge may be as much as: A. $5,000 for the first offense B. $10.000 for the first offense C. $15,000 for the first offense D. $20,000 for the first offense 5. True or False: Communities should not use terms such as "walk-in closets", "master bedroom" or "mother-in-law suite" as these physical descriptions violate the Fair Housing Act 6. True or False: If your community has a strictly enforced "No Pet" policy, it would be considered a reasonable accommodation to allow a blind person with her seeing eye dog to rent an apartment

7. True or False: Publishers and advertisers are exempt from the Fair Housing Act when designing or printing an ad that expresses reference, limitation or discrimination on the basis of protected classes. 8. True or False: Individuals suffering from AIDS are a

www.rhaoregon.org

RENTAL ALLIANCE UPDATE -April 2015

Legislative Update by RHA Oregon Lobbyist, Cindy Robert

Just 6 weeks done and there are already more than 2,800 bills introduced! The change in the Governor’s office didn’t slow the legislature and things have progressed upon already established timelines and with the traditional rhetoric, posturing and arguing.

things have been held up by personnel changes at the legal office at the Capitol. Here are the issues that will be contained in the final bill, which has been scheduled for hearing March 24: Housekeeping

SB 390, the General Landlord Tenant Coalition (LTC) bill: The items to be included in this bill have been agreed to by all parties. Unlike last session where the criminal background check restrictions made RHAO leave the coalition and oppose the bill, this session we will be supporting the bill. The current version of SB 390 available to the public includes only those housekeeping provisions previously submitted by the group as a placeholder until more controversial issues could be discussed and decided upon. Now, we are working with legislative counsel to add the changes where compromise was successful, however,

•

• •

A change in "midnight" deadline to 11:59 (to avoid date arguments) • Allowance for fees to be charge for service animal waste cleanup • Technical fixes to language referring to Section 8 and other voucher language • Language that states insurance requirements do apply to federal subsidies that are not tenant based (section 8 voucher) Technical reference to new Sexual Abuse Restraining Orders Amendment to language prohibiting tenant from removing, obstructing or tampering with fire detectors (continued on page 10)

:RENTAL ALLIANCE UPDATE April 2015

www.rhaoregon.org

RENTAL ALLIANCE UPDATE -April 2015

Legislative Update: continued from page 8

to also include sprinkler heads

according to law.

Compromises: • • • • •

•

HB 2824 - Prohibits landlord from requiring applicant or tenant to declaw or de-vocalize animal otherwise Utility charges (i.e. Portland’s proposed allowed on premises or to advertise in manner that transportation tax/road fee via utility bill) can be discourages application from potential applicant with passed along to tenant COA/HOA move-in fees can be passed along to otherwise allowed animal that has not been declawed or de-vocalized. tenant Landlords already have the right to prohibit cats and dogs as pets. Landlords are allowed interested party status for Proponents now considering changing bill to disallow declawing tenant insurance policies and devocalizing of animals in general. Will argue issue should Increase in allowable illegal pet fees Application of payments (landlords apply payments in have come before LTC order – outstanding rent, rent for current month, HB 3076 - Requires landlord of rental with well to test well utility or service charges, late rent charges, damage water. Requested by Oregon Environmental Council. claims) RHAO will oppose – current statute would not let costs Tenant not be passed to tenant… Will argue issue should have come responsible for before LTC. damages HB 3305 - Prohibits utility or service provider that bills resulting from residential tenant directly for utility or service to dwelling Acts of God or unit from billing amounts not paid by former tenant to from conduct landlord or to subsequent tenant in dwelling unit. resulting from Both landlord and tenants like concept - but utility companies domestic likely to oppose. violence with verification Landlord required to conform with egress laws for bedrooms in dwelling penalty allowed.

Other legislation specific to landlord/tenant law we are working on: HB 2573 - Allows residential tenant to install electric vehicle charging station as personal property. Only if one parking spot per tenant available, charging stations not already available, landlord application requirements met, landlord recovers costs of review of plans, landlord architectural standards met, landlord standards for efficiency met, installed by licensed electrician, and tenant pays all costs of installation and use of station, damage to premise for installations, use, maintenance and removal. May argue issue should have come before LTC. HB 2689 - Allows landlord to deduct cost of carpet cleaning from security deposit and recover from deposit for loss of use due to cleaning and repairs. The carpet cleaning costs can already be charged 10

:RENTAL ALLIANCE UPDATE April 2015

2143 NE Broadway St Portland, OR 97232 Office: 503-281-1172 Cell: 503-314-6498 Email: liz@lizcrei.com www.lizcrei.com

Real Estate Services

www.rhaoregon.org

ALWAYS CHECK APPLICANT'S I.D. Mr. Landlord

"Trust, but verify" Ronald Reagan. That saying from Reagan is especially true when dealing with rental applicants. They often need a dose of truth serum, right? Learn to avoid the top mistakes made by rental property owners and you will be on your way to becoming a great landlord. The costliest mistake is accepting a new tenant without properly screening. An undesirable tenant will often have

and tell them you verify income, check landlord references, pull credit and criminal background checks. Letting them know that often screens out the really bad tenants without wasting more of your time. The second screening is at the property. Consider checking out their car, if it is a hotmess inside that may reflect how your property will appear in 30 days. Use a thorough rental application and be diligent in reviewing the details, verifying income via a pay stub. Have a minimum income level established; I like to use 3x income vs. rent as a rule of thumb. If youâ&#x20AC;&#x2122;re still not sure on your tenant, pay them a visit at their current place. That will show you exactly how your place will look in the near future and confirm if they will tear it up or keep it looking like a palace! We always say... Be careful who you let in your house!

a poor credit, rental and financial histories. Landlords should review previous landlord relations, credit reports, courthouse records and income. It is probable that if they have not met their obligations with previous landlords, then chances are that they will repeat their behavior with new landlords. A thorough screening involves verifying that the person who is applying is the same person that submits credit/ criminal info for screening. A picture I.D. should be crossreferenced with the application (and the credit check service you are using should be able to verify date of birth and social security number). Landlords must make sure that there are no omissions, inaccuracies or inconsistency in the actual application. Due diligence will certainly save landlords much money and stress. Screening your tenant should start when they first contact you. Be prepared to screen out the really bad tenants on the phone and don't let them waste your time. Be up-front

www.rhaoregon.org

Interested in knowing what is going on with Rental Housing Alliance Oregon? You are invited to attend our monthly board meetings. Please come and see what is happening! 2nd Wednesday of every month at 5pm. Call RHA at 503/254-4723 to let us know that you will be there.

RENTAL ALLIANCE UPDATE -April 2015

Student Loan Debt Affects Real Estate Investments in a Big Way By Clifford A. Hockley, President Bluestone & Hockley Real Estate Services Sally did everything right. She was accepted into her first choice college and received a first rate education to pursue her dream career. She filled out the student loan applications like everyone told her to; after all, she couldn’t afford the $90,000 degree without it. When she graduated, she started out entry level in her chosen field, making near minimum wage which just covered her rent (with three roommates) and living expenses. She deferred payment on her student loans for 2 years but after watching the interest inflate her debt up to $170,000 she had to move back in with her parents to concentrate on paying it off before it got any worse. Then her boyfriend proposed to her. He talked about wanting to buy a house and have a family, the whole American dream, but though he knew she lived with her parents in order to pay off her student loans, he didn’t know the extent of her situation. She knew her debt would make buying a house impossible, so she called her loan provider to see if she could get her interest reduced. They said no, she already had .25 for direct deposit taken. Her interest was 8%. She could barely make the minimum required monthly payment to take care of the interest let alone get down to the principal. Worst of all, when she told her fiancé this, he withdrew his offer; he didn’t want her bad debt ruining his good credit According to the National Association of Consumer Bankruptcy Attorneys, seven out of ten college seniors who graduated in 2012 had student loan debt, with an average of $29,400 per borrower. Currently 29 million of 86 million Americans aged 20 – 39 have some level of student debt, which translates into 16.8 million households. Because federal law treats student debt as non-dischargeable in bankruptcy proceedings, borrowers can be burdened with this debt for a lifetime even if circumstances make it unlikely that the borrower will ever be able to repay. Asking nicely won’t make it go away. How does this affect real estate investors? In a 2014 blog post, Rick Palcios Jr. and Ali Wolf of John Burns Real Estate Consulting, LLC, estimated that 414,000 real estate transactions would be lost in 2014 due to

student debt. At a typical sales price of $200,000 for an entry level home, they calculated that out to $83 billion in lost sales volume or 8% of the total marketplace demand. (8% of 20 -29 year olds usually buy a home each year, which would be equal to 1.35 million transactions a year.) They calculated that 5.9 million households under the age of 40 pay over $250 a month in student loans as compared to 2.2 million in 2005. As a percentage, that is from 22% in

2005 to 35% in 2014. In that same eleven year timeframe, student debt increased from 241 billion to between $1.1 and $1.2 trillion dollars, which is even greater than current credit card debt. That basically means that those that sought shelter in the halls of academia during the economic downturn, often have no way to pay it back. Even with a college education and a decent job, some of these college graduates live with as much expendable income as those under the poverty line since all their wages go to living expenses and to pay down their student debt. We know that home builders are selling fewer homes. As investors, we want to know how long this will go on and how this will impact the demand for alternate living arrangements. Bear in mind The percentage of students who cannot pay their student loans have a huge impact on American society and (continued on page 13)

:RENTAL ALLIANCE UPDATE April 2015

www.rhaoregon.org

Student Loan Debt Affects Real Estate: continued from page 12

economic growth:

Another option for the future would be to encourage the federal government and Sallie Mae, (one of the major • They can’t afford to buy a car, and their credit may holders of student loan debt,) to refinance loans at lower be too bad to finance one. interest rates and to forgive late penalties and interest rate • They are hesitant to marry, because they don’t want hikes since, as they say, you can’t squeeze water from a to assume liability for unpaid student loan debt stone. or they don’t want their Credit unions are showing future spouse and some interest in helping the Y household to be burdened generation recapitalize their by the debt. debt, but they are very cautious, and should be given that many • They are hesitant to have of these student loans are children, because they delinquent and their holders have can’t afford to raise them or low credit scores. put them through school. (The last thing they want is to have their children pay their student loan debt as well.)

If the Y generation can refinance this debt, then the opportunity exists that within 5 – 7 years a new cohort of buyers might end up in the housing marketplace. • They are putting off medical care because they don’t In the meantime the members of this debt-ridden have the money to pay the deductibles or even afford generation are renting apartments and houses together, fueling the apartment building boom. insurance premiums. • They can’t buy a house; not only is their credit bad but they cannot afford the house payments, not to mention the down payment required to close. Where does this take us? We have already seen a boom in apartment construction. It is estimated that this boom will continue through 2015 as young people continue to move in together to save money. Many of those tenants don’t have a car and want to live in the downtown of a large city where they can walk or bike everywhere they need to go. At some point, high downtown rents will force those with student loan debt out of the city center, because the rents needed to fund new construction will not be affordable. The Y generation will then need a car, a small used car with high gas mileage, or find a place with easy access to public transportation. As they move to potentially lower rent apartments in the suburbs, their peers without student loan debt will be buying homes and home builders will see some increased demand.

www.rhaoregon.org

2015 RHA Oregon Office Closures Office Hours Monday - Friday 9 - 5pm Thursday January 1, 2015 - New Years Day Monday May 25, 2015 - Memorial Day Monday September 7, 2015 - Labor Day Thursday November 26, 2015 - Thanksgiving Day Friday November 27, 2015 Black Friday Friday December 25, 2015 Christmas Day Phone: (503)254-4723

Fax (503) 254-4821

10520 NE Weidler St., Portland, OR 97220

RENTAL ALLIANCE UPDATE -April 2015

SCREENING WITHOUT SOCIAL SECURITY NUMBERS: THERE ARE OPTIONS! By Jo Becker, Education/Outreach Specialist, Fair Housing Council of Oregon FHCO often receives questions from both housing consumers and housing providers about tenant screening for applicants who do not have a Social Security number (SSN). With President Obama’s immigration action, approximately 4 million U.S. residents who are currently undocumented will have the opportunity to apply for work permits and SSNs. The campaign around Measure 88 (the “driver card” measure) also brought discussions of immigration in Oregon to the forefront this last fall. Whatever your personal political position is on these recent events, the fact remains that many Oregon housing seekers do not have an SSN, and many will still not even when the President’s programs are activated. The fact is that the Fair Housing Act and Oregon anti-discrimination law apply to everyone present in the US, regardless of immigration status. FHCO recognizes the importance of thorough tenant screening. Did you know that criminal history information can be acquired without an SSN and, of course, current and past landlords can provide rental history and references? Applicants may be able to provide other information such as proof of "x" number of recent months’ paid utility bills, rent, or other regular monthly bills that can show a pattern of timely payment. Individuals who do not qualify for an SSN may often have an ITIN (Individual Taxpayer Identification Number). This number allows for reporting to the IRS and in some cases for opening other accounts. After having consulted with screening companies and the credit bureaus, it does not appear that this will allow a credit report to be pulled in the same way that an SSN does. What we suggest when an applicant has no SSN is to say “show me what you can” rather than a flat “no.” At that point, your screening company should be able to give you an informed estimate about how much time and money an evaluation could cost. Costs may vary so

shop your screening company. Once you have a cost estimate, inform the consumer and, if you wish and do so consistently, you may then pass this cost on to them if they want to continue with the application. A refusal to review NOTE: This is a alternative deviation from official documentation when a FHCO opinion in the SSN is not available past that higher costs will have a negative & for manual screening disparate impact on without a SSN should individuals whose not be passed on to the national origin is not applicant. At this point the US, thereby having there isn’t local or a disparate impact on federal case law to that protected class. provide guidance; however, we feel our current position is a reasonable balance between consumers’ rights and housing providers’ concerns. Case law has well established that it is inappropriate and illegal for a housing provider to charge someone to have an assistance animal, or a change to a guest policy to have a caregiver visit however many days a week, etc. With respect to screening a tenant without SSN; however, we are not talking about a disability-related modification / accommodation. It is still our position that a refusal to review alternative documentation when a SSN is not available will have a negative and disparate impact on individuals whose national origin is not the US, thereby having a disparate impact on that protected class. Therefore, a policy or practice of not accepting applicants because they do not have a SSN is not appropriate. That said, we feel that passing on actual additional costs of screening in a situation like this as a legitimate business expense that could be passed on to the applicant. It should be noted that we never recommend folks (whether (continued on page 15)

:RENTAL ALLIANCE UPDATE April 2015

www.rhaoregon.org

Screening without social security numbers: continued from page 14

they are immigrants or not) lie or use a false identification number. If applicants provide false information, they risk denial (or eviction) on the basis of having lied on the application. Technologies are changing, as are bank and lender policies, and it is important to be open to the opportunities that this may present for improved screening of individuals without SSNs. A presumption that those without a social security number cannot use a bank or get certain loans or credit cards is i The FHA and ncorrect. There are both large Oregon antinational banks and smaller discrimination law apply to community credit unions everyone that work with these individuals. present in the Additionally, individuals without US, regardless a SSN are able to request a copy of immigration of their own credit report through status Experian (one of three main credit bureaus). Experian will attempt to use data points such as name, date of birth, current and last

organizations and industry groups to assure we remain confident that our position on non-SSN-screening is reasonable. If you have questions about a situation you have encountered, please consider us a resource and contact us! Start on our website at www. FHCO.org/national_origin.htm, as well as www.FHCO.org/hs_provider_info.

If you are interested in learning more about Fair Housing come join RHA Oregon and Jo Becker at Fair Housing 101 Thursday April 16, 2015 at RHA Conference Annex 10520 NE Weidler Portland OR 97220. Class starts at 6:30pm. Cost is $35.00 for members/$45.00 Non-members. Register by Monday April 13, 2015 and receive $5.00 off the price of the class. Call 503-254-4723 to reserve your seat. This article brought to you by the Fair Housing Council; a civil rights organization. All rights reserved © 2015. Write jbecker@FHCO.org to reprint articles or inquire about ongoing content for your own publication. To learn more… Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO.org. Qs about this article? ‘Interested in articles for your company or trade association? Contact Jo Becker at jbecker@FHCO.org or 800/424-3247 Ext. 150

addresses, and any transactions with an ITIN, to provide the individual with a report. The individual can then present this to a prospective landlord who is willing to accept a self-requested report.

Housing providers need to be careful, too, of assumptions about household make-up based on race or national origin. If a landlord has a problem with residents who do not comply with the rental contract, they should deal with that appropriately under landlord / tenant law. Landlords should not assume “certain kinds of people” have larger or extended families that will exceed reasonable occupancy policies, or be louder or cause greater damage to the property than other households, etc. and base their rental decisions on such assumptions. Landlords should, instead, set reasonable occupancy standards (http://www.fhco.org/ occupancy.htm) and enforce them equally across all of their units with all applicants and tenants. Landlords should not presume “those people” (insert any protected class you wish) would necessarily behave inappropriately or violate contract terms. Enforcement of rules should be consistent, based on the behavior the housing provider is concerned about and, when the rules are violated, the situations should be handled consistently. We will continue to consult with other fair housing

www.rhaoregon.org

RENTAL ALLIANCE UPDATE -April 2015

Top Reasons People Want to Move american-apartment-owners-association.org

One in three U.S. households say they plan to move in the next five years, according to a survey conducted by the Demand Institute of 10,000 households’ current living situations. And it’s the location of the home that will be driving most of those moving decisions – more so than the physical home itself.

less walkable communities, according to the Demand Institute’s report. Those who reside in walkable communities also are more likely to report that their quality of life has improved in the past few years due to their change in residence. As such, Americans are desiring more amenities near them. Of those surveyed, the following places were identified as what home buyers would most like to have near their future home: • Grocery stores (63% say short drive OK; 22% want it within walking distance) • Restaurants and cafes (56% short drive; 20% walking distance) • Parks and green space (40% short drive; 35% walking distance) • Healthcare services (62% short drive; 10% walking distance) • Retail (57% short drive; 12% walking distance) Reprinted with permission of American Apartment Owners Association offers products and services for landlords related to your rental housing investment, including rental forms, t

Seventy-five percent of the households surveyed cited one or more location-related reasons for why they were moving. The top reasons were the desire for a safer neighborhood (30%); being closer to family (27%); a change of climate (26%); being closer to work (25%), and moving for a new job (23%). More than half — 59 perent — of households say they don’t plan to go too far, with most indicating a move within 30 miles of their current home. For those seeking a location for climate reasons, the Western and Southern U.S. continue to be the top destinations. The following were the top location characteristics identified as “very important” by those surveyed: • Amenities/services in walking distance (39%) • Good school district (34%) • Close to work (32%) • Diverse neighborhood (26%) • Near public transit (25%)

Fari Housing Quiz: continued from page 7

1.) T 2.) F 3.) B 4.) B 5.) F 6.) T 7.) F 8.) T 9.) T 10.) F To learn more, take the Fair Housing 101 Class on Thursday, April 16th @ 6:30 PM at the RHA Oregon Conference Annex. The class instructor will be Jo Becker with the Fair Housing Council of Oregon. This class qualifies for 1 continuing education credit. Sign up at www.rhaoregon.org or call the office @ 503-254-4723 to register!

Many movers say they’re eyeing more walkable communities. Indeed, walkable communities have been reporting stronger home-price growth compared to

:RENTAL ALLIANCE UPDATE April 2015

www.rhaoregon.org

How’s Your TR? By Robert L. Cain-Rental Property Reporter

We all know about PR, Public Relations. That’s where companies send out news releases and put on promotional programs that tell how wonderful they are. They also spin a disaster their company was responsible for that injured or killed thousands of people and caused untold property damage so it doesn’t look nearly so bad. Bad customer relations negate all the goodwill or lack of bad will from PR. After all, there’s that inconvenient rule of thumb that customers who have a bad experience with a company will tell 50 people while those who have a good experience will tell only five. What we’ll look at here is TR, Tenant Relations. It’s similar to customer relations and has little to do with Public Relations. Tenant Relations are one-on-one. That’s mostly what rental property management is, one-on-one relations. They can make or break a rental property business. After all, a tenant who has a bad experience with a landlord will tell 50 people, and maybe more, if he or she can get the news media interested. What brought this to mind was the example of abominable property relations I saw at a property owners’ meeting last year. My wife and I own 38 acres of land in a sub-divided ranch that was sold off in parcels for recreation property. At the property owners’ meeting last year, one owner complained, rather loudly and heatedly, about the condition of the roads. The roads are “maintained” by the propertyowners’ association, but are admitted to be bordering on “primitive.” They don’t have huge ruts that will swallow a vehicle, but they are rough and rock-filled with rocks of all sizes. The guy who maintains the roads a few times a year just levels them out, but doesn’t pave or surface them. Anyway, the woman who complained said that rocks in the road near her property had torn up her tires. The board member who answered her did an execrable

job of customer, or owner, relations. He argued with her, belittled her, made excuses to her, and generally aggravated the situation to the point where lawyers may end up involved. There was no need for that. If he had handled it as we can effectively handle Tenant Relations, there might have been fewer problems. If we have tenants, we get tenant complaints some time or other. How we handle them affects how well we keep our customers, our current tenants, satisfied and living in our properties. The first thing to remember is that it’s not about us; it’s about the difficulty that the tenant is having. That means listen. We ask questions that begin with the five W’s and the H, who, what, when, where, why, and how. Once we ask the question, we shut up. We listen to what our tenant has to say and don’t interrupt. It’s okay to occasionally say “uh huh,” or “Yes, I understand”; we just keep the debate of it. We show respect for our tenant. That means we at least act as if we are taking the complaint seriously. After all, our tenant perceives he or she is having a problem or wouldn’t be complaining to us. Yes, I know, some people like to complain. Let them. It makes them feel “better” somehow (and it’s not about us). If it’s a repair issue, we know what to do. Get it fixed. But often these are complaints that require something besides sending the plumber. They involve issues that aren’t so easily resolved, such as parking, children, and/ or disturbance. They need to be addressed. Even if we have heard from this tenant every month for a year, we still need to act as if we take the complaint seriously. After our tenant winds down with the complaint and answering our follow-up questions, we need to paraphrase the answers and complaints to make sure we are talking about the same thing he or she is. “Okay, so Joe in Unit 4 is hogging parking places several times a week. Is that right?” Or, “What you’re saying is the (continued on page 18)

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RENTAL ALLIANCE UPDATE -April 2015

How’s Your TR? continued from page 17

kids who live in Unit 3 are running all over disturbing the rest of the tenants.” We get a “yes” back before going on. Now we don’t debate. Even if we know that Joe has done that once by accident, and that we saw it and have spoken to him about it, or that the kids in Unit 3 are generally well-behaved, we don’t argue. Now we ask our tenant for a solution. “What do you think would be a fair way to handle this?” Notice I didn’t say “How do you think we should handle this?” I asked, “what would be fair?” As a rule, people want to be fair. I know, occasionally we come across people who will grab and gouge, taking everything they can. But usually, if we ask what would be fair, we will get a solution that comes close to something we can work with. Now our job is to try to resolve the issue. We want to solve the problem whether it is only perceived as one or actually is. That’s our job as landlords. First and most important, we only promise what we know we can deliver. Of course, we would not immediately promise to evict Joe and the tenants in Unit 3, ever. We look into it. That’s the best we can do at the moment. Now we do what we say we will do and report back to the complaining tenant. If the complaining tenant has offered a fair and reasonable solution, we can use that. If the solution the tenant suggests needs some modification to make it work, we thank our tenant for the idea and explain what we will do. Then we do it. When we finish with our Solomonesque mediation, or whatever else is required, we get back to our tenant explaining in general what we have done. What we don’t do is give a blow-by-blow, word-by-word account. We treat this as we would a personnel matter and tell the complaining tenant what the resolution will be explaining that we believe both parties will be pleased with it. What we have done is listen, show respect, worked to come up with a solution, and maybe defused a situation. We hope to have solved a problem, whose problem we may not be sure. Had the board member who attacked the property owner about her complaint handled it that way, it would have resulted in a solution to work out the issue

:RENTAL ALLIANCE UPDATE April 2015

and calm the waters. And I wouldn’t have sat in the audience cringing at the board member’s unprofessionalism and lack of respect for one of the people who hired him. Good TR is far more important than good PR for rental owners. Think how much money our tenants pay us and what a valuable asset they are. With good TR, we have a much better chance of keeping them, and keeping a smooth-running business. Some 30 years ago Bob Cain went to a no-money-down seminar and got the notion that owning rental property would be just the best idea there is for making money. He bought some. Trouble was, what he learned at the seminar didn’t tell him how to make money on his rental property. He went looking for help in the form of a magazine or newsletter about the business. He couldn't find any. Always ready to jump at a great idea, he decided he could put his speaking and writing skills to work and perform a valuable service for other investors who needed more information about property management. So Bob ferreted out the secrets, tricks and techniques of property management wherever he found them; then he passed them along to other landlords. For over 25 years now, Bob has been publishing information, giving speeches, putting on seminars and workshops, and consulting for landlords on how to buy, rent and manage property more effectively.

The RHAOregon Mission The Rental Housing Alliance Oregon is a group of rental housing owners and managers in the state of Oregon 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 of Rental Housing Alliance Oregon • 10520 NE Weidler St, • Portland, OR 97220 • Phone 503-254-4723 • Fax 503-254-4821 • www.rhaoregon.org • Hours: Monday through Friday 9am to 5 pm Editorial Staff: Cari Pierce • Graphic Designer Teresa Carlson Publisher: The Rental Housing Alliance Oregon 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 Cari Pierce at 503-254-4723.

Please notify the RHAOregon office of any address changes. www.rhaoregon.org

PREFERRED VENDORS: . 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

Kendall Associates Accountants and Business Consultants 1100 NE 28th Ave., Ste 101 Portland, Or 97232 P.503-206-5660 adam@kendallassoc.com Portland Tax Co. Full Service Tax and Accounting Phone: 503-258-0700 Fax: 503-256-1527

ADVERTISING / MARKETING Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com

Oregonian Media Group David Sandvig, P.503-221-8417 1500 SW 1srt Ave., Ste 500, Portland 97201 dsandvig@oregonian.com www.oregonianlive.com

RHA Oregon P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhaoregon.org TrueSource Screening, LLC David Mustard P.888.546-3588, F.888-546-3588 www.truesourcescreening.com

ASPHALT PAVING

Benge Industries Parking Lot Maintenance Service Corey Wilkerson P.503-803-1950 corey@bengeindustries.com Hal’s Construction, Inc. CCB#34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City, OR 97045 www.halsconstruction.com halspave@easystreet.net

ASSOCIATIONS

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

ATTORNEYS

Zillow.Inc Find your next tenant 1301 2nd Ave., Seattle, WA 97101 www.zillow.com

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

APPLIANCE-RENT -SRVS- LEASE

Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave, Ste. 1220 Portland, OR 97204

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

APPLIANCE-SALES ONLY G&C Distributing Company Tony Kavanagh, P.503-288-0221 1205 NE 33rd, Portland 97232

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

APPLICANT SCREENING CoreLogic SafeRent 7300 Westmore Road, Suite 3 Rockville, MD 20850 P.888-881-3400 www.corelogic.com/saferent

Complete Screening Agency LLC Jacob Turner & Tiffany Webb P.800-827-3130 www.complete-screen.com info@complete-screen.com National Tenant Network Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com Prospective RentersVerificationService Charlie Kamerman P.503-655-0888, F.503-655-0900

www.rhaoregon.org

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 Murphy Law Group P.C. Always representing ONLY landlords Tim Murphy P.503-550-4894 621 SW Morrison St. Ste 1225 Portland,97204

BASEMENT WATERPROOFING John’s Waterproofing,

CCB# 15830 Crawlspace Waterproofing P.503-233-0825 Fully Staffed www.johnswaterproofing.com

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 email: gandgconstruction@me.com

CARPET CLEANING

Americlean Inc., Since 1972 We are very good at what we do, Frank Porter, P.503-771-0554 info@iloveamericlean.com www.iloveamericlean.com Certified Carpet Services Cleaning, restretching,repairs and flood service. P.503-313-7963 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 P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

CARPET SALES

Certified Carpet Servies CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching, repairs & Flood Srvs mpsandstrom@comcast.net Contract Furnishings Mart Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com

CLEANING SERVICE

Americlean Inc., Since 1972 Complete Move-in / Move-Out Srvs Frank Porter, P.503-771-0554 info@iloveamericlean.com’ www.iloveamericlean.com

COLLECTION AGENCIES

Anderson & Associates Credit Services, LLC P.503-293-5400, F.503-813-2159 P.O. Box 230286, Portland, 97281 andersoncollectionagency@gmail.om

RENTAL ALLIANCE UPDATE -April 2015

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA National Credit Systems, Inc. Mary Bass Regional Sales Director P. 1-800-530-2797

Landlord Solutions P,503-242-2312, F.503-242-1881 P.O. Box 7087, Portland 97007 Online evictions & First Appearance www.landlord-solutions.com

COMMUNICATIONS

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

CONCRETE

Hal’s Construction, Inc. Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR97045 www.halsconstruction.com

CCB# 34434

Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com charlene.quaresma@nm.com Oregon Legal AssistanceSrvs P.503-954-1009,F.971-266-8372 Evictions,small claims and Process Servicing

1031 EXCHANGES / REITS TENANCY IN COMMON

Metro Sidewalk Repair P. 503-875-7900 Concrete Water Proofing, Maintenance & repair and new structure installation

DOORS

Eaton General Construction Eric Eaton P.503-539-0811 All Types of Floor Covering www.eatongeneral.com

Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com

J & B Hardwood Floors, Inc Jim Cripps, P.503-519-4920 jandbhardwoodfloors@gmail.com

CCB# 53631

ELECTRIC

American Commercial CCB# 159954 Mortgage Network Al Williams, P.206-264-1325 1366 91st Ave. NE Clyde Hill WA 98004

Freeman Electric P.503-803-6859 Call for RHA Member Discount

CB#61648

FINANCIAL SERVICES

Portland General Electric Anne Snyder-Grassmann P503-464-7534 1215 SW Salmon, Pdx 97204 Rental Housing Maint Service Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com

Banner Bank NMLS 120713 Residential Commercial Investment Financing Matt Schiefer P.360-259-6990 mschiefer@bannerbank.com Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com

CCB# 163427

Squires Electric Joe Squires P. 503-252-1609 1001 SE Division St., #1 Portland, OR 97202 www.SquiresElectric.com

ESTATE PLANNING

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

EVICTIONS

Action Services Wally Lemke, P.503-244-1226 6400 SE Lake Rd, Portland, 97222 Your eviction & process Service Specialist Barrister Support Service P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com

Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com

Beutler Excange Group, LLC P.503-748-1031, P.844-414-1031 toija@beutlerexchangegroup.com www.BeutlerExchangeGroup.com

Goose Hollow Window Co Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com Goosehwc.com Energy Trust Trade Ally DeKorte Electric, Inc. P.503-288-2211 5331 SW Macadam #258-113 Portland, OR 97239

Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com

Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com charlene.quaresma@nm.com

FIRE/WATER DAMAGE RESTORATION

Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.888-728-4208, Em.503-822-5539 www.restorationportland.com

FIRE SAFETY

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

FLOOR COVERING

Contract Furnishing Mart Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com

Rental Housing Maint Svcs Gary Indra P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood

CCB# 154142

CCB# 163427

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

FORMS

RHAOregon Attorney drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821 www.rhaoregon.org

GENERAL CONTRACTORS

Uptown Properties CCB# 198205 AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.uptownpm.com

HANDYMAN

Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 main@bluestonehockley.com Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom P.503-313-7963 mpsandstrom@comcast.net Eaton General Construction P.503-539-0811 Full Service General Contractor www.eatongeneral.com

CCB# 154142

G&G Construction Inc. P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com

CCB# 163427

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

CCB# 163427

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon 20

:RENTAL ALLIANCE UPDATE April 2015

www.rhaoregon.org

Dual and Affiliate members support the interest of rental housing through their membership in RHA:. PREFERRED VENDORS

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

CCB# 164323 Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 1521 SW Salmon, Portland, OR 97205 www.epbb.com wvandoorninck@epbb.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, OR 97233

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

HEATING OIL

Midway Heating Co. P.503-252-4003 12625 SE Sherman St. Portland, OR 97233

CCB#59382

CCB# 24044

Goose Hollow Window Co inc Mary D. Mann P.503-620-0898 Energy Trust Trade Ally www.goosehwc.com marymann@goosehwc.com

INSURANCE

American Family Insurance Auto/Home/ Life/ Commerical Larry Thompson Agency P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, Ste 220 Lake Oswego, OR 97035

INVESTMENT SERVICES

Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone

LOCK SMITH

Pop-A-Lock of Portland & Vancouver 24/7 Residential, Commercial & Automotive P.503-241-4922, F.503-395-2734 8931 SE Foster Rd., #101 Portland OR 97266 thomas@pdxpal.com

MASON CONTRACTORS

MOLD

Soil Solutions Environmental Services Tank Locating, Sampling, Decommissioning and DEQ Certified Clean-ups Phone: 503-234-2118 info@soilsolutions-environmental.com Website: www.soilsolutions-environmental.com

INSULATION

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

D&R Masonry Restoration Inc. Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie, OR 97222 www.drmasonry.coM

HEATING OIL TANK

Housing Authority of Portland Jill Smith, P.503-802-8565 135 SW Ash St. Portland, 97204

Titus & Associates Insurance and Financial Srvs Tim Titus P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition http://www.titusins.com Email: titus@titusins.com Peregrine Private Capital Corp P.503-241-4949 5000 Meadows Rd, #230 Lake Oswego, OR 97070 rs@peregrineprivatecapital.com

Deluxe Heating & Cooling Brian Ray, P.503-287-6688 www.deluxefuel.com

HOUSING AUTHORITIES

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

CCB# 99196

PLUMBING/DRAIN CLEANING

Liberty Plumbing Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms

CCB#176655

MJ’s Plumbing Michael LeFever, P503-261-9155 1045 NE 79th Portland, OR 97213

CCB#36338

ProDrain & Rooter Svcs Inc West 503-533-0430 East 503-239-3750 Drain Cleaning/Plumbing www.prodrainpdx.com

Real Estate Mold Solutions Ed White, P.503-232-6653 Free inspections, Testing and Remediation www.realestatemoldsolutions.com

Rental Housing Maint. Svcs Gary Indra, P503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com

MOVERS-HOUSE

Soil Solutions Environmental Services Sewer inspection and repair Phone: 503-234-2118 info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com

Emmert Development Co Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas, OR 97015

PAINT / PAINTING

CCB# 163427

G&G Construction Inc. CCB# 162743 PRINTING & PROMOTIONAL P.503-826-9404 PRODUCTS Maintenance & Painting Specialistse Inkberry Print & Promotional mail: gandgconstruction@me.com Logo’d Promotional Products, Signs & More Pamela Maio, P: 503-706-7711 CCB#53631 Rental Housing Maint. Svcs. CCB# 163427 inkberryprinting@comcast.net Gary Indra, P.503-678-2136 www.inkberryprinting.com Prof. Interior & Exterior painting PROPERTY MANAGERS garyindra@rentalrepairs.com Action Management Richard Hallman Painting CCB# 142467 Wendi Samperi, P.503-710-0732 Rick Hallman P.503-819-1210 The Alpine Group, Inc. Quality Interior Painting Since 1992 Tiffany Laviolette P.503-641-4620 4750 SW Washington Ave Rodda Paint Beaverton, OR 97005 Tim Epperly, P.503-572-8191 www.alpinepdx.com tepperly@roddapaint.com

Robinson Financial Group Rita J. Robinson, P503-557-4997 Group & Indiv. Health Insurance State Farm Insurance 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, OR 97233 john.lstegmann@farmersagency.com Wolter Van Doorninck,CPCU

PEST CONTROL

Alpha Ecological Pest Control Alexa Fornes PDX800-729-3764 1200 NE 112th Ave Vancouver, 98684 Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial.Multi Family www.frostpestfreezone.com

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon www.rhaoregon.org

RENTAL ALLIANCE UPDATE -April 2015

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Apartment CommunityMgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com Associated Property Mgmt Elisabeth A. Reiland, P.503-648-2150 408 SE Baseline Hillsboro, 97123 www.associatedmgmt.com Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219 Fox Management, Inc. Tressa L Rossi P.503-280-0241 C.503-750-8124 F.503-280-0242 2316 NE Glisan St Portland, 97232 tressa@foxmanagementinc.com Ron Garcia, Principal Brooker The GARCIA Group P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right! Lakeside Property Mgmt Co Michelle Wrege,P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com MicroProperty Mgmt. We focus on the small details P.503-473-3742 jeannie@micropropertymgmt.com Portland Pioneer Properties Tom Shepherd P.503-238-2560 pppropertiesllc@comcast.net Full Service Property Mgmt Prim & Prosperous Property Management 3PM, 503-635-8926 Patricia Turner turnerfp@yahoo.com Uptown Properties Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210 www.uptownpm.com Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St. PDX, 97203 Titus & Associates Insurance & Financial Srvs Tim Titus P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition http://www.titusins.com Email: titus@titusins.com

RADON

Soil Solutions Environmental Services Radon Testing and Mitigation Phone: 503-234-2118 info@soilsolutionsenvironmental.com soilsolutionsenvironmental.com

:RENTAL ALLIANCE UPDATE April 2015

REAL ESTATE SALES

Halâ&#x20AC;&#x2122;s Construction Inc. Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR 97045 www.halsconstruction.com halspave@easystreet.net

Bluestone & Hockley Real Estate Services Cliff Hockley P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219

SEWER

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

Soil Solutions Environmental Services Sewer inspection and repair Phone: 503-234-2118 info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com

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

SMALL BUSINESS SUPPORT From Here 2 There Helping solve business challenges to reach your goals. Ami Stevens, P.503-407-3663 astevens@fromhere2there.com

Elizabeth Carpenter CRIS Principle Broker P.503-314-6498, F503-882-8680 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

STRIPING

Benge Industries Parking Lot Maintenance Services Corey Wilkerson, P.503-803-1950 corey@bengeindustries.com

Premiere Property Group LLC Jim Lutz Phone: 503-297-7101 ~ Fax: 503-291-7851 Web Site: www.jimlutzccim.com E-mail: contactjimlutz@gmail.com

TELEPHONE

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

D&R Waterproofing, Inc. Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd. Milwaukie, OR 97222 www.drmasonry.com

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

CCB# 34434

Comcast Business Services Telephone, Internet, Cable & TV Srvs Dave Dronkowski, P.503-957-4186 E-mail: dave_dronkowski@cablecomcast.com

WATERPROOFING / CONCRETE REPAIR

WINDOWS / STORM WINDOWS

CB# 154142 Goose Hollow Window Co Inc CCB# 53631 Mary D. Mann P.503-620-0898 Energy Trust Trade Ally marymann@goosehwc.com, goosehwc.com

Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.503-427-2671, Em.503-822-5539 www.restorationportland.com Rental Housing Maint Svcs Gary Indra,P.503-678-2136 Fully Licensed to do it all Garyindra@rentalrepairs.com www.roofpdx.com

ROOFING

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

SEAL COATING

Benge Industries Parking Lot Maintenance Svcs Corey Wilkerson, P.503-803-1950 corey@bengeindustries.com

CCB# 163427

CCB# 149575

While the Rental Housing Alliance Oregon 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.

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon

www.rhaoregon.org

Mon-Fri 8am to 5:00pm 1205 NE 33rd l Portland OR 97232 503.281.2100 - p l 503.281.5644 - f

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PRSRT STD US POSTAGE PAID PORTLAND, OR PERMIT NO. 655

10520 NE Weidler Portland, OR 97220

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