August 2013 RHA Update Newsletter

UPDATE

Monthly Newsletter Published by the Rental Housing Association of Greater Portland

August 2013

In Memory ofJon Moon 1949-2013

How to Find Current Rent Page 4

Page 1

Service Dogs & Assistance Animals

Don’t Accept Late Rent Excuses

Page 8-9

Page 14-15

VISIT US AT www.RHAGP.org

VISIT US AT www.RHAGP.org

JOIN THE FUN AT THE RHA ANNUAL FAMILY PICNIC Wednesday, August 14, 2013 at Oaks Park Area 1 7805 SE Oaks Park Way Portland OR 97202 from 3:30 to 9 p.m. Dinner 5 p.m.

$5.00 Children 12 & Under Free

Featuring Oaks Fun Rides Delicious Food and BINGO If you plan on playing bingo, you need to bring an age appropriate prize (if it’s a child playing, bring an appropriate age prize and if an adult playing bring an adult prize, etc.)

NEW Vendor Fair!

Visit with Vendor partners Join in on some fun Activities 3:30pm – 6:00pm at the picnic

PICNIC MENU

Golden Fried Chicken, Hot Dogs, Baked Beans, Relish Tray, Fresh Fruit, Jell-O Salad, Potato Salad, Cole Slaw, Chips, Rolls, Watermelon, Pies, Cookies, Lemonade, Ice Tea, Coffee and more!

Pre-Registration Appreciated!

Please mail this to RHAGP or call 503-254-4723 Name(s): Address: City:

State:

Zip:

Number of Adults & Kids over 12: Number of Kids - 12 and under: Number of DELUXE Ride Bracelets: Total Amount mailed to RHAGP:

Phone: @ $5.00ea @ FREE @ $9.00ea

$ $ $

mail to: RHAGP, 10520 NE Weidler, Portland, OR 97220 Or Fax to 503-254-4821 or call 503-254-4723

IN MEMORY OF JON MOON 1949-2013 RHAGP lost a great treasurer when Jon Moon passed away July 3, 2013. He and his wife Anitra were enjoying a trip to their family home in Bend over the holiday. They were at his favorite golf course when he had a massive heart attack and could not be revived.

Jon joined RHAGP in July of 2006 and immediately took on the job of RHAGP treasurer. It was a lot of work, because RHAGP finances were a mess. With Jon's help we were able to get the books all straightened out and get back on track with our financial reporting etc. Jon was our dinner speaker many times, sharing with members his knowledge of the latest tax regulations. Jon helped many of our members meet their financial goals.

Jon was a treasure to work with. He was patient, kind, extremely knowledgeable, but humble. He was willing to help with anything we asked and never hesitated to answer our questions; whether a simple day to day bookkeeping question or a major tax issue when dealing with our tax returns.

Jon gave a lot of time to RHAGP. He helped refinance the building twice; both times lowering our interest and getting the best deal to help save RHAGP money. He also arranged CD's to get the best interest rates on our money.

Jon’s desire in the event anything happened to him was to have his clients remain with his colleagues: Carl Foster of Foster and Associates, CPA, LLC and Douglas Snyder of Snyder & Gaggini, CPA’s, LLC. Jon was a man of integrity, quiet, unassuming and never had a bad word for anyone. He was a hard worker, starting at age 8 he would caddy at a local golf course every Saturday for a Judge. His love of golf and the rules of golf shaped him into the man he would become. He worked many jobs to try and put himself through college, but was short of graduating when he didn't have the money to finish. He never regretted it...he knew he did the best he could.

In 1974 Jon & Anitra met on a blind date in San Francisco. Jon lived in San Jose at the time and Anitra lived in Portland.

They married 7 months later in Lake Tahoe. Jon started his own business in 1982, Northwood Business Services, in Irvine, CA. In 1991 they moved back to Portland and while Jon had sold his practice in CA, he retained the name and began to start over here in Portland. Many of his clients found him again and have been with him nearly 30 years.

Jon was the best husband, father and grandfather (his favorite title, Papa). Jon & Anitra were fortunate to have traveled a lot, mainly cruises to Australia, New Zealand, Hawaii, Europe, Panama Canal, Alaska, Mexico...their bucket list for the future was to play golf in all 50 states.

Jon is survived by his wife Anitra, his two children, Jennifer Laister and Ryan Moon and their spouses and four grandchildren.

In lieu of flowers, the family asks that donations be made to a favorite charity in Jon’s name or to a Memorial Fund that will be set up in his name to help fund future golf scholarships.

Jon was such an asset to RHAGP. He will definitely be missed.

AUGUST 2013 TABLE OF CONTENTS RHA Annual Picnic ...........................Inside Front Cover In Memory of Jon Moon ............................................... 1 President’s Message ................................................... 2 RHA Mark Your Calendar ................................................. 3 How to Find Current Rent ............................................ 4 Libby and the Cape of Visitability ................................ 5 Picnic Sponsors ........................................................... 5 Landlording 101 Class ................................................. 6

Dear Maintenance Men .............................. 7 & 10 -11 Service Dogs & Assistance Animals ...................... 8-9 Nice People, Bad Tenants ................................. 12-13 Don’t Accept Late Rent ExcusesOffer Solutions ................................................... 14-15 Rented Sight Unseen ..............................................16 Property Maintenance & Tenant Retention ............. 17 The Preferred Service Guide .............................18-20 August 2013 1

PRESIDENT’S MESSAGE Liz Carpenter, Rental Housing Association of Greater Portland President, talks this month about the hot topics of Section 8, legislative processes and the future.

Trust is a hard thing to come by, especially in politics.

Elizabeth Carpenter Three months ago, the Rental Housing Association of Greater RHA President Portland announced neutrality on Speaker Tina Kotek’s Housing Choice law, making mandatory the acceptance of applications from Section 8 program participants. RHAGP made this move to neutrality in order to continue to address the issues landlords have historically had with the program.

We are the small landlords who have been providing affordable housing in Oregon since 1927. 80% of our 1,700+ members have fewer than 10 units. Small landlords are wary of the paperwork, the inspections, and the unreasonable demands on time that have long been part of the federal Section 8 program. Many of our members just cannot see why a federal program for public housing is being forced on Oregon’s private property owners, when all the vouchers currently released in Oregon are used. There is no shortage of housing and there is no immediate problem we believe legislation will resolve.

But we decided to trust and work with the Legislature. Our organization has been around for a long time, and we’ve learned the balance between standing strong for private property rights and being constructive in the affordable housing community.

We also trust that this law’s implementation will evolve: applications are required to be accepted – not tenants; tools for screening applicants can be applied equitably to everyone; landlords have access to funds to mitigate costs of damages; a committee of stakeholders will continuously meet to listen to concerns and find ways to improve the program; and efforts will be made to seek waivers allowing increased flexibility of the program in Oregon in areas such as inspections and lease lengths.

RHAGP is committed to addressing all the Housing Choice issues, being partners in the affordable housing community, and we will continue to work in good faith. As the new law takes effect, our members simply ask for the same level of trust in return.

Now for the fun stuff! Our Annual Picnic – August 14th Join us for our annual summer party at Oaks Park. Cost is just $5 per person, over the age of 12. Ride bracelets are $9 each and skating is included!

• 2pm • 3 – 6pm

• 5pm • 7pm

Registration opens Vendor Fair – Meet those who support landlords while engaging in many fun activities Dinner served Bingo starts

Many members invite families, co-workers and even hold their company picnic at ours! The more the merrier. Looking forward to seeing you there.

ADVERTISING AVAILABLE!!!

Are you an Affiliate or Dual Member of the RHA?

Are you Utilizing all your advertising opportunities? There is space available and we want YOU. Call 503/254-4723 to find out more!

2 August 2013

RHAGP LIST OF COMMITTEES Building Chair: Phil Owen, Phone: 503-244-7986 Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474 Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Education Chair: John Sage, Phone: 503-667-7971 Electronic Media Chair: Ron Garcia, Phone: 503-595-4747 Forms Chair: Mark Passannante, Phone: 503-294-0910 House Chair: Robin Lashbaugh, Phone: 503-760-7171 Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-3146498 Newsletter Chair: Will Johnson, Phone: 503-221-1260 Office Chair: Robin Lashbaugh, Phone: 503-760-7171 Public Relations Chair: Margaret Baricevic, Phone: 503-329-5223 Government Relations Chair: Phil Owen Phone: 503-244-7986 Gresham Liaison: Jim Herman Phone: 503-6458287 Marketing Chair: Ami Stevens Phone: 503-407-3663

RHAGP LOBBYIST

Cindy Robert, Phone: 503-260-3431

RHAGP OFFICE STAFF Alita Dougherty, Office Manager - alita@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Cari Pierce, Member Svcs - cari@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

“Landlords doing good things in their communities”

RHAGP IS COMMITTED TO EDUCATING MEMBERS TO FAIR HOUSING PRACTICES AND POLICIES.

RHAGP Update

RHA Mark Your Calendar Date

Events

Location

Time

Information

8/14

RHA Annual Picnic 2nd Wednesday

Oaks Amusement Park

3:30pm Dinner 5pm

Mark Your Calendar! See pg. 1 for more details.

8/21

Board Meeting

RHA Office

5pm

8/29

Member Info./Mentor Session

RHA Office

6pm

9/11

Board Meeting

RHA Office

5pm

9/17

Dinner Meeting

CFM

6pm

9/26

Member Info./Mentor Session

RHA Office

6pm

Date

Classes

Location

Time

Information

8/7

Online Tenant Screening

RHA Office

11am

**

8/8

Tenant Retention

Standard TV & Appliance

6:30pm

Taught by Ron Garcia, The Garcia Group 3600 SW Hall Blvd. Beaverton OR 9705

8/9

Understanding Your Decision Point WebEx Report

11am

**

8/27

Measuring your Facebook Success RHA Office for Property Owners

6:30pm

Taught by Guy Edwards, Brainjar Media

8/27

Online Tenant Screening

WebEx

7pm

**

8/29

Understanding Your Decision Point WebEx Report

7pm

**

9/4

Online Tenant Screening

11am

**

9/5

Understanding Your Decision Point WebEx Report

11am

**

9/12

Repair & Renovate

RHA Office

6:30pm

Taught by TBD

9/19

Brown Bag Lunch TBD

RHA Office

11:30am

Taught by TBD

9/24

Evictions

Standard TV & Appliance

6:30pm

Taught by Sam Johnson, Landlord Solutions 3600 SW Hall Blvd. Beaverton OR 97005

9/24

Online Tenant Screening

RHA Office

7pm

**

Holiday InnWilsonville

9am

See pg. 6 Taught by Mark Passannante 25425 SW 95th Ave, Wilsonville, OR 97070

10/12 Landlording 101

RHA Office

Sponsored by Contract Furnishings Mart

**Register by day before class, FREE for Members Only, with current service agreement for tenant screening.

Registration is required for all classes/events, Call RHA at 503/254-4723. 3 day advance registration required to receive early registration discount of $5.00 on classes.

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

Tenant Retention Vacancies are expensive.

How can we minimize vacancies? What are we doing or not doing that may cause them to happen more often? What can we do to prevent problem tenants and vacancies from occuring in the first place, and also eliminate errors and faults-in order to play like a pro?

Measuring your Facebook Success for Property Owners In this class Facebook will be made accessible to you and your business, focusing on how to determine if your Facebook page is working and how advertising can be beneficial for any budget.

Other topics include: security, best practices, and recent updates.

$25.00/Member, $35.00 Non-Member

$25.00/Member, $35.00 Non-Member

www.RHAGP.org

Evictions This class will will take you step by step through the eviction process. You will learn strategies to decrease the time and rent you lose.

This class will improve effificiency in eviction court.

You will hear the common pitfalls for landlords and how to avoid them.

1 Continuing Education Credit Hour $25.00/Member, $35.00 Non-Member

August 2013 3

hOW TO FIND CURRENT RENT When you have a vacancy how do you determine current rent for your unit? How can a landlord know what will be competitive with similar nearby properties? If you set the rent too low, you run the risk of losing money; too high, and you could have a hard time filling vacancies.

Fair Market Rent (FMR) is set by the U.S. Department of Housing and Urban Development (HUD), and is based on what a household can expect to pay in a given area for a non-luxury rental unit. Efficiencies, one-, two-, three- and four-bedroom units are included in the FMR listings, which are revised each year. FMRs are set at the 40th percentile of gross rents, which is the point at which 40% of rents are below or equal to, and 60% of rents are greater than or equal to.

Landlords might use the HUD’s FMR when dealing with Section 8 tenants, or to see where their rent stacks up against the government’s estimate. Keep in mind that this figure is going to be set among the lower half of average rents, and also that gross rent includes utilities paid by the tenant.

As in any other investment, rents are dictated by what the market will bear. In times of low vacancy, when rental properties are harder to come by, tenants will pay higher rents. More tenants live in “roommate” situations. When there are plenty of vacant units, and tenants are harder to come by, rents tend to go lower as landlords compete for tenants. Landlords don’t have as many roommate groups renting.

It’s always a good idea to check where you stand against other rental units in your area. Rent that is either “too high” or “too low” could cause vacancies by tenants moving to cheaper places or not give you the money to maintain your units. Here are some places to check what rents are in your area: 1.

Check Craigslist. Scan the online classified ads site for properties with the same number of bedrooms and bathrooms as yours. Check square footage, neighborhood and amenities that are included, such as fitness rooms, swimming pools or free WiFi. If the units are close to you drive by or attend an open house to check out competing properties.

2.

Conduct Some Drive-Bys. Drive around your area and look for “For Rent” signs. Call the number, inquire about the rent, and ask about the size and what’s included.

If you really want to see how your property compares, schedule a viewing of the property.

3.

Go to Property Management Companies’ websites.

They will have lots of information about rentals in your area.

Find rental units that compare with yours and find out how

4 August 2013

much they’re leasing them for, what is included (utilities or garages).

4.

Go Online. Zillow, the real estate valuation site, has a “Rent Zestimate” for every property. Simply enter the address, and see what rent comes up. Rentometer also compares rent rates and shows where the property is located. Enter the address, rent amount and number of bedrooms, and it will tell you whether it’s too high or low.

It’s a good idea to check market rents on a regular basis.

You want to know your competition.

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 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.

RHAGP Update

LIBBY AND THE CAPE OF VISITABILITY

Thank You Early Picnic Sponsors

By Jo Becker, Education/Outreach Specialist, Fair Housing Council Serving Oregon and SW Washington

‘Remember Harry Potter and his invisibility cloak? Well, here’s a fun bit of fair housing news for you! National fair housing speaker and attorney with For Rent Media Solutions has written a children’s book (e-book) that explores disability1 and accessibility from a child’s perspective. Another book for kids that’s sure to resonate with grownups as well! Check it out at www.FHCO.org/read_on.htm – and support a great cause – today!

RHA would like to thank the following who have agreed to sponsor the 2013 Picnic:

GOLD SPONSORS

Jeff Bennett - Warren Allen LLP Stephanie Holt - Contract Furnishings Mart Mark Passannante- Broer & Passannante P.S

SILVER SPONSORS

This article brought to you by the Fair Housing Council; a nonprofit serving the state of Oregon and SW Washington.

All rights reserved © 2013. 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 Want to schedule an in-office fair housing training program or speaker for corporate or association functions?

Visit www.FHCO.org/pdfs/classlist.pdf Federally protected classes under the Fair Housing Act include: race, color, national origin, religion, sex, familial status (children), and disability. Oregon law also protects marital status, source of income, sexual orientation, and domestic violence survivors. Washington law covers martial status, sexual orientation, and domestic violence survivors, and honorably discharged veterans / military status. Additional protected classes have been added in particular geographic areas; visit FHCO.org/mission.htm and read the section entitled “View Local Protected Classes” for more information.

Jon Moon - Northwood Business Services Tony Kavanagh-G & C Distributing Company

BRONZE SPONSORS

Cindy Robert- Rainmakers LLP Ron Garcia- The Garcia Group Liz Carpenter- LizC Real Estate Investments LLC Jerad Goughnour-Gateway Property Mgmt.LLC Denise Goding-Keller Williams Realty, Portland Central Lynne Whitney- Real Estate Roofing Services Inc. Dave Frost- Frost Integrated Pest Management Ken DeKorte- Dekorte Electric Inc. Richard Schneider- Law Offices of Richard B Schneider Terry Klein-O’Meara Carpert Cleaning James Thomas- Anderson & Associates Credit Services

Our sponsors help keep the member price of the picnic low.

There is still time for sponsors to sign up, call 503-254-4723 for details.

Thank you sponsors! www.RHAGP.org

August 2013 5

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, Past 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, October 12, 2013 TIME: 9 – 4:30pm (Includes lunch) COST: $120 Members OR $170 Non-member Register by Monday October 7, 2013 and receive an early registration discount of $20 Place: Holiday Inn Wilsonville 25425 SW 95th Ave, Wilsonville, OR 97070 NOTE: Non-member payment must accompany registration form.

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.

6 August 2013

RHAGP Update

Dear Maintenance Men:

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: I keep hearing about PEX tubing as an alternative to copper tubing when it comes to re-piping my rental units.

What is the difference between PEX and copper tubing and why use one over the other? What are the pros and cons?

check with your local building department to ensure it is allowed in your area.

Dear Maintenance Men:

Mark

I’m about to start a rehab project in one of my units. Can you give me some tips on drywall repairs? The previous residents were very hard on the walls and left me with a number of holes. I want to learn how to do the repairs.

Dear Mark:

Ruben

First let’s define what PEX tubing is. PEX is a cross-linked polyethylene pipe. (It looks and feels like plastic pipe.)

The PEX pipe is resistant to extreme temperatures, stress, pressure and chemicals attacks such as acids & alkalies.

This makes PEX pipe suitable for both hot and cold water systems and can be used in below freezing condition and is suitable up to 200 degrees Fahrenheit. The pipe is extremely flexible and easy to install.

Dear Ruben:

Very small holes can sometimes be repaired with a bit of drywall tape and joint compound and feather sanded smooth. However, it sounds like your damage may be a bit more extensive. The first thing to do on a larger repair is to cut the damaged drywall back to a stud. In other words, cut a square hole large enough to see half of the of the wall studs on right and left of the hole. Fit a new piece of drywall inside the hole and attached the Pros and cons of using PEX: drywall patch to the exposed studs. The patch should

Pros: be the same thickness as the existing wallboard. After

1: Versatile and user friendly, can be bent around completing the rough drywall repairs, doing the finish

corners & snaked through walls. carefully will be most important. Use wallboard joint

2: Minimum of connections needed to complete a compound on all seams, nails, screw holes and corners.

Joint compound or drywall mud can be found at any

pipe run. (Less chance of a leak) hardware store and comes in quart, gallon and five-gallon

3: Cold weather burst resistant. buckets ready mixed. Using a 4-inch taping knife, spread a thin coat of joint compound on the repair joints filling the

4: PEX pipe is less expensive than copper pipe cracks and leaving a layer of compound two inches on

Cons: either side of the joints. Before the compound dries, apply

1: Cannot be used outside or in sunlight. the drywall tape over each repair joint and apply a second layer of mud over the tape with the four-inch taping knife.

2: Not recycle friendly Allow to dry. Using drywall sandpaper, even out any high

3: Installation tools can be expensive. spots and feather the edges. With a 10-inch drywall knife two coats of joint compound over the tape, letting Pros and cons of using copper pipe: the compound dry between coats. Sand any high spots

Pro: between coats. After the final coat of mud, use sandpaper or a wet sanding sponge sand the joint until it is smooth.

1: Long lasting, easy to use and install Texture to match the surrounding walls and the patch will

2: Resists corrosion disappear.

3: Environmentally friendly, i.e.: recyclable.

Dear Maintenance Men:

4: Safe for exterior use.

I am getting ready to tackle a sliding shower door

Cons: replacement. The bottom track looks welded to the tub.

How do I remove it without damaging the tub? Any tips on

1: Expensive to buy. getting this job done will be appreciated!

2: Can burst in extreme cold weather.

George

3: More connections and elbows needed to Dear George: complete a pipe run. (More chance of a leak.)

Remove the sliding doors by lifting them off of the head Before making any decisions about using PEX piping, rail track and swinging them out. Remove the screws CONTINUED on PAGE 10

www.RHAGP.org

August 2013 7

service dogs & assistance animals

By Cliff Hockley and Elena Tangman-Wells, Bluestone & Hockley Real Estate Services | Sperry Van Ness

On April 25th, 2013 the Department of Housing and Urban Development issued an update letter FHEO-201301 regarding service and assistance animals with direct application to residential housing. This letter tied together three laws: •

The Fair Housing Act: which applies to both public and private residential housing)

•

Section 504 of the Rehabilitation Act of 1978: covering housing providers that receive federal financial assistance (such as Section 8)

•

The American with Disabilities Act: which applies to public and private handicapped access

Clarification: This letter clarified the definition of a service animal; the definition of an assistance animal; and when and where a landlord may inquire about a service or assistance animal.

There are two distinct categories of animals that help disabled people.

Service dogs (not animals) •

Are trained to work or perform a task for the benefit of an individual with a disability

•

Exclude dogs that are used solely for emotional support

have low vision, alerting individuals who are deaf or hard of hearing to sounds, providing protection or rescue assistance, pulling a wheelchair, fetching items, alerting persons to impending seizures, or providing emotional support to persons with disabilities who have a disability related need for such support.”

Basic Rules for service Dogs and assistance animals: •

These animals are not considered pets

•

Landlords cannot charge a pet fee or deposit

•

Landlords cannot limit the size, breed or weight of the service dog or assistance animal.

Challenges: Reasonable Accommodation Requests •

Onsite managers and/or property managers cannot ask people with obvious disabilities if they need an accommodation request,

In other words: •

If a tenant is obviously blind, deaf, or disabled the landlord cannot ask about the person’s disability, nor can you ask for proof of disability, nor can you require proof of a service dog’s training, license or certification

Assistance animals

But, according to the HUD guidance letter, if a person brings a service dog with them you can ask:

•

Does not need to have training

•

•

May be any type of animal

Is this a service animal that is required because of a disability?

•

Aka: companion animals

•

What work or tasks has the animal been trained to perform?

It clarified that “an assistance animal is NOT a pet. It is an animal that works, provides assistance or performs tasks for the benefit of a person with a disability, or provides emotional support that alleviates one or more identified symptoms or effects of a person’s disability. Assistance animals perform many disability related functions, including but not limited to, guiding individuals who are blind or

8 August 2013

For individuals with disabilities where the disabilities are not readily apparent it is o.k. to ask for reliable documentation of an: •

Individuals disability

•

Their disability related need for an assistance animal.

RHAGP Update

SERVICE DOGS & ASSISTANCE ANIMALS continued from PAGE 8

You might consider using a reasonable accommodation form (in these cases when the disability is not readily apparent, to establish and confirm a disability that requires the use of a service dog or assistance animal (which of course you want to file in the tenant file). You may also want to draft a pet policy for your rentals that sets a stage for pets you can accept. Remember Livestock (i.e. farm animals) is only allowed in some cities.

opportunity at 202-619-8046 •

You can call your Landlord Tenant attorney

•

You can call Multifamily Northwest formerly Metro Multifamily Housing or Rental Housing Association of greater Portland for clarification.

You will want to include on the form that the disability is not readily apparent and that is why the form is being generated. Noted below is a link to the Rental Housing Association of Greater Portland reasonable accommodation form: http://goo.gl/83fbh Denial of rental to service dogs and assistance animals There are cases when it is legal to refuse rental to a service animal: •

When it is clear that an animal is out of control and the handler does not take effective action to control the animal.

•

Not house broken, or house trained

•

Threat: If the animal poses a clear direct threat to the health and safety of others, that cannot be eliminated or reduced to an acceptable level by a reasonable modification to other policies, practices or procedures

•

Prior injury to others: The specific animal has a history of injury to others.

Where can a tenant take a service dog?

Service dogs must be permitted to accompany the individual with a disability to all areas of the rental location where members of the public are normally allowed to go.

•

Swimming pool

•

Playground

•

Laundry room

•

Recreation room

•

Leasing office

Confused?

There are resources to find more information on this complicated subject: •

•

You can log on the HUD website and download and reread the letter. http://portal.hud.gov/hudportal/ documents/huddoc?id=servanimals_ntcfheo2013-01.pdf You can call the HUD office of Fair Housing and Equal

www.RHAGP.org

NEW MEMBER ORIENTATION AND MENTORING SESSION

Have you recently become a member of the RHA? Are you thinking about becoming a member of the RHA? Have you been a member of the RHA, but want to know how to utilize your membership better.

Come join us and see what the RHA has to offer you as a member.

Come have your questions answered by an experienced landlord Refreshments Offered Thursday August 29, 2013 from 6-8pm at the RHA Office 10520 NE Weidler Portland OR 97220.

Call 503/254-4723 for more information

August 2013

9

DEAR MAINTENANCE MEN CONTINUED from PAGE 7

holding the head rail to the side rail. Using a rubber mallet tap the head rail loose from the side rails. The side rails are usually bolted and caulked in place. Remove the screws (if they are corroded: use Liquid Wrench or just drill them out) and pry the rails away from the wall. Be gentle so as not to loosen any tiles. Next, remove any excess caulk from the bottom rail. Typically the bottom track is glued down to the tub with “Adhesive Caulk”. It may be possible to gently tap the side of the track with a rubber mallet and break the hold of the dried out caulk. Look for possible screws holding the track to the tub. If the track is still stuck gentle pry with a flat pry bar, use a 3/8 plywood backer approximately 4”x 6” under the pry bar so that you do not damage the tile or tub. Use a putty knife to remove any left over caulk or glue. Clean the area with acetone or other suitable cleaner.

Installation of the new shower doors is the reverse of removal. The bottom track may need to be cut to size.

Use polyvinyl adhesive caulk to attach the bottom track to the tub. Don’t use screws; it will cause the tub to rust prematurely. Use plastic anchors for the side rails along with polyvinyl adhesive caulk. Reattach the head rail and doors. Avoid use of the shower for at least 24 to 72 hours.

10 August 2013

Dear Maintenance Men: I have a unit that was occupied by a pack rat resident.

Even after all the stuff was removed, the unit’s stench is overwhelming. This resident, smoked, had pets and never threw out their garbage. How do I get remove the stench and keep the odors from coming back?

Monica Dear Monica: Rancid smells, nicotine, animal and organic odors are very hard to remove even after painting and cleaning the carpets. Chances are if the resident was long time hoarder, the carpets will need to be replaced. Remove the carpets, pad and tack strips. The tack strips are wood and can absorb and release the smell of smoke, urine etc. Thoroughly clean the floors with soapy water mixed with bleach. After cleaning the floors, it is not a bad idea to paint or use a primer to coat the flooring. One of the best ways to remove the odors from the walls is using oldfashioned elbow grease! Again, wash the walls with soapy water using a brush or rag. Adding TSP (a powdered cleaning solution available at most hardware stores) or CONTINUED on PAGE 11

RHAGP Update

DEAR MAINTENANCE MEN CONTINUED from PAGE 10

using a degreasing agent will help in the cleaning. If you have flat ceilings, wash them too. If you have “acoustical” or “pop-corn” type ceiling, that’s a problem. By its nature, acoustical ceiling material cannot be cleaned.

Encapsulating the acoustical ceiling with spray paint may solve the problem. You will need a primer coat and a minimum of two coats of paint. If the smell is still present, give it another coat of paint and let the unit air as much as possible. Don’t forget to wash the windows and window frames. You will be amazed at how clean the aluminum or vinyl windows will look after a good cleaning.

Dear Maintenance Men: I have an old building with metal casement windows that crank in and out. The windows do not open or close properly, and they are hard to lock. My budget does not allow me replace the windows. How do I repair them?

Dan Dear Dan: The metal casement window repair issues are not as difficult as it may appear and the good news is; all the repairs can be done from the inside of the unit. Most casement windows open and close by pivoting on hinges, controlled by a crank mechanism and locked closed by a hinged hook with a handle.

Many casement window issues in old buildings have a number of solutions. Over time, the window frames will get painted repeatedly throwing off their closing tolerance and grime, dirt and rust will buildup jamming the track and locking mechanism. The crank handle may strip out and if too much force is used, the gears in the crank body may strip. The cost of replacing the window is much higher than the cost of repairs. Each window will need to be inspected to determine what level of repair is in order. Cleaning and lubricating will solve 90 percent of a hard to operate casement window. Don’t forget to oil the hinges and scrape the old paint to aid in closing and locking the window. All the working parts can be unbolted for cleaning and repairs or replacement.

There is a company called Blaine Window Hardware, Inc. (800 678-1919) or www.blainewindow.com that sells exact replacement parts for old casement windows.

Dear Maintenance Men: Do you have any suggestions as far as summer projects when it comes to maintaining my apartment building? I am handy and do not mind rolling up my sleeves.

Bruce

www.RHAGP.org

Dear Bruce: First thing we would look at is your landscape sprinkler system. The weather has warmed up which means a broken sprinkler line or clogged head may cause dry spots.

A non or poor working irrigation system can kill or damage your landscape before you know it. Turn on your sprinkler valve and check for proper coverage at each head. Adjust any sprinkler heads so they do not water the concrete or non-growing areas. If you have an automated system: check that the valves are operating correctly, the wires are not frayed and the valves do not leak. Next, adjust the time clock, keeping in mind the warmer weather. To fight against evaporation set your timer to turn on the sprinkler system early in the morning or late in the evening.

Another fun project is working on the most neglected room in an apartment building: The Laundry Room! Nobody wants to do laundry in a dirty, hot ugly laundry room. This is a great time spruce up the room. Remove all cobwebs, pull the machines back and clean out the accumulated dust and dirt that finds its way behind the machines. Check that the windows work properly. Paint the laundry room; that alone will make the laundry room feel cooler and more inviting to use. If your laundry room has a bare concrete floor, consider laying linoleum or vinyl squares. Items to save you money in the laundry room include: replacing the light switch with a rotary timer along with installing florescent bulbs. Many laundry rooms contain the central water heater. If the water heater has a recirculation pump, consider installing a timer to control the reticulating pump.

Set the hours between 5 am and 10am and then again between 5 pm and 10 or 11 pm. This will accomplish a number savings. The first is not running a large pump 24 hours a day, saving electricity, second is not introducing cool water to your heater 24 hours a day, saving on the cost of heating the water and third is by not running the pump all the time, you are saving wear and tear on the recirculation line itself. Most slab leaks originate from the recirculation line; the weak link in most water systems.

QUESTIONS? QUESTIONS? QUESTIONS? Maintenance Questions!!!

We need more

To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@BuffaloMaintenance. com. Please “Like” us on Facebook.com/BuffaloMaintenance Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation.

JLE Property Management, Inc for management service or consultation Frankie Alvarez at 714 956-8371, Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01216720 Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.ContactJLE.com www.Facebook.com/BuffaloMaintenance

August 2013 11

SEEMINGLY NICE PEOPLE CAN BE BAD TENANTS By: Robert Cain “But they seemed like such nice people!” Famous last words of the landlord whose bad tenant was just about dragged out of their property by the deputy sheriff, eviction order in hand, and told to remove his belongings from the sidewalk in no less than two hours. The landlord surveys the broken windows, cigarette burns in the carpeting, torn off doors, and shivers at the lost rent for the past three months.

Five months earlier that landlord had had three other prospects, each of whom was excited about renting what would soon become a less-than-sparkling property, but the landlord picked the bad tenant. Why? It’s because bad tenants are adept at selling themselves. It has to do with why people buy.

Make no mistake, every applicant is selling himself when applying to rent. Some are far better at it than others; in fact, some of them are truly experts. For some, it’s just the con man, or woman, in them; for others it’s because they have had so much practice. In both cases, the landlord ends up paying.

No, we don’t want bad tenants. Yes, we do want to rent to people we like. We want people renting our properties who will take pride in the way their homes’ look, will be responsible and pleasant neighbors, and will resolutely pay the rent on time. Those are people we like.

We like friendly people. We like people who smile, who are agreeable, and who are courteous. But are those the qualities that make good tenants? Smiley, agreeable, courteous people are the ones we might like to have a beer with. But rent to them? Renting is a business decision.

Having a beer and a good time is a personal decision. The two are not mutually exclusive because we can rent to people we like and have them be good tenants. A personal relationship can go along well with a business relationship.

Some of my friends in business are also people whom I enjoy having lunch with.

Even so, the two relationships are different. Trouble is, any landlords somehow feel that wanting to socialize with someone is what counts.

One of the first things I tell students in my sales training classes and seminars is that people like to do business with people they like. Think of your own experience. There is no way you will do business with a person whom you do not like, trust, or believe even if he or she has the best prices and products in town. As the famous sales trainer Zig Ziglar pointed out numerous times in his presentations, “You can’t make a good deal with a bad guy.”

No, we don’t want to rent to jerks. They may be good tenants in that they take care of the property, pay the rent on time and are tolerable neighbors, but they are a pain. I had some tenants once who always paid the rent on time, who always took immaculate care of the property, but whom I dreaded getting the rent check from (always on the first of every month) because they included a laundry list of nitpicky repairs that “needed” doing, right down to light bulbs that burned out too often.

Bad tenants have taken that dictum to heart and learned to act like good guys, people we like, people we want to do business with.

These two were just annoying. I certainly had no desire to socialize with them. But the business relationship was tolerable. (I have to admit I was pleased when they bought CONTINUED ON PAGE 13

Keep Us Informed Moved? Hired or fired a manager?

New email address or phone number?

Keep the RHAGP office up to date with your current information.

Especially important is to send changes when you hire or fire an authorized user on your account. If you haven’t given RHAGP signed authorization on a manager or partner, they will not be able to buy rental forms or do tenant screenings.

Call the office with all changes: 503-254-4723

12 August 2013

RHAGP UPdATe

SEEMINGLY NICE PEOPLE CAN BE BAD TENANTS continued from PAGE 12

a home, though.)

In the nightly meetings of bad tenants (they must have them), the discussions must revolve around how to get landlords to rent to them in spite of their less-than-stellar rental histories. The two most obvious tactics to get to move into a property are to find a landlord in a hurry or to get the landlord to feel sorry for them. That isn’t enough. A landlord may feel sorry for an applicant or may be stressing over the mortgage payment he will have to take out of his own pocket if he doesn’t get some rent soon. But if the landlord doesn’t like the applicant, there’s little chance that the landlord will go along with excuses such as having to “find a place today because her boyfriend kicked her and her baby out” or “not having enough cash for the first month’s rent and the security deposit right now.”

dragging them and their belongings out of your rental property. You will have tenants whom you will value as good customers, even if you don’t want to have a beer with them.

Reprinted with permission of Rental Property Reporter, http://www.rentalpropertyreporter.com/ Robert Cain is a nationally-recognized 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.

5 CREATIVE STRATEGIES WHEN USING "FOR RENT" SIGNS By Mrlandlord.com

That means bad-tenant applicants will be on their best behavior, acting just as their mothers told them to act, when they look for a new place to live. They will smile, say thank you, and corral their bratty kids when they tour a property.

You will like them. And that’s fine. Whether you rent to them or not should depend on different criteria. But you know that.

1. Put a sign ON your car parked on the big street

Good tenants fill the application out completely. They have to have an acceptable rental history. They have to have sufficient, regular and verifiable income. They have to have the rent and deposit up front.

3. Put up a second sign in the window of the rental.

Prospective tenants can seem like nice people. They can, in fact, be nice people. They can be people whom you could socialize with. But they first and foremost, they must be people who can prove they will be good tenants. Then you won’t have the deputy sheriff, eviction order in hand,

that is a feeder to your place. For an example, try a "House For Rent" with an arrow pointing in the right direction.

2. If the city allows multiple signs in your yard, put up 2-3 at each house, PLUS directional corner arrows.

4. Use a banner across the front porch.

5. Put an inflatable Santa with lights in summer. No law against holiday decorations!

Reprinted with permission from MR. LANDLORD. For a free sample newsletter, call toll-free, 1-800-950-2250, or visit their informative web site at mrlandlord.com to register to win a free Landlording book.

Fishing for Articles!

We want to publish articles of interest to you in the future issues of the Update. Contact Alita with your suggestions or email an article you would like us to consider publishing.

Alita@rhagp.org or 503/254-4723

www.RHAGP.org

August 2013 13

DON’T ACCEPT LATE RENT EXCUSES-OFFER SOLUTIONS By: Jeffrey Tayler “Mr. Landlord” One of the biggest mistakes new landlords make—and sometimes some of us who should know better—is to accept any excuses for nonpayment of rent. Handle all nonpayment cases the same, whether it’s a good or bad excuse. Do not accept any excuses – offer solutions!

•

“I lost my job”

•

“Car repair”

•

“Self-employed Hair Stylist – Business has been real slow this month”

If you start “judging” whether or not a resident’s excuse is worthy of giving them an extended period of time to come up with the money, you will encourage them to come up with worse excuses the next time. In addition, you dig yourself into a deeper and deeper financial hole if they don’t come up with the money after the extended time period, and you have delayed starting the eviction procedures.

•

“I had a big electric bill because you won’t replace all the windows” )last January – walked into the house and they had the heat set at about 80, only 50 degrees outside)

•

“Had to buy schoolbooks”

•

“State garnished my tax refund for back child support”

•

“I left town because my dad died and I forgot my checkbook.”

•

“I was supposed to work and didn’t know it, so they suspended me for 3 days.”

•

“I’ve been too busy to mail it.”

•

“I got in a fight with my girl friend, so had to use the rent to buy her flowers, take her out to dinner and make up with her. I am sure being a girl you understand.”

•

“Maybe if I got a checkbook I could get my rent paid on time.”

•

“I got a joint checking account with my boyfriend, then he left me last month and took all the money.”

•

“Sorry, but needed new tires.”

•

”I failed to pay taxes in 2008 and the IRS swept my account on the first so there was no money there.

They were not supposed to do that – my attorney is in contact with them.”

I’ll also admit this: If a resident who has paid on time for over a year and otherwise been an excellent resident, and they give me an excuse, I still won’t listen or judge their excuse, or delay the legal proceedings. But I will listen to their proposed plan for getting caught up and offer suggested solutions. AND if they have never lied to me up to that point, I will waive or suspend the late fees and court costs, and get them to sign a promissory note, and work with them.

•

”I got bit in the crotch by a brown recluse spider while I was camping at the Renaissance Fair and I had to use the money to go to the ER.”

•

“I am out of town but my wife said someone has accessed our checking account and there is a hold on the account.”

•

30 Popular Excuses for Unpaid Rent

• “Had to get brother-in-law out of jail” (And they didn’t

even like each other)

“Last week, my bank sent the check, but it must’ve gotten lost. I’m not putting a stop payment on it for another week. If you don’t receive it, I’ll send another one. No, I’m not writing another check until I find out what happened to the first check.”

•

“My fiancé left me”

•

“Just use my security deposit”

•

Last Month: “My uncle died and we have to pay for the funeral.”

•

This Month: “My aunt died……”

Let your residents know right from the beginning what your procedures are when payment is not received and that there are no exceptions. I even have a list that can be shown to the resident at move-in that gives examples of excuses that residents have tried to use in the past to no avail. This adds a little bit of humor to a very serious discussion, but it also clearly lets the new resident know that there is no need to offer excuses for nonpayment of rent. Then of course you must strictly enforce those procedures.

“But Jeffrey, what do you do, especially in these times?

Don’t you want to work with residents in ‘some’ way who are having a hard time? If I took a totally no-excuse approach, I would not have any tenants!”

I hear you and I’m fully prepared to work with residents by offering them several contact names and phone numbers of agencies and churches who may be able to offer them assistance. When doing so, I still start the eviction process and should the resident come up with ALL the money (including court costs, attorney fees, etc.) by the time of the court date, to that extent we will work with them.

14 August 2013

CONTINUED on PAGE 15

RHAGP Update

DON’T ACCEPT LATE RENT EXCUSES continued from PAGE 14

•

“I am out of checks, got to order some.”

•

“The bank messed up my account, that is why the check bounced.”

•

“I have lupus and I haven’t been feeling so good.”

sure you understand.”

Comeback: “Perhaps you have a friend or family member who will lend you the money until you can pay them back.”

Comeback: “I’m sorry to hear that, I hope everything works out. Regarding the rent, we are required to follow procedure • “My daughter is just starting college and I had to pay within the timeline allowed by law.”

her tuition.”

Comeback: “No, you cannot use the deposit. Rent is rent, • “I won’t be able to pay my rent on time unless I can deposit is damages and I want you to get that back.”

get this special loan. In order to get this special Comeback: “I wish I had a half a dozen tenants like you!”

loan I need you to sign this form stating that They look at me confused and ask why. I then say, “I have

I’m about to be evicted even though my rent is about a dozen like you, I would only like a half dozen!”

current…it’s ok, the old owner has done it in the

past…”

Comeback: “Sorry, but by state law I can’t touch that money until you are actually out of the unit. It’s kept in a separate • “I got sick and had to buy meds.”

Landlord Trust Account – it’s not available to me for • “My ex-wife is trying to get sole custody of the kids personal use. That’s to protect YOU.”

and I had to pay a lawyer.”

Comeback: What can you pay today?” If they have enough • “My bank froze my checking account because my for at least 50% of the rent then we work on some kind of

debit card got hit.” plan that keeps them from ever getting more than seven days behind. Seven days is when I file papers. If they say What’s Your “Comeback” When Residents Offer zero, then I know for certain they have not done the best Excuses? they can.

I thought it would be helpful for some landlords to be ready The above tips are shared by regular website contributors (equipped with WHAT TO SAY to rental residents who offer to the popular MrLandlord.com Q and A Forum. www. excuses as to why the rent has not been paid. Several experienced landlords shard their best or favorite comeback mrlandlord.com to receive a free sample of Mr. Landlord newsletter, call 1-800-950-2250. lines when a resident starts making excuses. I encourage you to read these different examples so that you may identify with at least one of these lines and feel comfortable and confident in utilizing it, when the time comes to use

it. And as most landlords know, the time will

The Value of Membership come. Remember to always be professional and

businesslike in your communication. So here are Being part of the Rental Housing Association of Greater Portland feels good. The some of the best suggested “comeback” lines: Comeback: “Please understand I have bills and obligations, and collecting rent is a business decision and a commitment to pay my bills. At the present time I am unable to pay your bills”.

sharing of ideas, concerns and better ways of solving problems you face every day creates community.

Legislative Representation 1750+ Members Membership starting at $99

Comeback: “I do understand the financial difficulties that you have encountered. Just as soon as the rent is paid, take the next money you have available after that and buy some food.”

Dinner Meetings Mentor Program Educational Classes TenantScreening

Substantial discounts Fully staffed office

Since 1927, the Rental Housing Association of Greater Portland has held the Comeback: “I’m sorry to hear about your situation. standard of landlord civic participation and continues to provide affordable Our agreement is that rent is paid by the 1st or you housing to Oregonians. owe the rent and a late fee. We have a mortgage

that is due, if we don’t pay then we get a late fee.

Visit www.rhagp.org or call 503/254‐4723 for details!

The mortgage company makes no exceptions.

Since I am charged a late fee regardless of circumstances, I really can’t make exceptions either. I’m

www.RHAGP.org

August 2013 15

RENTED-SIGHT UNSEEN By: Wallace S. Gibson

As more rental residents switch jobs, move across country, sell their homes earlier than expected, they will no longer have the luxury of frequent visits to an area to organize their relocation efforts. Often, they have less than a week to secure jobs, enroll children in schools and find suitable housing. Of these three tasks, the first two seem to take precedence in their schedule trip so they are renting their new residences through the eyes of surrogates, on Realtor recommendations or "sight unseen".

For the last year, between residents, I have been taking interior photos of my properties and posting then on the web. Prospects calling on upcoming rental availabilities can access these interior photos from my web site at their leisure. For my postings on large sites like YAHOO Classifieds and RentConnection, I have posted a composite of the exterior and 3 interior photos so that prospects can get a better understanding of the size and quality of the property in addition to accessing area amenities, schools and neighborhood profiles.

property's garage space.

With these situations in mind, some "caveat emptor" wording for these situations might be in order. One NARPM member has a "Sight Unseen" Addendum that the Residents sign in addition to the lease document.

The TENANTS acknowledge and agree that it is their own decision to lease the subject property without first previewing the premises. Should the TENANTS fail to take occupancy of the property, TENANTS understand that they may forfeit their security deposit and they will be held responsible for the terms of the lease and payment of the rent until the occupancy of a new tenant. It is further understood that the LEASE is not conditioned on any repairs or improvements other than what the OWNER/ AGENT is required to do per said lease agreement.

Prior to utilizing such wording, it is recommended that you verify that your state statutes allow for the forfeiture of all or a portion of the tenant's deposit to cover your advertising and re-renting costs as well as your re-leasing fees.

With a little bit of advance planning on our part, we should be able to facilitate prospects' busy schedules and eliminate some of the risk involved with renting properties...."sight unseen".

Copyright© 2002, Wallace S. Gibson. All right reserved. For information contact FrogPond at email susie@FrogPond. com.

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Prem renta due. to thePremisesing spac / es whic on the Land date your rent not The date ble / / in the / and includ d, then cy or h may City: pursuantto the , park time by the fees this time. by midn paya ing l perio quen limit late notic ged extra to ight be due and and tion flat ce on renta for e was - end days char of delin / due men ed for but are requir are maile the paym of the of day In addige(s) nt of / Post l be com charg 5 days l ed day that d. ent amou shal not and when on Yourent have the right4thto cure the above listed violation(s).

One possible cure for themidn above violation(s) is listed below, if moreYou than one cure is gara shal each marily Mail. and from must of your servic ight M: in the for . / and of the nt custo - end pay e is rent lord TER tenancy / ated rent Your / endare :separate and only your fees listed they to: or for amou distinct: hly pror renta of day (must / This done on Land rent sits, ges: by theose one)$ l agree of the of mont on $ in). Rent payable be at ses by first by midnterminatin YOUR on depo Charnot paids (cho e of d 6% e ment least impo l be class / ed 5% g your RENT ight chargto excee filledbe mad is follow days 72 hours allow of all Late bank / mail) 5 exce .00 T: rent shal not late es tenan list s for MUS 00) per not If rent e as time (must or your end of is notper day from $250 00) k is shall REN thly ea charg servi T BE cy has shall 00) ed $50. be at servic charg One late fee Fee: ed $50. 00) any titut renta day on ce by fee PAID Mon ious blan ents been least e) or plus ering exce ed $50. ed $50. l agree Daily to exce l cons $ AT THE 72 hours attachmen al late exten 00 your prev rent paym Tamp(not to to exce to exce (not of: shal ment / / $ $25. ment ded rent) Ift “0”.) $ from FOLL t All your Alarm will termi (must by at wing Incre on there (not (not k Fee: ): $ monthly , inser servic and mail OWIN xide rent poss least follo $ be at porti cable e) or nate by eithe d Chec G LOCA is not $ ession a 100 al: te, Key(s the appli your on Mono on that least 72 three days nore s: S: The y: $ les: $ n paid enew TION renta r the Land Fee Disho /Carba Utilit e: $ ish:$ Vehic gate Remo1.5 times. If not RGE hours ed withi of the date not in-In/R : l agree ed of CHA t: $ Wast RubbUse of te, hed prem within from • locat and $ e Alarm ent Pet exce left blank Move the servic ment lord or Tenan time. ises if Smok Paym Clean garbage/oper e Remo to Ren Due at Payment: is not If this the attac $ e, as prov time will termi in : • is Late re to Clean . Impr garag : (Nothly rent box t.

Rent $ is check ct to a ided indicated ribed tions for each: Fee mont • nate You must Failu re to nd Rent d Rent unit by desc ion total ed, on that , your Seco hly State : • pay ling Failu ing Viola subje y is nt Cost inat Said and/or noncompliances must be dwel remedied by midnight-the end ofnotthe day paym on ent/ / (must be aORS minimum days, not your the 105. of 14renta date • violations S: The Park ceme l Rent polic Mont rent are must $ 105 times and URE only l agre ing mail). If you fail : done e Term • . by first class tiona l Rent: Repla by to remedy said violations date, including extra days required when service beby : time.

LOS is Plain plain Addi paidthe foregoing time andto 105.your emen • This are s smok . $ Rent y Leas (1.5 tiona by mone DISC Flood flood 168. t will ises box / / . (must be a minimum of 30 days, not including extra days required RentalEarl Agreement will terminate at midnight-the lord’ end ofndum the dayterm on Addi Monthly STAT $ a. year Land y Adde term Prem ult.inati isable es for infor $ EME of the day on / y/ orderyour inate Total Theaforesaid s: sit: utiliti or cashie If you completelt:the Rental Agreement when service is ing only done by first class mail)king: $ defa remedies Polic on by midnight-the Smo . king mati endNT osit and ing DUE.”not avail OF efau r’s check r / onal is How by payin follow on Dep rity Depo the $ . b. will not the terminate Smo re/D an exist amo sit: Land Sewe/ ever, purp ACCOUN is unt. g the due to pay closu or Secu al Depo sit: lord sit: you $ abov oses only. T the return Fore losure shall cling will Depo Depo are red r: resp e liste Anim who c. proc Recy r forec : Othe delive e In: ution h’s Rent cribe): of tes You eed d followingmay previo thearesame act or omission whichcling caused this notice to be given recurs within six (6) months the date of this notice, the onsi Wate r: ): If substantially Exec (Des to take ble for “AMO us check Mont re Mov ing deno 3 UNT pays Recy avoid s which Othe Past Owner/Agent the and the date of termination Last Deposit 1 of breach OF Befo follow Tenant s. utilitie may terminate the Rentald.Agreement upon at least ten (10) days’ written notice specifying the r RENT total ing Page : The = Late Due Rent Othe Payable offollow the Rentals:Agreement as provided

by ORS 90. outs on r: ents and “T” gas l tand Othe rd the NSF Charges : Cable Tota or comm ing as follow landlo ty Paymr pays ord r t(s) the WARNING Othe Fee: Utili = Owne ricity landl Drye ly to Tenan : This by simultaneously or subsequently served notices. does not waive the right terminatePermissio tenancy r: er to Elect age fit the (“O” direct unit: g the Landlord/Owner/Agent form

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This summer I showed country rental properties to a prospect relocating to the area with his girlfriend for her new job. He walked through my vacant country property, cell phone in hand and guided his girlfriend to the interior property photos on the web as she sat in their home in Florida. After a 10 minute conversation, he said they wanted to rent the house.

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A property manager returned from a trip in September and found a letter on her desk from a brand new tenant accusing her of fraud and misrepresentation. He was complaining that the garage in the house he had leased "sight unseen" did not have a double car garage "big enough" for his large vehicles. Within months, the property manager was in eviction court after the tenant moved to a nearby apartment complex with no garage facilities for residents.

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FORMS

FOR ALL YOUR RENTAL NEEDS

* Landlord Friendly * Attorney Drawn * Court Tested * Convenient *

• • • • • •

Application to Rent Rental Agreement Addendums Notice of Terminations Notice of Non-Payment of Rent and Much, Much, More!

Four Convenient Ways to Order Forms 1. Online at www.rhagp.org, click forms store for paper forms mailed directly to you 2. Online at www.rhagpfroms.org, create an account, sign in, create a form, download to computer as a pdf. document, and print 3. Phone 503/254-4723 to order your forms with one of our friendly representatives 4. Visit 10520 NE Weidler Portland OR 97220 for fast friendly service

RHAGP Update

WHAT DOES PROPERTY MAINTENANCE HAVE TO DO WITH RESIDENT RETENTION Maintenance is often regarded as a necessary evil or odd stepchild to the whole rental experience. Like in a restaurant, the busboy is not high on the totem pole, yet remove or neglect the bus service and the restaurant falls into chaos and diners are not happy.

The same can be said in the apartment industry. Neglect maintenance and you will quickly find out how important maintenance is to your residents. In 2012, SatisFacts Research published an e-book that revealed the highestranking factor for an apartment resident's renewal decision was "Quality of maintenance service provided".

Maintenance ranked higher than perks, parties and even the desire for more parking.

Keeping in mind that maintenance is such a great concern for lease renewing residents, successful property management teams look at maintenance providers as a valuable asset to be used in resident retention programs.

Consider the cost of routine maintenance against the massive cost of a rental make-ready in the event that a resident does not re-new their lease.

List or identify the ten top routine maintenance requests in the past year. Determine if the item could have been quickly resolved by asking a few key questions such as: "Is the pilot lit?", "Have you pushed the reset button under the garbage disposal?", "Have you reset the GFCI button on the electrical outlet? Team up with your maintenance team or provider for a much more extensive list of simple questions that may resolve an issue while your resident is on the phone. Asking the right questions will also save on your maintenance costs. Sending out a plumber to reset a button is very expensive use of a resources and a potential

By Buffalo Maintenance, Inc.

time waster for your resident.

An often-overlooked aspect of maintenance is the follow up call to ensure the work was satisfactory and the work solved the resident's issues. This a good time to practice your customer service tools and ask the resident if there is anything else they need.

Use the maintenance team as a secret weapon in the war against vacancies. Make sure the residents know who the maintenance team members are; introduce them, mention their long professional service to the community.

Emphasize their maintenance proficiency and ability to perform service requests in a timely manner.

The property management and maintenance team are not separate teams. As an example, the property management & maintenance departments are very much like offense and defense teams in a football game. Both work as one team and both are critical to the success of a winning game. One makes the points and the other defends the points. One without the other spells disaster.

Communication is key to a winning strategy. Both teams need to know the end goal. Treat both your management/ leasing team and maintenance team as equals; they are two sides of the same coin. Use both your leasing and maintenance departments as a two-prong approach to filling vacancies and controlling resident retention. In other words; a happy resident will be a long term resident.

(Some information in this article was based on Jen Piccotti's article reviewing the SatisFacts book "The On Line Renter".)

V O L U N T E E R S WANTED!

The RHA is looking for Volunteers to assist with some basic office needs such as stuffing envelopes, preparing mailings, and putting together starter packets of forms. If you are interested and would like to volunteer for this great association Please contact Alita at 503/254-4723 or alita@rhagp.org

www.RHAGP.org

August 2013 17

PREFERRED VENDORS 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

Cheryl C. Delozier, CPA 503-239-0111 Charlie Rogers & Vicki Martin Tax & Accounting Service charlie@cdelozier.com

Northwood Business Svcs

P.503-297-2610 OBTP #B01422 LTC 5177 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

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: 500-827-3130 www.complete-screen.com info@complete-screen.com

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

Dual and Affiliate members support the interest of rental housing through their membership in RHA. TrueSource Screening, LLC

David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.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

Benge Industries

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

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 1001 SW Fifth Ave. STE 1220 Portland, OR 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

Timothy Murphy, Attorney at Law

Always representing ONLY landlords Tim Murphy P. 503-550-4894 522 SW 5th Ave, #812, 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 miesner@comcast.net

CARPET CLEANING 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

Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682 Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd, Portland 97214 Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave, Hillsboro OR 97124 Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com

The Floor Store

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

Cleaning / clean up All Surface Roofing & Maintenance LLC, CCB# 189489 Adam Zumwalt, P.503-781-3611 Exterior surface clean & restore www.allsurfacecleaning.com

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

EFFICIENCY Energy Diet

Free Efficiency Installations P. 503-960-5482 theenergydiet@gmail.com

Electric DeKorte Electric, Inc. CCB#159954

P.503-288-2211 5331 SW Macadam #258-113, Portland 97239

Freeman Electric CCB#61648

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

Portland General Electric

Anne Snyder-Grassmann, P.503-464-7534

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

Oregon Legal Assistance Services

P.503-954-1009, F.971-266-8372 Evictions, small claims & process serving

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

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

Commercial Lending Group, Inc.

Trevor T. Calton, P.503-704-4999 Professor of Real Estate Finance, PSU Commercial/Multifamily Mortgage Broker

Wells Fargo Home Mortgage

Ron Eiseman, P.503-886-1497 1300 SW Fifth Ave. STE 950, Portland 97201 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

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

While the Rental Housing Association accepts advertising at face value, it cannot endorse the Rental Housing Maint. Svcs. CCB#163427 Gary Indra, P.503-678-2136 advertiser or otherwise guarantee the quality of the products or services being advertised.

Fully Licensed to do it all Such guarantees, written or implied, are solely the responsibility of the advertiser. garyindra@rentalrepairs.com

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

18 August 2013

RHAGP Update

PREFERRED VENDORS Floor COVERING Contract Furnishings Mart

Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Jim Path 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 Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682

Eaton General Construction, CCB# 154142 P.503-539-0811 All Types of Floor Covering www.eatongeneral.com

J & B Hardwood Floors, Inc.

Jim Cripps, P.503-519-4920 jandbhardwoodfloors@gmail.com

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

Dual and Affiliate members support the interest of rental housing through their membership in RHA. Pyramid Heating & Cooling CCB# 59382 P.503-786-9522 Serving the Portland Metro area. info@pyramidheating.com

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

heating oil tank EcoTech LLC

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

Housing authorities Housing Authority of Portland

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

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

insurance Larry Thompson Agency

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

forms RHAGP

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

GUTTERS Aylwin Construction- CCB# 104039 Gutter installation, repair & cleaning P.503-998-7663 www.roofpdx.com

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

Robinson Financial Group

Rita J. Robinson , P.503-557-4997 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 97233 john.lstegmann@farmersagency.com

Wolter Van Doorninck, CPCU

Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd, Beaverton 97008 www.epbb.com wvandoorninck@epbb.com

investment services Peregrine Private Capital Corp.

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

Landscaping J. Salinas Landscaping

J. Salinas, P.503-816-1190

Oregon Tree Care

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

Mason contractors D&R Masonry Restoration, Inc., CCB#99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com

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

P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

Real Estate Mold Solutions, CCB# 149575 Ed White, 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 Brad Poppino Painting Co. CCB# 185497 Brad Poppino P.503-659-7551,/503-957-8298 Interior / Exterior Lead Paint Certified

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 Professional interior & exterior painting garyindra@rentalrepairs.com

Richard Hallman Painting CCB# 142467 Rick Hallman, P.503-819-1210 hallmanrj@gmail.com Quality interior painting since 1992

Rodda Paint

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

pest control Alpha Ecological Pest Control

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

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

PROPERTY MANAGERS Action Management

Wendi Samperi, P.503-710-0732

Alpine Property Management

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

Apartment Community Management

8056 SE Harold Street Portland OR 97206 P. 503-766-3365 www.acmportland.com

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

Bluestone & Hockley Real Estate Services

Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 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

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!

Frost Integrated Pest Mgmt

Lakeside Property Management Co.

NW Pest Control

Micro Property Management

P.503-863-0973 Residential • Commercial • Multi-Family www.frostpestfreezone.com 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 Apollo Drain

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

Grumpy’s Drains

Portland’s #1 Drain Cleaning Service www.grumpysdrains.com 503422-9476

Liberty Plumbing, CCB# 176655

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

MJ’s Plumbing, CCB# 36338

Michael LeFever, P.503-261-9155 1045 NE 79, Portland 97213

Nichols Plumbing, CCB# 132527

Expert in all phases of residential Licensed, Bonded and Insured P: 503-653-2069

ProDrain & Rooter Service, Inc.

West 503-533-0430, East 503-239-3750 Drain cleaining/plumbing www.prodrainpdx.com

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

“We focus on the small details” P- 503-473-3742 jeannie@micropropertymgmt.com

Portland Pioneer Properties

P.503-238-2560 pppropertiesllc@comcast.net Full prop. managment service

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

Smart Property Management

Smart managers + smart residents = smart property management P.503-465-4404 www.smartpm.com

Voss Property Management

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

radon Cascade Radon Inc.

P: 503-421-4813 cascaderadon.com office@cascaderadon.com

EcoTech LLC

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

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

www.RHAGP.org

August 2013 19

PREFERRED VENDORS 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

J.L. Lutz & Company

Jim Lutz P.503-297-7101, F.503-291-7851 www.jimlutzccim.com contactjimlutz@gmail.com

M. Maltase Real Estate Group

Michelle Maltase, P.503-730-2596 www.mmaltasegroup.com michelle@mmaltasegroup.com

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

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

Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com

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

ROOFING All Surface Roofing & Maintenance LLC, CCB# 189489 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com

Aylwin Construction- CCB#104039 Commercial & Residential Replacement, repair & cleaning P.503-998-7663 www.roofpdx.com

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

Dual and Affiliate members support the interest of rental housing through their membership in RHA. Seal coating Benge Industries

Parking Lot Maintenance Services 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 97045 www.halsconstruction.com halspave@easystreet.net

seismic retrofits EcoTech LLC

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

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

Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.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

striping Benge Industries

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

TELEPHONE Comcast

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

UTILITY BILLING Minol USA

15280 Addison Rd. Suite 100 Addison, TX. 972-386-6611 minolusa.com

waterproofing / concrete repair D&R Waterproofing, Inc. CCB# 99196

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

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

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

Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com

Scan QR Code on Smartphone for Online Vendor Info.

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

20 August 2013

RHAGP Update

1205 NE 33rd

97232

RENTAL HOUSING ASSOCIATION of GREATER PORTLAND

PRSRT STD U.S. POSTAGE PAID PORTLAND, OR PERMIT NO. 655

10520 NE Weidler Portland, OR 97220

The Floor Store For All Your Flooring Needs

Property Managers and Owners ...

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(503) 408-6488

24

January 2013

RHAGP Update