AUGUST 2015 RHA OREGON UPDATE NEWSLETTER by Cari Pierce

August 2015

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org In this issue:

Annual Picnic & Vendor Fair Wednesday August 12, 2015 See Page 13

RHA Annual Picnic page 3 & 13 Dear Maintenance Men page 6 Section 8 Protection page 8 & 9 Are there Hazards Hiding in Your Homes? page 10 Landlording 101 Carpet Stains

page 14 page 15

Changes to Depreciation page 16-17 Formerly the Rental Housing Association of Greater Portland

WE WANT

YOUR FILTHY CARPETS

THE NEXT TIME somebody tells you a carpet can’t be saved, a stain or odor can’t be removed, or a repair can’t be made... BEFORE YOU CONTACT your installer and spend $1000, $1500, $2000, or more on a replacement carpet... CALL AMERICLEAN for a free evaluation. If we can do better, we’ll let you know. If we can’t, we’ll let you know that, too. WE OFFER A FULL RANGE of CARPET CLEANING and RESTORATION SERVICES, including: STANDARD CARPET CLEANING RESTORATION CLEANING: Specialty Stain Treatment, Heavy Soil Removal, etc. DEODORIZATION: Pet Damage, Smoke, etc. REPAIR (Stretch-in Carpet Only): Patching, Restretches, etc. FLOOD EXTRACTION & DRYING ...and more!

503-771-0554

Serving our community for 43 years

RENTAL HOUSING ALLIANCE OREGON SUPPORTS FAIR HOUSING

VISIT www.fhco.org FAIR HOUSING COUNCIL OF OREGON

Please visit ilove

Americlean

.com

Oregon

www.rhaoregon.org

RENTAL ALLIANCE UPDATE August 2015

President’s Message I hope that everyone is having an enjoyable and productive summer. Have you been spending time with the family, making memories? Here at RHA Oregon, we have been busy. It seems like there have been events going on weekly with opportunities to meet and talk with vendors and members of Oregon our organization. It is amazing to me the wealth of knowledge RHA President John Sage that is available when you attend events and get to know the members of RHA. Back on June 30th, we held a Happy Hour event at Uptown Market in Lake Oswego. If you weren’t there or haven’t been to their location before, be sure to go check them out. The food and beverages were excellent. Then on July 15th at the RHA Oregon Office annex, we held the second annual Starry Night event for JOIN. This is a fundraising event for JOIN to get a family off of the streets and into housing. Last year we were able to sponsor one family. There was a silent auction, raffle and oral auction of donated items from members and vendors. It is heartwarming to see the generosity and giving spirit of all those involved. A big “Thank You” goes out to the volunteers that worked to set up this event and those that worked to make the event the big success that it was. We have already started planning for next year’s third annual Starry night. So start looking for updates and announcements coming in the next year. Upcoming in August is the annual RHA Oregon Picnic at Oaks Park on Wednesday August 12th starting at 2:00 pm. Since long before I was a member, RHA Oregon has been holding this event. This is another great opportunity to meet and talk with other members and vendors. There is, of course, the picnic dinner and rides for the kids. There will be vendor tables so that you can get to know some of the vendors and how they can help you. Then to round out the event, there is Bingo at the end of the night. So be sure to bring an age appropriate prize to donate for the person playing. Your board of directors will be there serving the dinner, running the registration tables, and of course calling the numbers for Bingo. I look forward to seeing all of you there and getting to know you better. Who knows, I may be the one calling the Bingo numbers again this year!! With the latest legislative session for the Oregon legislature having recently adjourned in late July, I would be remiss if I didn’t mention our lobbyist Cindy Robert. She spends countless hours attending meetings, tracking bills, and talking with legislators on behalf of RHA Oregon. Without her efforts we would be like a voice in the wilderness. Remember, even if your units are full and you are not currently looking for rental forms or advice, RHA Oregon is working to protect your rights as a property owner. Your membership pays to have people like Cindy Robert working for RHA Oregon. By the way, your V.P. Phil Owen, also spends a lot of volunteer time in meetings as a member of the landlord tenant coalition and other duties with RHA Oregon. Thank you Cindy and Phil!!!

RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 Vice President Phil Owen, (503) 244-7986 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)667-9288 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 RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220

Well, just to wrap things up, I hope to see you at the Picnic in August. Keep checking our website and your email for upcoming events. Have a great and wonderful rest of your summer! Sincerely, John Sage, President RHAOregon, Stegmann Insurance Agency Inc. 4

:RENTAL ALLIANCE UPDATE August 2015

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

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

INFORMATION

08/12

RHA Oregon Annual Picnic

Oaks Park

2:00pm

See page 3 & 13

08/27

New Member Meeting

RHA Conference Annex

6:00pm

08/27

Mentor Session

RHA Conference Annex

6:30pm

09/9

Board Meeting

RHA Conference Annex

5:00pm

09/16

Dinner Social

TBA

6:00pm

09/24

New Member Meeting

RHA Conference Annex

6:00pm

09/24

Mentor Session

RHA Conference Annex

6:30pm

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

08/05

Online Tenant Screening Class

RHA Conference Annex

11:00am

08/07

Understanding Your Decision Point Reports

Webex

11:00am

08/14

Understanding Your Decision Point Reports

Webex

7:00pm

08/18

Online Tenant Screening Class

Webex

7:00pm

09/09

Online Tenant Screening Class

RHA Conference Annex

11:00am

09/11

Understanding Your Decision Point Report

Webex

11:00am

09/22

Understanding Your Decision Point Report

Webex

7:00pm

INFORMATION

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. Since 1927, the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.

Understanding Your Tenant Screening (Decision Point) Reports If you have a current service agreement and do your screening through RHA and would like to learn how to read the Decision Point report with more accuracy, then this is the class for you.

Online Tenant Screening Class If you have a current service agreement and would like to do screening from the comfort of your own home or office, this is the class that you would take to learn how to correctly read the National Tenant Network reports and input applicantsâ&#x20AC;&#x2122; information into the National Tenant Networks system in order to get the reports directly.

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

RENTAL ALLIANCE UPDATE August 2015

Dear Maintenance Men: By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: I am finally getting around to making my landscape drought tolerant. Can you provide me a list of plants and materials I can use? I am concerned about conserving water but do not want to create the Mojave Desert either. Rick, Dear Rick: Drought tolerant plants depend greatly on your location and climate. Start doing research on plants native to your area. This is important for a number of reasons; native local low water tolerant plants are an effective way to save water, reduce pesticide use and lower maintenance costs. Depending on what you buy, these plants can survive when watered every ten days to two weeks. Native plants will also be able to tolerate rains when they come. Local plants will be acclimated to the area and will have a natural pest resistance important to their survival. A good quality local nursery is an excellent place to get specific information about plants, shrubs and trees.

To get you started, here is a list of a few plants that will work in a Mediterranean climate: Plants:

Dwarf California Aster, (Aster Chilensis ‘Point Saint George’) California Sea Thrift, (America Maritima Californica) Golden Columbine, (Aquilegla Chrysantha) Manzanita, (Arctostaphylos ‘Pacific Mist’) Yarrow, (Achillea ‘Terra Cotta’) Leafy Reed Grass, (Calamagrostis Foliosa) California Meadow Grass (Carex Pansa) Wild Lilac (Ceanothus X ‘Centennial’) Seaside Daisy (Erigeron Glaucus ‘Cape Sebastian’)

Dear Maintenance Men: Do you have a recommendation for exterior lighting that will make the property stand out from its neighbors?

For Rent RENT Jorden

(continued on page 7

Meeting Space Available -Are you looking for a great place to have a meeting? -Are you planning an event, but just not sure where to hold it? 935 square feet, audio and video available, small kitchen prep area. Classroom/Banquet tables and chairs. For more information contact: Ami Stevens at 503-407-3663 or RHA Oregon at 503-254-4723 6

:RENTAL ALLIANCE UPDATE August 2015

www.rhaoregon.org

Maintenance Men: continued from page 6

Dear Jorden: We are big fans of LED lighting and have used 120 volt half inch LED rope light to great advantage. Install the rope light under the eaves and out of the way. From the ground the light appeared to emanate out from the eaves and down the walls. The light is indirect and made for a very interesting look. The side benefit of the rope light was not only did it look great; it shed light in all the dark corners around the building. LED rope light is more expensive than the incandescent rope light, however, it is economical in the long run, it has a long service life and the rope does not get hot or even warm to the touch. (Although less expensive, we do not recommend incandescent rope light.) LED Rope light comes in 150 foot rolls and with the proper rectifier in place, up to 1200 feet can be used from one electrical source. The light comes in cool white, natural white and warm white along with a variety of colors. The rope light can be installed onto a plastic track to help keep it straight and to eliminate any drooping of the rope. Remember to pre-drill the track before installation. LED rope light is perfect for under stairs, balconies and anywhere you need soft indirect light. Keep in mind, it does not throw light very far and will not light up a courtyard, it is mainly for aesthetics and it will make your building stand out! Dear Maintenance Men: I want to update our rental units. We have painted, installed flooring and modern window coverings, now we need something finish it off. Any help will be welcome! Hank Dear Hank: A great way to update older and modern units is to upgrade the cabinet knobs, interior door knobs and hinges. Typically apartment or builder grade knobs and hinges are rather utilitarian in nature. They get the job done and that is about it, nothing fancy. That missing certain “je ne sais quoi” in a remodeled unit can be found in the choice of knobs and hinges you install. A wise choice is a lever style knob for interior doors. They come in many different finishes and colors and they not only look attractive and modern, they are user friendly for any disabled or older residents. The use of solid brass knobs adds a bit of weight to a door making it appear rich and sophisticated. Stainless steel knobs, pulls and hinges can make any cabinet look more modern and rich. Check at your local home improvement center for ideas along with these brand names to look for: Westlock, Hamilton Sinkler, Schlage, Baldwin, Kwikset.

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.

Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01460075 Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.ContactJLE.com www.Facebook.com/BuffaloMaintenance

www.rhaoregon.org

RENTAL ALLIANCE UPDATE August 2015

Section 8 Protection: Oregon Enters a New Era in Housing Opportunity By Elizabeth Gray, FHCO Intake Specialist, Fair Housing Council Oregon

It’s been several months since Oregon fair housing law was amended to protect housing consumers from discrimination based on Section 8 voucher or other rental assistance income (House Bill 2639 and statute at ORS 659A.421). Source of income has long been protected in Oregon. However, when the state legislation was passed, Section 8 vouchers were specifically lobbied out as an exception. With this exception removed, effective July 1st, 2014, all legally obtained sources of income are protected across the state. In practical terms, this means that a landlord cannot refuse to rent to an applicant, or treat an applicant or tenant differently, because the applicant is using a Section 8 voucher or other form of rental housing assistance. Nor can landlords advertise “no Section 8” or “No HUD". In the words of Oregon House Speaker Tina Kotek (D-Portland), the expanded protection “‘creates that door of opportunity’ for voucher-holders to apply for housing close to work, kids' schools and in thriving neighborhoods”. (Oregonian, July 8th, 2013) Our office has kept very busy over the past many months providing technical assistance to housing providers regarding the law’s implementation as well as advocating for consumers who have encountered resistance to their use of Section 8 vouchers and other rental subsidies. As a snapshot, we have: • Sent informational letters to landlords that have posted “No Section 8” ads on Craigslist • Advocated for tenants having issues leasing up with a new landlord, or current landlords that do not want to accept the voucher when a current tenant receives one • Tested properties brought to our attention by complainants How to Calculate 2-3x The Rent Over these past months, one question that’s been raised by both landlords and tenants is how to calculate whether or not a prospective renter qualifies for the rental based on their income. The position that our office is taking is that the landlord should only consider the amount that the tenant actually pays, not the full advertised rent. For example, consider if a stated rent amount is $1200 and the landlord requires a renter to have 3 times the rent in income. A non-Section 8 tenant could be required to show income of 3600 dollars per month, but if a Section 8 (or other subsidy) tenant would pay 300 (continued on page 9) 8

:RENTAL ALLIANCE UPDATE August 2015

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Section 8 Protection: continued from page 8

dollars in rent and the local housing authority would pay 900, then the tenant should only be required to show income of 900 dollars per month. You can find a more detailed discussion of this issue (and many others) in Question 7 of the Frequently Asked Questions referenced below, a wonderful resource for both housing providers and consumers that was compiled by attorney and FHCO board member John van Landingham of the Lane County Law and Advocacy Center. The document is comprehensive and evolving, and created in partnership with landlord trade groups, other legal aid offices and colleagues, as well as representatives from housing authorities around the state. View the full PDF at www.FHCO.org/pdfs/Section%208%20Source%20of%20Income%20FAQ%20clean%20copy%2010262014.pdf 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 Want to schedule an in-office fair housing training program or speaker for corporate or association functions? Visit www.FHCO.org/learningresources/trainings to learn about the trainings we offer for companies and groups. 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. 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.

www.rhaoregon.org

RENTAL ALLIANCE UPDATE August 2015

Are There Hazards Hiding in Your Homes? Tara Anderson, Portland Housing Bureau Lead Hazard Reduction Program

As a landlord, you have a pretty important job – you are in the business of giving the friends, relatives, and neighbors in our community a safe, healthy place to call home. You know that behind every lease is the story of a little boy getting his very own room, the young couple moving into a bigger apartment in anticipation of a new baby, and the grandmother who is downsizing to have more time to care for her grandchildren. Under the roofs you provide and maintain, children are growing up and lives are taking shape. We know you take pride in this work and that you have taken great care to ensure the safety and livability of these homes. You wouldn’t ignore a wobbly bannister, an exposed wire, or a broken step – but some hazards are hidden and by the time they are detected, it may be too late. If your home or rental property was built before 1978, it may contain lead-based paint. Exposure to lead can seriously and permanently harm a child’s health. Even lead in the dust particles on a windowsill or in the air can damage the brain and nervous system, slow development, and impact learning, behavior, speech, and hearing. Lead is toxic to everyone, but the smaller, growing bodies of young children and unborn babies are most susceptible to absorbing and retaining lead. Each year in the United States, more than 300,000 children under five are found to have unsafe levels of lead in their blood. The good news is that the City of Portland’s Lead Hazard Reduction Program is available to help landlords identify and address potential lead hazards — at no cost. Even better, the process is easy, and everybody wins. It’s easy.

Everybody wins. Through our program, you are ensuring the safety of your homes – whether there is no lead found or if lead is found and remediated – you receive an official certificate from the City of Portland confirming that you are providing tenants with a lead-safe home. To qualify: • The home must be located in Portland and built before 1978. • A child under the age of 6 must live in or visit the home for more than 60 hours a year. • The household income of an owner-occupied must fall below 80% of the Area Median Income (see chart). • The income of a household living in a rented unit must fall below 50% of Area Median Income (see chart). 2015 Area Median Income Levels Household Size 50% 80% 2 $29,400 $47,050 4 $36,750 $58,800 6 $42,650 $68,250 This is a grant program funded by the HUD Office of Healthy Home and Lead Based Paint. All work is done at no cost to qualifying households. Call today for more information: 503.823.3411

The initial inspection can be completed in a day with little or no disruption to your tenants’ regular schedule. If a lead hazard is identified, your tenants can continue to occupy the units during the remediation process. We take care of everything. Our certified staff perform the inspection, solicit bids from pre-screened certified abatement contractors, monitor the work, and conduct a final clearance test. 10

:RENTAL ALLIANCE UPDATE August 2015

www.rhaoregon.org

JOINCONNECTING THE STREET TO A HOME. JOIN is a non-profit social service agency that houses people experiencing homelessness who are actively sleeping on the street in Multnomah County.

RHA Members, JOIN NEEDS YOU! Join in for the heart warming feeling of helping the homeless. Hereâ&#x20AC;&#x2122;s your opportunity to help with preparing or serving a healthy, nutritious meal to those in need. If you have a spare couple of hours the second Tuesday of the Month we could use you! Serving takes about an hour, and preparing the meal a little more, but it is all worth it. To JOIN in and help, contact Alita at (503)667-9288

New Member Meeting

Mentor Session

Hosted by RHA Oregon Thursday August 27, 2015 New Member Meeting starts at 6pm, followed by the Mentor Session at 6:30pm RHA Oregon Conference Annex 10530 NE Weidler Portland, OR 97220

www.rhaoregon.org

Whether youâ&#x20AC;&#x2122;re a current member or interested in becoming a member come see what benefits the RHA has for you. Also stick around after the Member Information for the Mentoring Session and have your membership/landlord questions answered by experienced landlords. Refreshments to be provided. Call 503/254-4723 for more details and to let us know that you are coming.

RENTAL ALLIANCE UPDATE August 2015

:RENTAL ALLIANCE UPDATE August 2015

www.rhaoregon.org

Rental Housing Alliance Oregon annual family picnic Wednesday, August 12, 2015 at Oaks Park Picnic Area #1 Thanks to our sponsors, members pay just $5 per person and children 12 & under are free!

u men q bb To play bingo,

o bi ng

just bring an age appropriate All family members welcome!

prize for the person playing!

rides & fun

nd s e i r f

Agenda: 2:00pm to 5:30pm Registration Open 4:30pm to 6:30pm Vendor Fair 5:00pm to 7:00pm Dinner Served 7:00pm to 8:30pm Bingo

oo d f t a gre

9:00pm to Event Ends

s dor n e v

Pre-Registration is Appreciated!

Please call 503-254-4723 or email your registration to info@rhaoregon.org. Please note: Family/Group Name, number of adults & kids over 12, number of kids 12 & under ily and total number of $10 ride bracelets. fam

f un

$10 deluxe ride bracelets include roller skating! Name(s): Address: City:

State:

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

Zip: @ $5.00ea @ FREE @ $10.00ea

Phone: $ $ $

mail to: RHA oregon, 10520 NE Weidler, Portland, OR 97220 Or Fax to 503-254-4821 or call 503-254-4723 www.rhaoregon.org

RENTAL ALLIANCE UPDATE August 2015

:RENTAL ALLIANCE UPDATE August 2015

www.rhaoregon.org

A Special

THANK YOU!

To RHA Oregonâ&#x20AC;&#x2122;s 2015 Annual Picnic Sponsors (Our sponsors help keep the member price of the picnic low)

$500 Gold Membership Warren Allen LLP- Jeffrey Bennett, 503-255-8795 Contract Furnishings MartSteve Frazier, 503-207-5230 Americlean- Frank Porter, 503-771-0554 The Floor Store- Ted Stapleton, 503-408-6488 Broer & Passannante P.SMark Passannante, 503-294-0910

$250 Silver Membership BT Construction & Maintenance Services- Brennan Taylor, 503-747-5306

$100 Bronze Membership John Sage-Stegmann Agency, 503-667-7971 Real Estate Mold SolutionsLynne Whitney, 503-232-6653 National Tenant NetworkMarcia Gohman, 503-635-1118 Frost Integrated Pest ManagementDavid Frost, 503-863-0973 Law Offices of Richard Schneider, LLCRichard Schneider, 503-241-1215 Robinson Financial GroupRita Robinson, 503-557-4997 Beutler Exchange Group LLCToija Beutler, 503-748-1031 www.rhaoregon.org

RENTAL ALLIANCE UPDATE August 2015

Changes to the Treatment of Depreciation Effective with Your 2014 Tax Return

By Heather L. Jackson, CPA | Tax Manager | Kern & Thompson, LLC, Cliff Hockley, President & Heather Hill | Bluestone & Hockley Real Estate Services

Warning: The following article attempts to clarify important changes to the tax code. While pertinent to property owners, no amount of artistry could make this material more exciting. We recommend that readers use patience to digest this complex topic. The federal government recently made major changes to tax regulations with a specific focus on the capitalization of tangible assets. Not only do these changes impact all taxpayers that acquire, produce or improve tangible property, they provide specific rules for buildings versus other tangible property and provide guidance on the application of Sections 162 (a) – deduction, versus 263 (a) – capitalization. To start, the IRS clarified the definitions of different types of property that are important in the decision to write off or capitalize on expenditure. To understand the new regulations, we must first refine what determines a unit of property. According to the IRS, a unit of property is real or personal property consisting of all of the components of property that, functionally interdependent, comprise a single unit of property. For example, a truck is a unit of property because all the parts are interdependent; however, each building in an apartment complex with multiple buildings is a single unit of property. Materials & Supplies The new tangible property regulations also define the treatment of materials and supplies. Materials and supplies are NOT: a unit of property, acquired as part of a single unit of property, or inventory. Materials and supplies ARE: a. consumed in the taxpayer’s operations b. a component acquired to maintain, repair or improve a unit of tangible property owned, leased or serviced by the taxpayer c. items that are reasonably expected to be consumed in 12 months or less

d. e. f.

items with an economic useful life of 12 months or less items with an acquisition cost or production cost of $200 or less identified in the Federal Register or in the IRB as materials and supplies

Safe Harbor Rules The new 2014 tax changes provide an election to treat certain materials and supplies under the de minims safe harbor rule. The de minims safe harbor rule allows taxpayers to deduct items up to $500 or those with a useful life of less than 12 months. The limit can be increased to $5,000 with an applicable financial statement. (Examples of applicable financial statements are: Financial statements required to be filed with the Securities and Exchange Commission (SEC), independent certified public accountant (VPA) audited financial statement (not a compilation or review prepared by a CPA), and financial statements (other than a tax return) required to be provided to a state government or any federal or state agency (other than the SEC or the IRS)). Safe Harbor can be applied on a per-item, per-invoice basis but the taxpayer must have an accounting policy and it must be applied to all eligible materials and supplies. For Example: Josh owns an apartment complex with a rental office onsite. The rental office purchased a new printer for $199 and desk for $499 in 2014. Josh makes the de minims safe harbor election on his 2014 tax return. Because of the election he can deduct the full $698, instead of capitalizing and depreciating over the life of the property. This is an annual election. Form 3115 – Annual Accounting Policy Election Josh must elect an accounting policy to do this correctly. As of 2014, all taxpayers that acquire, produce or improve tangible property will now be required to file form 3115 declaring the current accounting method for depreciation. The IRS did grant a reprieve to “small” businesses (which are (continued on page 17)

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Changes to the Treatment of Depreciation: continued from page 16

defined as 10 million in assets and 10 million in revenue) from filing form 3115 for the 2014 tax year. Initially there was also a $3,500 per property penalty if form 3115 was not filed. For Example: Jake inherited a residential rental in June of 2013. When preparing his tax return in 2013 he didn’t report the step-up as his basis in the rental house. In 2014, Jake realized this mistake and wanted to reclaim the additional depreciation that was missed on the 2013 tax return. Jake can now file IRS Form 3115, changing the accounting method. This will give him the audit protection for 2013 and correct for the missed depreciation in 2014. Capitalizing Improvements The requirement to capitalize amounts paid for improvements to a unit of property depend on the purpose of the improvement. Betterments ameliorate an existing material condition or defect and can include expansions. Restorations assume that the property being restored has fallen into disrepair and is no longer functional or has caused a major component to cease functioning. Improvements adapting the property to a new or different use can also be capitalized. For Example: If the landlord of a manufacturing space decided to convert it to apartments, the cost to regrade the land would need to be capitalized but the amount paid to clean up the site (which does not adapt the land) does not need to be capitalized. Likewise, if a tenant leased adjoining spaces in a commercial office building, the cost to combine the two spaces would be deductible because it does not adapt the use of the space. Deductible repairs and maintenance are activities not required to be capitalized as tax improvements. However, you can elect to capitalize for tax purposes if capitalizing for book. Routine maintenance and small taxpayers enjoy safe harbor protection. An activity is routine maintenance under the safe harbor rules if the activity is performed more than once during the class life of the (non-building) property. In the case of buildings, the activity is performed more than once during a 10 year period. If unsure whether something www.rhaoregon.org

can be claimed as routine maintenance, consider the recurring nature of the activity, if it is industry practice, whether it coincides with the manufacturer’s recommendations and whether you have had experience with it at a similar or identical property. Tax payers may elect not to apply the capitalization requirements to an eligible building property if the total amount paid during the taxable year for repairs, maintenance, improvements and similar activities performed on the building property does not exceed the lesser of 2% of the unadjusted basis of the eligible property or $10,000. For Example: John and Jane own a residential rental which originally cost $305,000. During 2014, they had a plumber fix a leaking pipe for $250, they replaced the home’s water heater for $1,900, and repaired the siding from a wind storm for $1,400. John and Jane filed the small taxpayer safe harbor election with their 2014 return and then deducted the entire $3,550 since it’s less than 2% of the unadjusted basis (cost) of the home. This is an annual election. What’s ahead for 2015? On December 16, 2014, the tax extenders were passed bringing back the higher Section 179 limits and bonus depreciation at 50% effective January 1, 2014 to December 31, 2014. So as of right now, we are at the reduced Section 179 amount ($25,000) and lower limits ($200,000) and no bonus deprecation for 2015. This makes some taxpayers susceptible to the Alternative Minimum Tax which was permanently fixed a few years ago. With bonus depreciation gone, the tax and AMT depreciation are no longer the same. This may cause someone to fall into AMT where in the past, bonus depreciation prevented this. This article attempts to summarize recent tax changes using examples for clarification purposes only. Every investor has a different tax situation; please consult your tax advisor for your specific situation.

RENTAL ALLIANCE UPDATE August 2015

2015 RHA Oregon Office Closures

Office Hours Monday - Friday 9am - 5pm

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.

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

RHA Oregon entors

• Not sure how to handle a tenant issue? • Do you have a landlord questions? • Help, what do I do?

Our Members Matter COME JOIN US! MENTORING SESSION 18

:RENTAL ALLIANCE UPDATE August 2015

Refreshments Offered Thursday August 27, 2015 from 6:30pm RHA Oregon Conference Annex 10520 NE Weidler Portland OR 97220. www.rhaoregon.org

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

1031 EXCHANGES / REITS TENANCY IN COMMON

Beutler Exchange Group, LLC P.503-748-1031, P.844-414-1031 Email: toija@beutlerexchangegroup.com www.BeutlerExchangeGroup.com Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com Tryon Equities LLC Michael Templeton 23214 SW Saint Charles Way, Sherwood, OR 97140 P. 503-713-7291 Email: mtempleton@tryonequities.com

ACCOUNTING/BOOKKEEPING Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 12500 SE Oatfield Rd Milwaukie 97222 Email: melandsandyl@hotmail.com Kendall Consulting Accountants and Business Consultants 1100 NE 28th Ave., Ste 101 Portland, OR 97232 P.503-206-5660 Email: adam@kcportland.com Portland Tax Co. Full Service Tax and Accounting P. 503-258-0700 F. 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 1st Ave., Ste 500, Portland 97201 Email: dsandvig@oregonian.com www.oregonianlive.com Zillow.Inc Find your next tenant 1301 2nd Ave., Seattle, WA 97101 www.zillow.com

APPLIANCE-RENT -SRVS- 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

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

G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists Email: gandgconstruction@me.com

RHA Oregon P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhaoregon.org

Americlean Inc., Since 1972 We are very good at what we do, Frank Porter, P.503-771-0554 Email: info@iloveamericlean.com www.iloveamericlean.com

TrueSource Screening, LLC David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.com

ASPHALT PAVING

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

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

O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching, repairs & Flood Srvs Email: mpsandstrom@comcast.net

ATTORNEYS

Contract Furnishings Mart-Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com

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

Contract Furnishings Mart-Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com

Metro Area Smoke Free Housing Project P.503-718-6145 www.smokefreeoregon.com Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego, OR 97035

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 Email: scottmckeown@comcast.net

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

BASEMENT WATERPROOFING

Complete Screening Agency LLC Jacob Turner & Tiffany Webb P.800-827-3130 www.complete-screen.com Email: info@complete-screen.com

www.rhaoregon.org

CARPET SALES

ASSOCIATIONS

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

APPLICANT SCREENING

Certified Carpet Services Cleaning, restretching,repairs and flood service. P.503-313-7963

Benge Industries Parking Lot Maintenance Service Corey Wilkerson P.503-803-1950 Email: corey@bengeindustries.com

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

CARPET CLEANING

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

Contract Furnishings Mart-Hillsboro Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart-Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart-Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com Contract Furnishings Mart-Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com The Floor Store Joe Billarreal, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 Email: joe@floorstoreportland.com RENTAL ALLIANCE UPDATE August 2015

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

COLLECTION AGENCIES

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

Contract Furnishings Mart - Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com

EVICTIONS

Action Services Wally Lemke, P.503-244-1226 6400 SE Lake Rd, Portland, 97222 Your eviction & process Service Specialist

Contract Furnishings Mart - Hillsboro Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com

Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR97045 www.halsconstruction.com

Barrister Support Service P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com

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

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

Contract Furnishings Mart - Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com

Anderson & Associates Credit Services, LLC P.503-293-5400, F.503-813-2159 P.O. Box 230286, Portland, 97281 Email: andersoncollectionagency@gmail.com National Credit Systems, Inc. Mary Bass Regional Sales Director P. 1-800-530-2797

CONCRETE

DOORS

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

DUCTLESS HEATING & COOLING

Oregon Ductless, Inc. CCB#204219 Aaron McNally P. 503-410-1309 Sales and installation of ductless heat pumps Serving all Portland Metro areas Email: info@oregonductless.com www.oregonductless.com

ELECTRIC

DeKorte Electric, Inc. DDB# 159954 P.503-288-2211 5331 SW Macadam #258-113 Portland, OR 97239 Freeman Electric CB#61648 P.503-803-6859 Call for RHA Member Discount Rental Housing Maint Service CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com

Oregon Legal AssistanceSrvs P.503-954-1009, F.971-266-8372 Evictions, small claims and Process Servicing

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

Banner Bank NMLS 120713 Residential Commercial Investment Financing Matt Schiefer P.360-259-6990 Email: mschiefer@bannerbank.com Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 Email: steve.mozinski@chase.com Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com

FIRE/WATER DAMAGE RESTORATION

Contract Furnishings Mart - Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com Contract Furnishings Mart-Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com Eaton General Construction CCB# 154142 Eric Eaton P.503-539-0811 All Types of Floor Covering www.eatongeneral.com J & B Hardwood Floors, Inc Jim Cripps, P.503-519-4920 Email: jandbhardwoodfloors@gmail.com Rental Housing Maint Svcs CCB# 163427 Gary Indra P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood The Floor Store Joe BillarrealP.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 Email: joe@floorstoreportland.com

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

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

FORMS

ENERGY EFFICIENCY

FIRE SAFETY

GENERAL CONTRACTORS

Energy Trust of Oregon Existing Multi Family 421 SW Oak St., Suite 300 Portland, OR 97204, P. 1-877-510-2130 www.energytrust.org/multifamily

ESTATE PLANNING

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

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

FLOOR COVERING

Contract Furnishings Mart - Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com

RHAOregon Attorney drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821 www.rhaoregon.org 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 Email: main@bluestonehockley.com Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom P.503-313-7963 Email: mpsandstrom@comcast.net

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

:RENTAL ALLIANCE UPDATE August 2015

www.rhaoregon.org

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

Eaton General Construction CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com G&G construction Inc. P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com Email:garyindra@rentalrepairs.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all

HAULING

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

HEATING & COOLING

Midway Heating Co. CCB#24044 P.503-252-4003 12625 SE Sherman St. Portland, OR 97233 Oregon Ductless, Inc. CCB#204219 Aaron McNally P. 503-410-1309 Sales and installation of ductless heat pumps Serving all Portland Metro areas Email: info@oregonductless.com www.oregonductless.com Pyramid Heating & Cooling CCB#59382 P.503-786-9522 Serving the Portland Metro area Email: info@pyramidheating.com

HEATING OIL

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

HEATING OIL TANK

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

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

INSULATION

Goose Hollow Window Co inc CCB#53631 Mary D. Mann P.503-620-0898 Energy Trust Trade Ally www.goosehwc.com Email: 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

Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com 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 John Sage, Insurance Specialist Stegmann Agency Farmers Insurance Insuring Property Owners for 25 years P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland, OR 97233 Email: john.lstegmann@farmersagency.com Wolter Van Doorninck,CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 1521 SW Salmon, Portland, OR 97205 www.epbb.com Email: wvandoorninck@epbb.com Titus & Associates Insurance and Financial Srvs Tim Titus P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition www.titusins.com Email: titus@titusins.com

INVESTMENT SERVICES

PAINT / PAINTING

G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialistse Email: gandgconstruction@me.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting Email: garyindra@rentalrepairs.com Richard Hallman Painting CCB# 142467 Rick Hallman P.503-819-1210 Quality Interior Painting Since 1992 Rodda Paint Tim Epperly, P.503-572-8191 Email: tepperly@roddapaint.com

PEST CONTROL

Alpha Ecological Pest Control Alexa Fornes, PDX 800.729.3764 1200 NE 112th Ave Vancouver, 98684 Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial. Multi Family www.frostpestfreezone.com NW Pest Control Bruce Beswick P.503-253-5325 9108 NE Sandy Blvd., Pdx, 97220 www.goodbyebugs.com Email: nwpestcontrol@aol.com

Peregrine Private Capital Corp P.503-241-4949 5000 Meadows Rd, #230 Lake Oswego, OR 97070 Email: rs@peregrineprivatecapital.com

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

JANITORIAL

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

JRV Janitorial Services, Inc. Commerical & Residential Services Turn over and House Keeping Service P. 971-344-4449, F. 503-328-6404 Email: JRVJanitorial@gmail.com

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 Email: thomas@pdxpal.com

MASON CONTRACTORS

PLUMBING/DRAIN CLEANING

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 79th Portland, OR 97213

D&R Masonry Restoration Inc. CCB# 99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie, OR 97222 www.drmasonry.com

ProDrain & Rooter Svcs Inc West 503.533.0430 East 503.239.3750 Drain Cleaning/Plumbing www.prodrainpdx.com

MOLD

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

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

MOVERS-HOUSE

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

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

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

RENTAL ALLIANCE UPDATE August 2015

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

PRINTING & PROMOTIONAL PRODUCTS

Inkberry Print & Promotional Logo’d Promotional Products, Signs & More Pamela Maio, P. 503-706-7711 Email: inkberryprinting@comcast.net www.inkberryprinting.com

PROPERTY MANAGERS

Action Management Wendi Samperi, P.503-710-0732 The Alpine Group, Inc. Tiffany Laviolette P.503-641-4620 4750 SW Washington Ave Beaverton, OR 97005 www.alpinepdx.com Apartment Community Mgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.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 Email: tressa@foxmanagementinc.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right HSH Property Management HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 704 Main St., Ste. 305-5, Oregon City 97045 www.hshmgmt.com Lakeside Property Mgmt Co Michelle Wrege,P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com Micro Property Mgmt. We focus on the small details P.503-473-3742 Email: jeannie@micropropertymgmt.com

Uptown Properties Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210 www.uptownpm.com

ROOFING

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

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

SEAL COATING

RADON

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

REAL ESTATE SALES

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

Hal’s Construction Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR 97045 www.halsconstruction.com Email: halspave@easystreet.net Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3 Asphalt maintenance Chuck Jordan P.503-914-9837 Email: sealcoatspecialties@hotmail.com

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

SEWER

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

Denise L. Goding Keller Williams Realty P.503-336-6378 C.503-799-2970 www.denisegoding.com Elizabeth Carpenter CRIS Principle Broker P.503-314-6498, F. 503-882-8680 Liz@lizcrei.com, www.lizcrei.com

SMALL BUSINESS SUPPORT

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

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

STRIPING

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

Premiere Property Group LLC Jim Lutz P. 503-750-6388, F. 971-228-8133 www.jimlutzccim.com Email: contactjimlutz@gmail.com The Garcia Group Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 www.4-homes.com

Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3 Asphalt maintenance Chuck Jordan P. 503-914-9837 Email: sealcoatspecialties@hotmail.com

RESTORATION/RECONSTRUCTION

WATERPROOFING / CONCRETE REPAIR

Prim & Prosperous Property Management P. 503-635-8926 Patricia Turner Email: turnerfp@yahoo.com

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

Ron Garcia, Principal Broker The GARCIA Group P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com

Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.503-427-2671, Em.503-822-5539 www.restorationportland.com

Titus & Associates Insurance & Financial Srvs Tim Titus P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition www.titusins.com Email: titus@titusins.com

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

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

WINDOWS / STORM WINDOWS

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

Rental Housing Maint Svcs CCB# 163427 Gary Indra,P.503-678-2136 Fully Licensed to do it all Email: Garyindra@rentalrepairs. com Let the advertiser know that you received their contact www.roofpdx.com

information through the Rental Housing Alliance Oregon

:RENTAL ALLIANCE UPDATE August 2015

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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rental housing alliance oregon 10520 NE Weidler Portland, OR 97220

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