December 2016 RHA Update Newsletter by Cari Pierce

December 2016

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org

In this issue:

RHA Oregon Dinner Meeting …………… page 3 RHA Mark Your Calendar … ………… page 5 Tenant Screening…

page 6

Maintenance Plan… … page 7 Winterization Tips… … page 9 Normal Wear & Tear… page 10 Toy Drive… ………… page 12 Holiday Dinner… …… page 13 Board Installation… … page 16 Formerly the Rental Housing Association of Greater Portland

FIND EVICTIONS STRESSFUL?

503-‐242-‐2312

Full FED Service First Appearances evict@landlord-‐solutions.com Small Claims

Holiday Dinner Party and Toy Drive Wednesday, December 21, 2016

Holiday Dinner Party and Toy Drive Riverside Golf & Country Club

8105 NE 33rd Drive, Portland, OR 97211 RHA

TOY

DRIVE

Bring an unwrapped toy to either the RHA Oregon Office at 10520 NE Weidler, Portland, OR 97220 or to the Holiday Party. All toys are donated to families of those who are homeless with children through JOIN

When: Wednesday, December 21, 2016 at 6:00pm Location: Riverside Golf & Country Club, 8105 NE 33rd Dr., Portland OR 97211 Price: $37.00 if registered by end of business day December 16, 2016 $47.00 if registered after the close of business December 16, 2016

You must register to attend Call 503-254-4723 or visit rhaoregon.org/store/category/events

Dinner Menu - Your Choice of; Grilled Flat Iron Steak, Roasted Turkey or Salmon With: Potatoes Vegetables Chef’s Choice Salad Assorted Mini Desserts No-Host Bar, Coffee & Tea.

Table of Contents RHA Oregon Dinner | page 3 President’s Message | page 4 RHA Mark Your Calendar | page 5 Good Tenant Screening Practices | page 6 6 Steps for an Effective Preventative Maintenance Plan| page 7 10 Proper Winterization Tips | page 9 What’s Considered Normal ‘Wear & Tear’ in a Rental? | page 10 Secondhand Smoke Exposure in MultiUnit Housaing | page 11 Toy Drive | page 12 RHA Oregon Holiday Dinner | page 13 Delaware Statutory Trusts | page 14 Board Installation | page 16 The Vendor Guide | page 18 Call 503-254-4723 to register or visit rhaoregon.org/store/category/events. If you register for a dinner meeting and do not show or do not cancel by the Friday before the dinner meeting you will be charged the full price of the dinner.

Directions:

From I-205 (Heading South) Take exit 23B. Turn right at Columbia Blvd. and follow it until you see Broadmoor Golf Course(~3 miles) on the right. Get in the right lane and exit to the right to merge onto 33rd Drive. In about 1/2 mile turn left on Elrod Drive. From I-205 (Heading North) Take exit 23B. Keep right at the fork to continue toward Columbia Blvd. W and merge onto Columbia Blvd. Follow Columbia Blvd. until you see Broadmoor Golf Course(~3 miles) on the right. Get in the right lane and exit to the right to merge onto 33rd Drive. In about 1/2 mile turn left on Elrod Drive. www.rhaoregon.org

RENTAL ALLIANCE UPDATE DECEMBER 2016

President’s Message

Time flies when you’re having fun!! Have you heard this before? I’ve heard it so many times, right before leaving that great vacation to Disneyland, or cruise on the Caribbean, or whatever great adventure you were just on. Even sarcastically such as when you are just finishing some troublesome task that you couldn’t wait to complete. Many of those times, RHA Oregon whether good or bad, left an impression that will last you President John Sage the rest of your life. Memories that are so alive with flavor that you can still remember the way the day felt, or the smell of the air, maybe even that feeling in the pit of your stomach. That dull ache or pining as you leave where you were to go on the next step of the journey. If you were to tell me about those memories, feelings and that ache I could truly, deeply, empathize. For you see, I am about to embark on my next step in my journey with RHA Oregon. This coming year I get to find out what the office of Past President is like. At our dinner meeting in December I will get the privilege of installing the next board of directors for RHA Oregon and the new President. We have accomplished a lot of different things during the last couple of years. We have improved our office with new equipment and staffing-thank you Phil Owen and Cari. We added the Annex for meetings, education, and events at the RHA Oregon building-thank you Ami Stevens and Phil. We increased our membership, now closing in on over 2000-thank you Liz Carpenter. Our influence in local and state political arenas has been helpful to limit the changes to laws affecting property owners throughout Oregon-thank you Phil Owen, Ron Garcia, Jim Herman, Jerad Goughnour, and Cindy Robert. We increased attendance at our Starry Night event, Oaks Park picnic, and dinner meetings. Lynne Whitney and AJ Shepard did a great job finding new and different locations, caterers, and foods for the meetings!! Our Treasurer, Elaine Elsea, without your input we could have never accomplished so much while spending so little. Also, a special thank you for our lobbyist Cindy Robert for her guidance throughout the year. Lastly, my most sincere and heartfelt thank you to Cari Pierce - our office manager. She provided endless support, knowledge, hard work, and kept me on track throughout my term. Cari, I could never say thank you enough!!!! Come January 1st, Ron Garcia will be stepping into the position of President. So, while sad, I am also quite excited. Ron is someone who brings a great amount of knowledge, wisdom, and energy to RHA Oregon. During our board retreat in November, Ron showed us a little of his vision for our future and it is exciting. While we will have challenges in the days, weeks, and months ahead, I am confident in the leadership of RHA Oregon. If there is one thing that I could encourage you to do in the coming year, it is to get involved either with a committee, event, or just attending a class. 2017 is our 90th year in existence. Since 1927 the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing. In closing, thank you to all the members of RHA Oregon, whether a

RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 Vice President Phil Owen, PH. (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 Adam Kendall Abplanalp, PH. (503) 319-3103 Liz Dauw, PH. (503)880-5561 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)645-8287 Charles Karl, PH. (503)224-0230 Charles Kovas, PH. (503)255-8795 Rita Robinson, PH. (503)702-0255 Ami Stevens, PH. (503)407-3663 AJ Shepard, PH. (360)772-6355 Matt Korshoj, PH. (503)819-5395 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

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

(continued on page 8)

RENTAL ALLIANCE UPDATE DECEMBER 2016

www.rhaoregon.org

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

INFORMATION

12/14

Board Meeting

RHA Conference Annex

5:30pm

12/17

New Member & Mentor Meeting

RHA Conference Annex

11:00am

Date changed for the holidays

12/21

Holiday Party

Riverside Golf & Country Club

6:00pm

See pages 3 and 13

1/11

Board Meeting

RHA Conference Annex

5:30pm

1/14

New Member & Mentor Meeting

RHA Conference Annex

11:00am

Date changed for the holidays

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

LOCATION

TIME

INFORMATION

12/6

Screening Class

RHA Conference Annex

11:0012:30pm

12/9

Screening Class

Webex

11:0012:30pm

12/22

Screening Class

Webex

7:00-8:30pm

1/12

Investment Strategies

RHA Conference Annex

6:30-8:00pm

1/19

Smoke Free Property

RHA Conference Annex

11:30-1:00pm Taught by Erik Vidstrand of Smoke Free Oregon

1/24

Investment Strategies

Standard TV & Appliance

6:30-8:00pm

Taught by Peregrine Financial

Class Policy

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.

Installation of 2017 Directors and Officers December 21, 2016 at the Holiday Dinner Party Smoke Free Property

Taught by: Erik Vidstrand of Smoke Free Oregon Learn how to make your property smoke free in 4- 5 easy steps. Protect your property assets, cut costs from both potential fires, lawsuits, and cleaning costs. Learn about preventing evictions, following through with protocols, enforcement, and clear communication. Obtain resources for you, your tenants, and your property. Members $25.00 Non-Members $35.00 Register by Monday, January 16, 2017 to save $5 www.rhaoregon.org

Get Involved, Donate! Here are a few items that are needed.

• • • • • • • • • • • • •

Blankets, sleeping bags, tarps Scarves, socks, hats, gloves Towels of any size Backpacks, tote bags, other bags Shampoo, conditioner, soap Books and Magazines Pet food, other pet supplies Over the counter medicines Adult coats and other functional adult clothing Sugar, creamer, peanut butter Lotions, deodorant, razors Cold weather gear First aid supplies

JOIN 1435 NE 81st Ave, Suite 100, Portland OR 97213 RENTAL ALLIANCE UPDATE DECEMBER 2016

Good Tenant Screening Practices by Marcia Gohman, National Tenant Network Northwest

It’s been a busy summer, there have been record numbers of people moving on to Oregon and Washington this year. I’ve heard stories about landlords placing an advertisement in Craigslist, only to have 100 applicants! I’ve also heard many more stories than normal about “pushy” or “aggressive” applicants, which troubles me. As I’ve talked with you, here are some items that keep coming up that I want to clarify.

deny in writing. Always. Failure to do so could put you at risk for a HUD/BOLI claim, and could be costly.

1. Pushy or Rude Applicants Pushy or rude applicants are generally acting that way in an effort to make you skip steps and miss finding the information they are hiding. Take your time, see picture ID and a recent pay stub, and make sure the phone numbers for employers and landlords are actually correct phone numbers. You can Google the company, or use www.dexknows.com or www.411. com to dig for information. Both search options I’ve listed above offer a “Reverse Phone Number” search. If the phone number is a cell phone, it probably does not belong to the manager of an apartment company or business. Call the main number.

Oregon Landlord Tenant Law also specifies that when denying, you disclose the reason for denial. This is to help the applicant understand the reason for denial and how to fix it. (This is why we provide a denial letter that you can just mail out. Be sure you are always doing this promptly upon making the decision.)

>Remember, you are not required to rent to an applicant because they are on assisted housing or have a service animal, you ARE required to screen them and see if they meet your criteria. 2. Denials I have been to three dinner meetings where people have said, “But if I don’t charge an application fee, then I don’t have to send written denial”. Wrong!

If you don’t deny in writing, the applicant could contact HUD/BOLI and claim that you denied them because of their ethnicity, or kids, or ___________... There is no way to refute such a claim because you did not provide the reason in writing.

3. Screening in Order of Application Received This is Fair Housing 101. When you accept applications, you need to date, time, and number them. That is to ensure that both you and the applicant know where they are in the process. Completed application means all fields filled in, driver’s license or picture ID viewed and noted, and application fee submitted. When you start the screening process, you start with the first one, and stop when you find an applicant that meets your criteria. You keep applications and screening fees for any applicants screened, and send out the denial letter to any you are denying. For the applicants you did not screen, you send them the application, the screening fee and a denial letter.

If you run any sort of credit product you are required by the Fair Credit Reporting Act to provide a written denial. “Adverse action notices under the ECOA and Regulation B are designed to help consumers and businesses by providing transparency to the credit underwriting process and protecting against potential credit discrimination by requiring creditors to explain the reasons adverse action was taken.” Here is the address of the entire article:

The old days of picking the best of the batch have been done for a very long time.

consumercomplianceoutlook.org/2013/secondquarter/adverse-action-notice-requirements-underecoa-fcra/

Every time you screen a person, an Inquiry is placed on their credit report. That inquiry tells the person who screened them and when. If you do not have a new signature of release for them, the person can sue you for running their report without signature of release and they will win!

Even if you are denying based on a negative landlord reference, prior to running any reports, you need to

4. Re-Screening At a recent class I was giving, one of the students said that a “Mentor” had suggested that they screen their residents once a year to make sure they are still qualified to rent from him. No, No, No, NO!

(continued on page 17)

RENTAL ALLIANCE UPDATE DECEMBER 2016

www.rhaoregon.org

6 Steps for an Effective Preventative Maintenance Plan by Scott Matthews

Maintenance costs in rental apartment communities have increased by 1.3 percent over the past three years and are expected to continue growing according to a recent survey. Repairs are difficult to predict and without a proper system in place, property managers can easily overlook certain areas until something breaks and needs replacing. Be proactive and develop an effective preventative plan to keep units maintained and reduce the risk of potential repairs or even longterm damage. These tasks and inspections are more than likely being done already. This plan and checklist is meant to minimize mistakes and lapses in your maintenance calendar. Start your standing checklist with these six maintenance essentials. 1. Air Filters: Coordinate with your maintenance staff to change each units’ air filter every one to three months to eliminate the chance of any potential risks to your systems and any health issues for your tenants. Leaving dirty air filters unchecked can lead to mildew growth and decreased air flow. Not only does this impact tenants but it can increase the energy consumption and potentially cause major damage to the HVAC system. On average, eight percent of a property’s energy consumption is air conditioning. 2. Mechanical Systems, HVAC and Water Heaters: It’s better to spend a little money on a few inspections than a lot for last minute repairs or replacements. Have your HVAC systems and water heaters inspected at least twice a year, before the summer and winter months, to ensure there isn’t any damage or warning signs. Dirty coils, worn parts and faulty controls on your HVAC system and water heater are a few of the signs that can go unnoticed. Take your proactivity a step further and add one or two additional visual inspections to prevent a potential breakdown. When planning, keep in mind seasonal transitions and temperature changes. 3. Energy-Efficient Lighting Upgrades: Constantly swapping and changing incandescent light bulbs takes up quite a large amount of your maintenance staff ’s time. Simply upgrading to LED bulbs will decrease operating and energy costs as these bulbs use 84 percent less energy and can last for more than 20 years. Imagine not worrying about changing bulbs until 2036. Upgrading to LED lighting requires a slightly higher upfront investment, but there is a tremendous

amount of return on that investment over time. 4. Fire Safety Alarms and Equipment: Fire departments respond to about 108,000 multi-family residential building fires in the United States every year. Take whatever precautions you can to keep your property off that list. Check and change batteries in smoke and carbon monoxide (CO) detectors, and make sure every unit is equipped with a working fire extinguisher. Consider upgrading units with smoke and CO detectors that include lithiumion batteries. These sealed alarms last 10 years without needing a new battery. After 10 years, you simply toss the entire unit and get a new one. Today, there are even Wi-Fi enabled products that alert your resident’s smartphone and/or staff of any potential smoke or CO detected. 5. Water Damage: Minimize or eliminate water damage threats by regularly checking common indoor areas such as sinks, water heaters and washing machines. Consider installing leak detection sensors in highrisk areas that will alert your staff via smartphone of leaks so they can immediately address problems and possibly avoid expensive water damage. Make sure there is proper sealing of gaps and cracks of doors and windows. Risks and existing water damage can be spotted outdoors in the landscaping and irrigation, gutters and roofing. Have all of these areas properly inspected and ensure water is draining properly. 6. Resident Security: Renters are 85 percent more likely to experience break-ins than homeowners. Smart home technology can help boost security and can also lead to significant savings for property managers. Securing the property with keyless entry locks also makes it significantly easier and less expensive to rekey, decreasing the workload of maintenance requests. This technology also allows renters to grant access for service calls, admit access remotely while away and manage the system through a convenient app on their smartphone. Lighting is another area to consider when increasing security. As you maintain, repair and swap bulbs on flood lights and other outdoor fixtures, consider upgrading to motion-senor LEDs. As technology advances, these smarter fixtures are becoming much more affordable and they’ll create peace of mind for residents while possibly deterring potential crime and (continued on page 17)

www.rhaoregon.org

RENTAL ALLIANCE UPDATE DECEMBER 2016

Presidentâ&#x20AC;&#x2122;s Message CONTINUED FROM PAGE 4

property owner, affiliate, or dual member. To those of you that I have served with on committees and the board, I appreciate your time, effort, and sharing of knowledge. The amount of learning that I have done since I first stepped into an RHA meeting is amazing. I donâ&#x20AC;&#x2122;t think that I could ever quantify it. Without you RHA Oregon would not be the great leading organization that it is. Sincerely, John Sage President RHA Oregon Stegmann Insurance Agency Inc.

Fall 2016 Landlord Training Seminars Brought to you by the City of Portland Saturday December 3, 2016 Providence Portland Medical Center Cancer Center Amphitheatre 4805 NE Glisan St., Portland, OR 97213 Tuesday December 6, 2016 Legacy Emanuel Medical Center Lorenzen Conf. Center Auditorium 2801 N Gantenbein Ave., Portland, OR 97227 Tuesday December 6, 2016 Legacy Emanuel Medical Center Lorenzen Conf. Center Auditorium 2801 N Gantenbein Ave., Portland, OR 97227 Saturday December 10, 2016 Providence Portland Medical Center Cancer Center Amphitheatre 4805 NE Glisan St., Portland, OR 97213

See rhaoregon.org/calendar-event for more information Register at www.portlandoregon.gov/bds/landlordtraining

RENTAL ALLIANCE UPDATE DECEMBER 2016

www.rhaoregon.org

10 Property Winterization Tips by Laura McNulty

1. Stock up on ice melt and secure contracts for heavy snow clearing equipment/personnel in advance of a storm forecast. When in doubt, err on the side of caution and act early. Waiting until bad weather is imminent (or worse, has already arrived) could leave you in a bind. 2. Make sure all furnaces and boilers are in good working order to ensure you don’t experience a system failure when it’s most dangerous. Clean units and replace parts and filters as needed; emergency repair services will be much more costly than preventative measures. 3. Clear gutters of any built-up leaves or debris so they drain properly throughout the winter. Neglecting your gutters could lead to leaks or a dangerous accumulation of snow and ice.

option for clubrooms or community kitchens. Install weather stripping and a door sweep on exterior doors for a cheap and easy guard against the elements. 9. If you have any wood-burning fireplaces on the property, it’s best to have them inspected and cleaned by a professional chimney sweep. Make sure the flue damper is operating correctly, the chimney is clear of any obstructions, and there’s no damage where the chimney adjoins with the roof. 10. Don’t try to do all of the work yourself. Your residents are an important part of your property, so keep them informed. Encourage renters to report any maintenance issues promptly, and keep an emergency kit on hand should any power outages occur.

4. Fully inspect the building exteriors, including the roof, walls, and door and window frames. Repair or caulk any damaged, leaking or drafty spots to keep weather out and heat in. 5. Wrap pipes in common areas, especially those in exterior walls or in colder parts of the building. There are many inexpensive products you can use, from selfsealing foam tubes to isolative tape, that are available at any home improvement store. 6. For your outdoor irrigation system, winterization will depend on the location. In a more temperate climate, this may simply mean checking that the freeze sensor is working and turning off the water supply as needed. In a colder area, you’ll need to completely drain the pipes to ensure they don’t freeze; a professional should help “blow out” your sprinkler system. 7. Check for and remove any damaged trees or weak branches that may not survive the high winds, icy freezes, or snow accumulation of a winter storm. Fallen or blown tree limbs could damage property or cause injury. 8. Up the insulation in your common areas, especially around windows and doors. Heat-shrinking plastic wrap may not have the most attractive look, but it can be very useful for reducing heat loss through windows. Insulated shades and thermal drapes are an elegant www.rhaoregon.org

Memorial Day Monday May 29, 2017 Independence Day Tuesday July 4, 2017 Labor day Monday September 4, 2017 Thanksgiving Day Thursday November 23, 2017 Black Friday Friday November 24, 2017 Christmas Day Monday December 25, 2017

RENTAL ALLIANCE UPDATE DECEMBER 2016

What’s Considered ‘Normal Wear and Tear’ in a Rental? by American Apartment Owners Association

The one thought on every renter’s mind on moveout day (aside from “How the heck am I going to get this sofa through the front door?”) has to do with the security deposit. Will you ever see that money again? According to most leases, your only hope is to return your apartment in the same condition as when you took possession, within “normal wear and tear.” Still, though, this raises the question: What exactly is normal wear and tear, and what crosses the line? What qualifies as ‘normal wear and tear’ Unfortunately, when it comes to pinpointing wear and tear, there’s no specific laundry list of flaws that landlords will find acceptable to leave behind. It helps to think in terms of things you encounter in your own home on a daily basis. “Have you ever put a nail in the wall to hang a picture or scuffed the wall carrying in groceries?” asks Trent Zachmann, chief operating officer of Renters Warehouse, which manages residential real estate. (Of course you have!) “These kinds of things happen.” Normal wear and tear is light damage that occurs over time and doesn’t affect the use of the home or appliances; it’s just not aesthetically pleasing. Other examples of normal wear and tear are light scratches on wood floors, wear spots on carpet (but not stains), and loose railings or banisters. What tenants must fix According to Gary Malin, president of Citi Habitats, these are some of the most common things that renters would be responsible for fixing: •Excessively scratched or gouged floors •Broken windows or torn screens •Broken or nonworking appliances •Pet stains and odors •Custom wall coverings such as paint or wallpaper •Any installations like shelving, light fixtures, or window treatments The importance of a move-in checklist All landlords or property managers will have different expectations, and so on your move-in day it’s important to discuss the condition they expect you to keep your apartment in. Scratches and discoloration should be 10

RENTAL ALLIANCE UPDATE DECEMBER 2016

documented, so whip out your smartphone or camera and take photos of any flaws you see and make sure your landlord is aware of them so he knows you didn’t create them. Ideally, your landlord should provide a checklist of the property condition upon move in. But if not, Kimberly Smith of AvenueWest, which manages corporate housing, recommends creating your own (RHA Oregon form 209 Move In Move Out Condition Report). Ask your landlord to sign the document to make it official, include photos of flaws, and, if you want to be extra careful, search online and try to find out the life expectancy of various items. One biggie is the carpet. “The carpet is a great example of an amenity that many tenants and landlords dispute,” Smith explains. “To establish the expectations for the cleanliness of the carpet, first start with the total life expectancy.” Experts estimate that in a household of two to four people, carpet will typically last around three to five years. So if the tenant rents a newly carpeted place for five years and the carpet needs to be replaced when he moves out, then this is considered normal wear and tear. In other words, make yourself at home and don’t sweat the small scuffs. See more at: http://www.american-apartment-ownersassociation.org/property-management/landlord-quicktips/whats-considered-normal-wear-tear-rental/#sthash. nc6YLwSG.dpuf Reprinted with permission of American Apartment Owners Association offers products and services for landlords related to your rental housing investment, including rental forms, tenant debt collection, tenant background checks, insurance and financing. Find out more at www.joinaaoa.org.

Law Offices of

Richard B. Schneider, LLC • • • • 503.241.1215 www.rbsllc.com • 2455 NW Marshall St., Suite 11 | Portland, OR 97210 • information@rbsllc.com

Wills Living Trusts Asset Protection Planning Business Formation Probate and Trust Administration Financial Planning Assistance www.rhaoregon.org

Secondhand Smoke Exposure in Multi-Unit Housing by Becky Wright

Tenants have certain rights and responsibilities where conditions in the home affect their health or safetyi. For example, landlords need to provide working fans and make sure there are no leaks in the buildings; structure to prevent mold growth in your apartment. Tenants also have some responsibility for keeping the home mold free, such as cleanliness and maintaining appropriate heat levels and ventilation.

Another aspect of health and safety include smoking rules for apartments and other rental properties. Secondhand smoke (SHS) is a known toxin, and can cause disease, even for people who do not smoke. One place that people may be exposed to SHS is in their home. SHS travels through lighting fixtures, cracks in walls, around plumbing, under doors, lightfixture openings, bathroom fans, sprinkler heads, and in shared heating/ventilationii. Sealing the largest openings with foam or mineral wood may help, and other sealing options may help reduce the amount of tobacco smoke coming into a unit; however, these options will not eliminate the harm caused by the exposure to SHS. There is no air-filtration device available that can remove the toxic or cancer-causing chemicals in tobacco smoke from the air. Not only the Surgeon General, but air quality experts such as the American Society of Heating, Refrigerating and Air Conditioning Engineers have concluded that “the only means of eliminating health risks associated with indoor exposure is to ban all smoking activity”iii. SHS seeping into apartments or condominiums from neighboring units clearly poses both a health risk. Exposure to SHS can cause diseases such as heart disease and cancer, as well as sudden infant death syndrome (SIDS), asthma attacks, and respiratory and ear infectionsiv. The good news is that you can protect yourself and your neighbors by ensuring that you, your family, and visitors don’t smoke in your home. In fact, many landlords are voluntarily including this as a part of the lease. Including a no smoking policy ensures that all residents are protected from toxic exposure to tobacco smoke. Smokefree policies are increasingly common in multi-unit housing properties. Nineteen out of 22 Oregon housing authorities have implemented smokefree policies, and many other affordable housing providers are doing the same. According to the 2010 Behavioral Risk Factor Surveillance System, 40% of Oregonians lived in rental housing with rules regarding smoking. Additionally, 84% of Oregonians think it is okay for landlords to prohibit smoking in their tenants’ homes if that is necessary to keep SHS out of other tenants homes, and 78% of renters agree that with all other things equal, they would choose a smokefree rental over a place that allows smoking. Smokefree rules in multi-unit housing not only protect the health of all residents, they also reduce the risk of fires and improve the quality of the residence. If you or a loved one is interested in quitting smoke or other tobacco use, call the Oregon Tobacco Quit Line, a free service for all Oregonians. Call 1-800-QUIT NOW, 1-877-2NO FUME (Spanish), 1.877.777.6534 (TTY) or go online at www.quitnow.net/oregon/ i http://www.osbar.org/public/legalinfo/1246_RightsDutiesTenants.htm ii http://publichealthlawcenter.org/sites/default/files/resources/tclc-guideregulatingsmoking-multiunits-2011_0.pdf iii ibid. iv http://www.cdc.gov/tobacco/data_statistics/fact_sheets/health_effects/effects_ cig_smoking/

Smoke Free Property Class

Taught by: Erik Vidstrand of Smoke Free Oregon SEE Mark Your Calendar Page 5

Article provided by Multnomah County Health Department, Tobacco Prevention and Education Program www.rhaoregon.org

RENTAL ALLIANCE UPDATE DECEMBER 2016

RHA Oregon’s Annual Drive Toys will be given To families of Those who are homeless wiTh children Through

Join

help brighTen The life of a child, bring an unwrapped gifT or gifT card.

Please bring new unwrapped toys to the RHAOregon at: 10520 NE Weidler Portland, OR 97220 OR To RHA’S Holiday Dinner Party GIFTS FOR CHILDREN AGES 9 & UP ARE ESPECIALLY NEEDED

RENTAL ALLIANCE UPDATE DECEMBER 2016

www.rhaoregon.org

RENTAL ALLIANCE UPDATE DECEMBER 2016

Delaware Statutory Trusts: An Innovative 1031 Exchange Solution by Robert Smith, President and CEO of Peregrine Private Capital

For years, real estate investors have successfully used section 1031 of the IRS Code to exchange their property for bigger and better “like kind” property and defer payment of capital gains tax on their sale. Traditionally, investors have used the “three property rule” for identification and exchange purposes. However, now there is another solution which provides investment property owners with even greater flexibility from a property identification standpoint and much more potential diversification. This comes in the form of the Delaware Statutory Trust or DST. A Delaware Statutory Trust is simply a separate legal entity created under the laws of Delaware to hold title to one or more income producing commercial properties. This can be any type of commercial property: apartments, retail space, office buildings, industrial parks, etc. and much like a REIT (Real Estate Investment Trust), an individual DST may hold title to multiple properties at one time. Each investor owns a “beneficial interest” in the trust which, in turn, owns the underlying real estate. This interest entitles said investor to his or her pro-rata share of

income and appreciation in these assets. Furthermore, this income stream is truly passive. All properties are managed by the DST sponsor. The investor is no longer responsible for the “Terrible Ts,” tenants, trash, and toilets. By exchanging into one or more DSTs, they are now in the “mailbox money business.” Cash distributions from property operations inside the trust are made monthly to investors. This income stream is also very tax advantaged. Just like rental income from your plex or apartment property, it is sheltered by depreciation and interest expense. In summary, the DST offers many benefits to income property owners and exchangers. These include, but are not limited to: •Low minimum investment: DSTs typically have a minimum investment of $100,000 for 1031 exchangers and $25,000 for cash investors. •Remote management: The DST structure takes management responsibility for the property(s) out of the hands of investors and places it into the hands of a sponsor-affiliated trustee. •Cash distribution potential: The rental income generated from the DST properties is distributed on a monthly basis directly to your bank account. No more chasing down (continued on page 15)

April is

www.fhco.org

RENTAL ALLIANCE UPDATE DECEMBER 2016

www.rhaoregon.org

Delaware Statutory Trusts: An Innovative 1031 Exchange Solution CONTINUED FROM PAGE 14

dead beat tenants in the dark of night. As rental income, this cash flow is also very tax advantaged. Just like your current rental income stream, much of it is tax sheltered via depreciation and interest expense. •Diversification: Instead of having all of your money tied up in one property exposing you to the risk incumbent in overconcentration, DSTs allow you to diversify both geographically and functionally. Like a REIT (Real Estate Investment Trust), DSTs can own multiple properties in different geographic areas with different functions. Ownership of apartment buildings can be mixed with retail centers, office buildings, industrial warehousing, etc. In this way a downturn in one sector of the economy can be offset by an uptick in another. •Low cost of ownership: Unlike a tenant-in-common (TIC) program, DST investors are not required to maintain any type of special purpose LLC (limited liability company) to hold their real estate. •Non-recourse loans: DST investors are not required to execute and loan guarantees or indemnities, given their purely passive relationship to the DST and its real estate. Therefore, if there is debt on the property(s), investor risk is limited to invested equity. Lenders have no recourse to the investors’ other assets. •Liability protection: The DST “wrapper” shields the exchanger/investor from any liabilities with respect to the property. Ambulance chasing lawyers and their “slip and fall” clients will have to tap someone else. These benefits say nothing of the leisure time exchanging into Delaware Statutory Trust properties may provide you. Property management is a full time job. This unending round of responsibility precludes enjoyment of many other activities. It’s hard to travel and see the world, visit your grand kids, or just plain relax when you are tied to your telephone, tenants, and properties. In our past, present, and future zero interest rate environment, investing in a multi-property DST portfolio may also be a good strategy for cash investors without a property to exchange. Unlike other passive, fixed-income investments, real estate still provides a livable yield. As rental income, this cash flow is also very tax advantaged. Finally, it positions the investor to avoid capital gains tax upon the profitable sale of their real estate through a 1031 exchange. Exchanging into a DST portfolio which holds multiple income producing properties makes great sense for real estate owners who no longer want to shoulder the burden of active management. You’re not going to live forever so you might as well start enjoying it now. Let someone else change the light bulbs and collect the rent.

RHA Oregon LIST OF COMMITTEES Building

Chair: Phil Owen PH: 503-244-7986

RHA Oregon LOBBYIST Cindy Robert PH: 503-260-3431

Legislative

Community Relations/Donations

Chair: Phil Owen PH: 503-244-7986

Dinner/Program

Chair: Elizabeth Carpenter PH: 503-314-6498

Chair: OPEN PH:

Chair: Lynne Whitney PH: 503-284-5522

Education

Chair: Katie Poole-Hussa PH: 541-968-1703

Forms

Chair: Mark Passannante PH: 503-294-0910

House

Chair: Lynne Whitney PH: 503-284-5522

www.rhaoregon.org

Membership

RHA Oregon OFFICE TEAM

Office

Pam VanLoon, Bookkeeper Pamv@rhaoregon.org Menolly Walter, Member Services Rep. Menolly@rhaoregon.org

Chair: Phil Owen PH: 503-244-7986

Government Relations Chair: Phil Owen PH: 503-244-7986

Cari Pierce, Office Manager cari@rhaoregon.org

Taylor Bair, Member Services Asst. Taylor@rhaoregon.org

Gresham Liaison Jim Herman PH: 503-645-8287

Marketing

Chair: Matt Korshoj PH: 503-405-0489 RENTAL ALLIANCE UPDATE DECEMBER 2016

Installation of 2017 directors and officers DECEMBER 21, 2016

Directors Continuing to Serve~ One Year Term Remaining

President President Elect Vice President Treasurer Secretary

Ron Garcia Mark Passannante Phil Owen Sandra Landis Lynne Whitney Nominations for Directors ~

Two Year Term

Adam Kendall Abplanalp Charles Karl Rita Robinson Charles Kovas

The following will continue to serve on the board: Past President John Sage

Jerad Goughnour Jim Herman Ami Stevens AJ Shepard Matt Korshoj Katie Poole-Hussa Alan Carpenter Elizabeth Carpenter Mihyun Pratt Nathan Lindquist

EMBERSHIP AND ENTOR MEETING

OUR MEMBERS MATTER! • Upcoming meetings: Saturday December 17, 2016 11am Saturday January 14, 2017 11am • Open to the public • Mentoring for new and established members • Learn more about RHA Oregon and what membership benefits are offered • Refreshments provided

RHA Conference Annex- 10530 NE Weidler, Portland OR, 97220 16

RENTAL ALLIANCE UPDATE DECEMBER 2016

www.rhaoregon.org

Good Tenant Screening Practices CONTINUED FROM PAGE 6

We get calls every day from applicants asking for “proof ” that they gave the landlord permission to screen them. Would you want some company running your credit annually, just because? The application you get is good for two weeks. You may screen them ONE time. If you wish to screen the applicant again, for whatever reason, you need a new application. 5. Use correct forms I’m still running into people using forms they’ve had since 2005. The Landlord Tenant Laws have changed significantly since then, and if you are using old forms you are not in compliance. You can get updated forms from your Rental Owner’s Association, not some random website that has generic forms that don’t comply with Oregon Landlord Tenant Law. And for goodness sake, don’t buy them from Staples or Office Depot. Most Rental Owner’s Association forms are

available online and are easy to fill out and purchase. Call me if you need help finding a ROA in your area. Now, having said all that. I also want to warn you that we are approaching the “Silly Season”. This is the time between Thanksgiving and the New Year when we see the most... interesting, or creative applications. Believe me, if someone wants to rent a unit three days before Christmas, they are not moving voluntarily. Slow down, follow your procedures, and don’t skip steps because the applicants are in a hurry. Get all of the paperwork, view picture ID and a recent pay stub, and verify everything.. even with family members. Remember that we are here to make your job easier and you can call us with any questions. We can help! I hope you have a profitable and fun fall! Happy Renting! Marcia Gohman NTN - Northwest 503-635-1118 or 888-989-1686

6 Steps for an Effective Preventative Maintenance Plan CONTINUED FROM PAGE 7

other security risks. The bedrock of an effective preventative maintenance plan is partnering with the right third-party service providers and procurement sources. Look for suppliers and service providers that offer a combination of services from MRO (maintenance, repair, operation) product fulfillment to products and installation services for capital projects and installation services for all of the above. Consolidating vendor touch points and points of contact can lead to significant savings. Scott Matthews is Director of Strategic Accounts at The Home Depot. Scott is responsible for managing national accounts and e-commerce while overseeing business-tobusiness relationships. During his 25 years at The Home Depot, he has served in a variety of roles and capacities including Regional Pro Sales Manager, District Manager and Store Manager. Reprinted with permission of OnSite. Reprinted with permission of the Apartment Owners Association of California (AOA) www.rhaoregon.org

RENTAL ALLIANCE UPDATE DECEMBER 2016

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

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 NW Exchange Facilitators, Inc., Sloan Kimball P.503-893-9425 Consultation & Facilitator Services Email: sloanenwexchange.com Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com Tryon Equities LLC & Rimrock Property Management Michael Templeton P.O. Box 775, Sherwood, OR 97140 Phone 503-713-7291 Email:mtempleton@tryonequities.ccom www.rimrockpropertymanagement.com

ACCOUNTING/BOOKKEEPING

Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 8189 SE Clackamas Rd., Milwaukie 97267 Email: info@balancingpt.com

The Cobalt Group Accounting and Business Consulting 1100 NE 28th Ave., Ste 100 Portland, OR 97232 P.503-239-8432 Email: info@thecobaltgrp.com

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

Portland Tax Co. Full Service Tax and Accounting P. 503-258-0700 F. 503-256-1527

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

ADVERTISING / MARKETING From Here 2 There Helping solve business challenges to reach your goals. Ami Stevens, P.503-407-3663 Email: astevens@fromhere2there.com Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.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

APPLIANCE-SALES ONLY

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

APPLICANT SCREENING

National Tenant Network Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com RHA Oregon P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhaoregon.org Email: info@rhaoregon.org

ASPHALT PAVING

Benge Industries Parking Lot Maintenance Service Corey Wilkerson P.503-803-1950 Email: corey@bengeindustries.com Halâ&#x20AC;&#x2122;s Construction, Inc. CCB#34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City, OR 97045 www.halsconstruction.com Email: office@halsconstruction.com

ASSOCIATIONS

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

RHA values our Affiliates, the goods and services provided to our membership, their participation in our Association and their continued support. RHA does not, however, warrant or guarantee the quality of goods and/or services provided by Affiliates. 18

RENTAL ALLIANCE UPDATE DECEMBER 2016

www.rhaoregon.org

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

ATTORNEYS

Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego, OR 97035 Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave, Ste. 1220 Portland, OR 97204 Warren Allen LLP Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon and Washington for over 25 years 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

BASEMENT WATERPROOFING John’s Waterproofing,

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

CARPENTRY & REPAIRS

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

CARPET CLEANING

Americlean Inc., Since 1972 We are very good at what we do Frank Porter, P.503-771-0554 Email: info@iloveamericlean.com www.iloveamericlean.com Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching,repairs and flood service. Email: marksandstrom321@comcast.net O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

CARPET SALES

Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching,repairs and flood service. Email: marksandstrom321@comcast.net Contract Furnishings Mart-Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Contract Furnishings Mart-Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.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 Contract Furnishings Mart - Gresham Ross Williams P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.com The Floor Store Joe Billarreal, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 Email: joe@floorstoreportland.com

COLLECTION AGENCIES

ELECTRIC

DeKorte Electric, Inc. DDB# 159954 P.503-288-2211 14865 SW 74th Ave., #170 Tigard, OR 97224 Rental Housing Maint Service CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com Squires Electric Joe Squires, P. 503-252-1609 657 SE Yamhill St., Portland, OR 97214 www.SquiresElectric.com

ENERGY EFFICIENCY

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

EVICTIONS

Action Services Wally Lemke, P.503-244-1226 15 82nd Dr., #20 Gladstone, OR 97027 Your eviction & process Service Specialist

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

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

CONCRETE

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

Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City, OR 97045 www.halsconstruction.com Email: office@halsconstruction.com Metro Sidewalk Repair P. 503-875-7900 Concrete Water Proofing, Maintenance & repair and new structure installation

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

Oregon Legal Assistance Srvs 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

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

RENTAL ALLIANCE UPDATE DECEMBER 2016

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

Vince Kingston Mortgage Loan Officer NMLS #291740 Eagle Home Mortgage P. 971-221-8525 direct Email: vince@vincekingston.com

FIRE/WATER DAMAGE RESTORATION Servpro Serving North Portland, Lake Oswego & West Linn P. 503-283-3658 F. 503-444-7130 www.servpronorthportland,com

FIRE SAFETY

FORMS

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

GENERAL CONTRACTORS

Advanced Construction & Repair CCB#181918 Residential & Light Commerical Remodeling www.advancedconstructionpdx.com Licensed and Bonded, Insured 503-841-1323

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

Clear Water Construction Services - CCB# 194703 Both Residential & Commercial Service P. 503-974-6654, F. 503-217-0308 Email: daleh@cwcsnw.com Web Site: www.cwcsnw.com

FLOOR COVERING

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

Contract Furnishings Mart - Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver, 98682 www.cfmfloors.com Contract Furnishings Mart - Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.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 Contract Furnishings Mart - Gresham Ross Williams, P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.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 Billarreal, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 Email: joe@floorstoreportland.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 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 Wieder Works Darren J Wiederhold Residential Property Maintenance CCB#164323 P. 503-665-9856 ~ F. 503-669-5133 Email: d.wiederworks@yahoo.com I do a little bit of almost everything!

HAULING

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

Willamette HVAC - CCB#56951 P. 503-259-3200 www.willamettehvac.com Residential, Commercial and oil Service

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

AAA Oregon Insurance Agency Home-Auto-Comerical-Life Antoinette (Toni) Bradfield P. 503-219-6260 600 SW Market St., Portland, OR 97201 E-mail: toni.bradfield@aaaoregon.com 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 Stegmann Agency Farmers Insurance John Sage, Insurance Specialist 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

RENTAL ALLIANCE UPDATE DECEMBER 2016

www.rhaoregon.org

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

INVESTMENT SERVICES

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

LOCK SMITH

MR. Rekey of Portland, LLC Serving the greater Portland / Vancouver Areas P. 503-967-2567 C. 503-975-6047 Email: danielhyde@rekey.com www.rekey.com/portland

MASON CONTRACTORS

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

MOLD

Real Estate Mold Solutions Lynne Whitney, 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

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

MJ’s Plumbing CCB#36338 Michael LeFever, P. 503.261.9155 1045 NE 79th Portland, OR 97213 ProDrain & Rooter Svcs Inc West 503.533.0430 East 503.239.3750 Drain Cleaning/Plumbing www.prodrainpdx.com Rental Housing Maint. Svcs CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com Soil Solutions Environmental Services Sewer inspection and repair P. 503-234-2118 Email: info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com

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

Acorn Property Management, LLC - PDX Katie Poole-Hussa, Property Manager Office: 971-352-6760 Cell: 541-968-1703 www.acornpm.net Action Management Wendi Samperi P.503-710-0732 Alpine Property Mgmt & Maintenance Tiffany Laviolette, P.503-641-4620 4800 sw Griffith Dr., #209 Beaverton, OR 97005 www.alpinepdx.com

MLK Property Management & Support Services LLC Management & Consulting Oregon License #200308196 Affordable & Conventional Compliance, Consulting, Staffing & Training Services Phone:503-760-0088 2410 SE 121st, Suite 102, Portland, OR 97216 PropM, Inc Michelle Wrege, P.888-780-2938 Finding Home Owners Qualified Tenants www.propmhomes.com Tangent Property Management, Inc. Ann-Marie Lundberg P. 503-594-2101 www.tangentpm.com The Garcia Group Ron Garcia, P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com Uptown Properties Chris Shepard, P.520-204-6727 2830 NW 29th Portland, 97210 www.uptownpm.com Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St. PDX, 97203

RADON

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

REAL ESTATE SALES

Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219

PEST CONTROL

Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219

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

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

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

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

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

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

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

Kinetic Properties HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 PO Box 903 Canby OR 97013 www.kineticpropertiesllc.com Micro Property Mgmt. We focus on the small details P.503-473-3742 Email: jeannie@micropropertymgmt.com

Elizabeth Carpenter, CRIS LizC Real Estate Investments, LLC C.503-314-6498, F.503-882-8680 Email: liz@lizcrei.com Liz Dauw, Summa Realty, Realty Pro Phone: (503) 880-5561 Specializing in 1-4 Units, Oregon & Washington E-mail: liz@lizdrealtor.com Blog: www.facebook.com/LizdRealEstate Liz Robinson Real Estate - Windermere Stellar Liz Robinson P. 503-267-7418 Email: lizrobinsonrealestate@windermere.com www.lizrobinsonrealestate.com

RENTAL ALLIANCE UPDATE DECEMBER 2016

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

HFO Investment Real Estate Greg Frick, P.503-241-5541 2424 SE 11th Ave., Portland 97214 www.hfore.com The Garcia Group Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 www.4-homes.com

RESTORATION/RECONSTRUCTION

Clear Water Construction Services CCB#194703 Turnovers, Rehabs & Everything Else P. 503-974-6654 ~ F. 503-217-0308 Email: daleh@cwcsnw.com www.cwcsnw.com Rental Housing Maint Svcs CCB# 163427 Gary Indra,P.503-678-2136 Fully Licensed to do it all Email: Garyindra@rentalrepairs.com www.roofpdx.com Servpro Serving North Portland, Lake Oswego & West Linn P.503-283-3658 F. 503-444-7130 www.servpronwportland.com

ROOFING

Good Affordable Roofing Services LLC CCB # 208939 For all things roofs we do it Good & Affordable Call today 971-312-7767 Email: goodaffordableroofingservices@gmail.com www.goodaffordableroofingservice.com

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

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

SEAL COATING

WATERPROOFING / CONCRETE REPAIR

Benge Industries Parking Lot Maintenance Svcs Corey Wilkerson, P.503-803-1950 Email: corey@bengeindustries.com Halâ&#x20AC;&#x2122;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

SEWER

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

STRIPING

Benge Industries Parking Lot Maintenance Services 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 www.goosehwc.com

For Rent RENT 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 22

RENTAL ALLIANCE UPDATE DECEMBER 2016

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

ren

g sin

l hou ta

rental housing alliance oregon

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

10520 NE Weidler Portland, OR 97220

oregon a

ll ia n c e s t 1927

The Floor Store

For All Your Flooring Needs

Property Managers and Owners ... We are offering special package deals just for you!

Carpeting packages available starting at $ 1.88 a square foot Carpeting Packages Include: √Rebond pad √Carpet Installation √Tear & haul of old carpet & pad

his ion t Ment hen you ad w me in co

Make your flooring purchases and installation EASY with ... FREE Delivery • FREE On-site measuring • FAST, Worry-FREE Installation!

Bargain Rollout!

Vinyl, Laminates and Luxury Vinyl Tile and Plank Available

5628 SE Woodstock, Portland

(503) 408-6488