February 2013 RHA Newsletter

UPDATE

Monthly Newsletter Published by the Rental Housing Association of Greater Portland

February 2013

50 WAYS TO KEEP YOUR TENANT-Most tenant/ landlord battles are not fought with bazookas. It’s badminton.

Page 1

Nurturing a Long Term Relationship with Residents Page 4

VISIT US AT www.RHAGP.org

Does the “Right” Property Manager Enhance the Value of Your Rental Property?

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DINNER MEETING When:

Wednesday February 20, 2013 from 6:00pm-9pm

Menu: Plated Dinner Spaghetti with your choice of one of the following: Mizithra Cheese and Browned Butter

Where: The Old Spaghetti Factory 0715 S.W. Bancroft St. Portland, OR 97239 Price: $16.00 per person, Call 503/254-4723 for reservations

Chicken Marsala Italian Sausage with Meat Sauce Crisp Salad Fresh Baked Bread Coffee, Hot Tea, Iced Tea, or Milk Spumoni Ice Cream

Speaker: Ron Garcia, The Garcia Group

Directions:

THE OLD SPAGHETTI FACTORY 0715 SW Bancroft St. Portland, OR 97239

50 WAYS TO KEEP YOUR TENANT Vacancies are expensive. How can we minimize them? What are we doing (or not doing)? What may cause them to happen more often?

Most tenant/landlord battles are not fought with bazookas. It’s badminton.

Learn how to enjoy the game of landlording by being able to recognize those incoming shuttle shots and learn to lob, backhand and spike them back in return. Beating the opponent is done best by recognizing and respecting their strengths, knowing the rules and having a strategy that keeps you in control of the game.

Winning players are great servers. So what can we do to prevent problem tenants and vacancies from occurring in the first place, and also eliminate errors and faults-in order to play like a pro?

From SOUTH on I-5: Take exit 298 for Corbett Ave. Turn right onto SW Corbett Ave. Take the 2nd left onto SW Richardson Ct. Turn left onto SW Macadam Ave, right onto SW Bancroft St. Destination will be straight ahead.

FROM NORTH ON 1-5: Take exit 299A to merge onto OR-43 S/SW Hood Ave toward Lake Oswego, continue to follow OR-43 S. Turn left onto SW Bancroft St. Destination will be straight ahead.

Affiliate Speaker: Joe Mosee, Standard TV & Appliance

February 2013 TABLE OF CONTENTS RHAGP Dinner Meeting................................................ 1 President’s Message.................................................... 2 RHA Calendar............................................................... 3 25 Ways to Keep Residents Longer in 2013 ................ 4-5 RHA Membership Changes for 2013............................ 6 Advertising Tips for Rental Property............................. 7 Nurturing a Long Term Relationship with Residents.... 8 Hoorah for Landlords.................................................... 9 Why Use Guest Cards?................................................. 9 www.RHAGP.org

The Update Q & A ............................................. 10-11 Does the “Right” PM Enhance the Value of Your Rental Property?.................................................12-13 Dear Maintenance Men........................................... 14 Officers & Board of Directors for 2013.................... 15 Spring Projects for Your Rental Property................. 15 Section 8 Survey .................................................... 16 Landlording 101 ..................................................... 17 The Preferred Service Guide .............................18-20 February 2013 1

PRESIDENT’S MESSAGE

RHAGP LIST OF COMMITTEES Building Chair: Phil Owen, Phone: 503-244-7986

The RHAGP has been actively working to participate in housing issues. The current focus of our work is within three stakeholder groups with the topics under discussion as described below. I think it says a lot that we are invited to participate in these conversations and that our ideas are considered both locally and statewide.

Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474 Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Elizabeth Carpenter RHA President

Landlord Tenant Coalition - Phil Owen and Cindy Robert have been participating in these bimonthly meetings since last summer. While the conversation has not come to the point of a completed and agreed upon piece of legislation, the topics still on the table include renters insurance, guest definitions, criminal history consideration and the ability to assess fees for non-compliance of contract terms on such issues as pets and smoking.

Section 8 Voucher Program - House Speaker Tina Kotek convened a group last fall to discuss mandatory Section 8 program participation. This is an issue that has been discussed in many cities and states, sometimes without the landlords, so we are thankful that Speaker Kotek welcomed Phil and Cindy into the workgroup.

City - RHAGP Board member Jerad Goughnour has been confirmed on the City of Portland's Housing Advisory Commission (PHAC). The Portland Housing Bureau looks to the PHAC members to bring ideas, analysis, and perspectives to the table; to highlight opportunities for influence between the City housing system and other systems, as well as to provide a forum for public input on housing issues.

Apartment Market At the CCIM (Certified Commercial Investment Member) monthly meeting for January the speaker was Mark Barry, MAI. Mark was very positive concerning the apartment rental market in the Portland Metro area. In his presentation Barry stated the vacancy rates will stay low, around 3.5% in most locations of Portland, until about 2015. At that time roughly 8,000 units/ doors will have been completed. Barry predicts vacancy rates will rise to 6% as a result, which has been the historical vacancy rate for the Portland area.

Important to keep in mind is that Portland has an increase in population of about 20,000 to 25,000 each year.

Further researching CCIM information, the average price for the Portland Area is $72,989 per unit, which is lower than both the regional average of $127,901 per unit and the national average of $107,833 per unit. Cap rate in the Portland apartment market is an average capitalization rate of 6.2%, similar to the national average of 6.3% percent, and higher than the regional average of 5.8%.

I have found for close-in Portland the cap rate to be around 4% to 5%, with outer areas from 5.5 to 7% capitalization rate. Most of the capitalization rate does depend on the condition of the property and area.

The Urban Land Institute report states the multifamily sector is a solid development opportunity.

PLEASE VISIT US AT WWW.RHAGP.ORG 2 February 2013

Education Chair: John Sage, Phone: 503-667-7971 Electronic Media Chair: Ron Garcia, Phone: 503-595-4747 Forms Chair: Mark Passannante, Phone: 503-294-0910 House Chair: Robin Lashbaugh, Phone: 503-760-7171 Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-3146498 Newsletter Chair: Will Johnson, Phone: 503-221-2160 Office Chair: Robin Lashbaugh, Phone: 503-760-7171 Public Relations Chair: Margaret Baricevic, Phone: 503-329-5223 Government Relations Chair: Phil Owen Phone: 503-244-7986 Gresham Liaison: Jim Herman Phone: 503-6458287 Marketing Chair: Ami Stevens Phone: 503-407-3633

RHAGP LOBBYIST

Cindy Robert, Phone: 503-260-3431

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

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

“Landlords doing good things in their communities” RHAGP IS COMMITTED TO EDUCATING MEMBERS TO FAIR HOUSING PRACTICES AND POLICIES.

RHAGP Update

RHA Mark Your Calendar EVENTS Date

Event

Location

Time

2/13

Board Meeting

RHA Office

5pm

2/20

Dinner Meeting

Old Spaghetti Factory

6pm

2/21

Brown Bag Lunch- Leveraging Social Media for Your Listings

RHA Office

11:30am Brought to us by Guy Edwards, Brainjar MEDIA

2/28

New Member/Mentor Session

RHA Office

6-8

3/13

Board Meeting

RHA Office

5pm

3/20

Dinner Meeting

Rheinlander

6pm

3/21

Brown Bag Lunch-

RHA Office

11:30am Brought to us by John Sage, Stegmann Agency

3/28

New Member/Mentor Session

RHA Office

6-8

CLASSES

Information See Page 1

FREE See March issue of the Update for more details.

FREE for Members Only

Date

Class

Location

Time

Information

2/5

Online Tenant Screening

RHA Office

11am

**

2/8

Understanding Your Decision Point WebEx Report

11am

**

2/12

Landlording 102

6:30pm

Taught by Jeff Bennett, Attorney at Law

2/22

Understanding Your Decision Point WebEx Report

7pm

**

2/26

Insurance Class

Phoenix InnLake Oswego

6:30pm

Taught by John Sage, Stegmann Agency 14905 Bangy Rd. Lake Oswego 97035

2/26

Online Tenant Screening

WebEx

7pm

**

2/27

Premium Membership Class

RHA Office

11:30am

FREE

3/8

Understanding Your Decision Point WebEx Report

11am

**

3/12

Online Tenant Screening

RHA Office

11am

**

3/21

Commercial Lending Class

RHA Office

6:30pm

Taught by Trevor Calton, Commercial Lending Group, Inc.

3/22

Understanding Your Decision Point WebEx Report

7pm

**

3/26

Inspections Class

Phoenix InnLake Oswego

6:30pm

Taught by Troy Rappold, Rappold Property Mgmt.

14905 Bangy Rd. Lake Oswego 97035

3/26

Online Tenant Screening

WebEx

7pm

**

RHA Office

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

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

Inspections Landlording 102 Commercial Lending Insurance Class Interior inspections are crucial!

Jeffrey S. Bennett, Attorney Calculating the ROI of Are you a target for your It is imperative to visit your refinancing- Is it worth paying at Law, will take you through tenants? What happens property and do a thorough that prepayment penalty? The the coming changes to the when a tenant trips and falls walk-thru with the tenant at current Real Estate Lending ORLTA, a retrospective of the or your unit has a fire or the least once a year. This class Environment-”Where’s last two wind blows a tree over? What will discuss the best practices the Money”? Calculating years, and up-to-the-minute does “renters insurance” do to do property inspections from property values and actual insights into new cases. Along for the Landlord? Do you beginning to end. Also learn returns-”How much am I the way he’ll teach you how wake up at night worried? tips and tricks that have been really making”? Leveraging to avoid costly legal mistakes John will discuss what the learned along the way. The properties to reinvest-”Can I and help you improve your risks, exposures, or causes of goal is to keep your property’s turn excess equity into cash”? landlord skills. potential loss are. How can value high and your tenant 1 Continuing Education the right coverage get you thru responsible and happy Credit Hour and back on track? $25.00/Member, 1 Continuing Education $35.00 Non-Member Credit Hour $25.00/Member, $35.00/Member, $35.00/Member, $35.00 Non-Member $45.00 Non-Member $45.00 Non-Member

www.RHAGP.org

February 2013 3

25 WAYS TO KEEP RESIDENTS LONGER IN 2013 By Mr. Landlord 1) When screening residents, length of employment and rental history are the biggest predictors of longevity.

2) Give them market rent or just below it.

3) Respond to resident calls in a timely manner, and take care of the property.

4) Have nicer places and better service than the other landlords in the same area. It's not too hard to do. For the most part, our residents like us and refer their friends to us.

Most stay longer than a year.

5) As previously stated, prior rental history is one of the biggest predictors of future longevity. In addition, ask the following questions on your application, (and really take a close look at the answers) because the answers can give you clues (both good and bad): a) What is your reason for moving from your current home? b) What do you believe you will like best about renting our property? c) How many years do you plan on staying in your next home? 1 year, 3 years or 5 years?

6) If we get one to stay more than a year, we reward them with a property upgrade.

7) We offer weekly payments to help them with their budgeting and this way we get a little more monthly rent.

8) The best way I found to predict if people will move a lot is by viewing their credit report to see if there are many different addresses. If I see people that move around a lot for whatever reasons, I have a big problem with that.

9) I look for overall stability. If they have 3 addresses in the last 18 months and 4 jobs in the last 3 years they won't be staying very long even if they think they will. I like to see several years at current or previous address and good reasons why they are moving, I am hearing more and more they are moving because the landlord lost the house to foreclosure, either to the bank or to the city for not paying taxes, which I can check for accuracy.

10) Put money into the property if you can. Things like hardwood flooring, porcelain tiles, top of the line appliances, premium siding, all the bells and whistles you can. Keep your properties the nicest in town....nobody wants to downgrade. If they look at other rental options, every other place needs to fall short of what they already have. I've had best luck with people who have gone through a foreclosure or divorce where they lost a house, and they are in no rush to try that again.

11) We ask the good ones why they are moving. Maybe its something that we can fix. One time I reworked the

4 February 2013

payment date so that I was the main payment in the middle of the month. Another wanted more room, so we moved them to a bigger rental.

12) I am pleased when I hear from new residents that I am giving better service than they got from a previous landlord, especially when we're better than landlords that I consider tough competition.

13) I don't want to lose a good resident for reasons that I could do something about. So I try to ask myself why I discontinue doing business with a company or person.

Example: We bought a toy through an Amazon supplier that didn't work. We had to mail it back at our expense and they credited the cost back to us. It cost us $11 to get our first $60 back and we still didn't have a functioning toy. I won't do business with them again.

Contrast that to Amazon.com itself. The Kindle was under warranty, and the screen went bad. I called a number, they sent a free shipping label, I mailed in the original and had a new Kindle within days. I will do business with Amazon all day long.

My point is that I'm ok with Amazon making money off me because I perceive that they are treating me fairly and I'm getting what I bargained for. The other company irritated me.

What irritates the resident? Something that seems silly to me? A stain on the ceiling? A storm door that doesn't close right? Too many hoops to jump through to get something fixed? A feeling that they are being nickel and dimed to death? I'm new at this and I am competing with much more seasoned landlords. I try to remember though that the small are not eaten by the big - the slow are eaten by the fast.

Right now I have a great young couple that pays every month and keeps the place immaculate. If they keep this up, I want them to feel like they can start a family there.

How can I make the place more kid friendly? Fence the backyard? How can I meet their changing needs while they continue to pay my mortgage? How responsive am I now?

That's how I'm trying to approach keeping good residents long-term.

14) I am a small time landlord but my residents mostly stay unless I kick them out or unless they buy a house or move out of the area. I make sure they get personalized service.

Every resident is different so every answer is different.

With senior citizen women, they get lonely and need for someone to talk to. So I drop in once in a while for a cup of tea and a chat. For some residents, they do not want to see the landlord so I let them know they have my number and call me when they need something.

For all residents, I ask at the beginning of every year if CONTINUED ON PAGE

5

RHAGP Update

25 WAYS TO KEEP RESIDENTS LONGER IN 2013 CONTINUED FROM PAGE 4

there is something they would like to have done while I am building my maintenance schedule for the spring. For residents who have strange pay dates, I change due dates to match when they get paid. For residents who got their hours cut, I lowered the rent by $50 to be reviewed at the end of the year. For all residents, they can reach someone (not voice mail) 24 hours a day if they need us. Now if they became a problem, I would move them on down the road.

15) I look for deals on 3 or 4 day vacation trips and give my residents a free trip or cruise. When you have a good resident that takes care of your property, giving back a little is a small reward and makes them know you appreciate good residents.

16) Most of my residents stay 2-3 years. I have a STAR RESIDENCY program and explain it to my new residents.

After a year, they are a "1 STAR" and there are perks, after 2nd year "2 STAR" and so on. The longer a resident stays, the nicer the perk.

17) I think it has mostly to do with the type of resident you get. Families stay longer than "roomies" and are less of a headache. Those with stable jobs stay longer than those with transition jobs. That is a generalization. I usually get residents for 2-3 years at a time.

18) I act like a real person and treat them like real people.

Not a lot of red tape.

19) All of my residents have been in residence for 3+ years, which is the first time ever! I pray they stay!

20) Most of my residents have emails so I try to send emails at least once a month and ask them if they have anything that needs fixing. I also share cute emails I receive if it might give them a smile. Yearly I send out a maintenance questionnaire to see if anything needs repair or replacement. Most residents stay 2-3 years, and a lot of them have been with me over 14 years!

21) I keep up the property with weekly gardeners, fountains, flowers, etc. Makes the places feel special.

22) All of my residents stay the full year because that is what I require. I want long term residents. No month to month for me because I am the one who has to clean, repaint, re-advertise, re-interview, schedule showings, etc., and those are the things THAT I HATE doing as a landlord - mainly because I'm now 26 years older than when I started - way back in 1985...and I wasn't too young then. I've turned down many people who merely wanted to stay a few months - or anyone who asks if I have a lease break clause. That tells me 3 things: They don't really like the rental but, hey, might as well take it until they find

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something better, or 2, "I just want to try the neighborhood to see if I like it here", or 3, "I'm still looking and might buy a house, won't be in this area very long", etc. At present, I have a 10 year resident, a 7 year resident, 8 year resident, 5 year resident, and two residents coming up on their second year, and one vacant rental - waiting to see what 2013 will bring.

23) I have found that staying in control from the application process through the entire tenancy can yield you a better satisfied resident. Longer term residents will start in your application process. Your responsibility will equal your return in your resident!

I start by qualifying residents have my criteria satisfied and those who show stability with references, primarily income credit and rental references. These generally end up to be the best of residents. Over my 30 years of experience I have found that residents with bad credit typically don't change, and can be a risk that some are rewarding. My average resident is somewhere between five and seven years.

I love the business and I love the people. I myself attempt to qualify people by asking them with specificity what they're looking for in a property. I always show my properties in primo, white-glove cleanliness! Qualified residents appreciate clean properties and longer-term residents yield a higher return on your investment, your time and everyone ends up happier.

24) Our residents have told us that we do things right. I've tried to follow Jeff Taylor’s advice whenever I can. One big difference is service. My son rents in Salt Lake City and the furnace went out. It took two weeks for the landlord to fix or replace. Fortunately, they don't have kids. A furnace went out in my rental building and I had the circuit board spare in the shed. My resident's furnace was fixed within an hour of their call. We try hard to keep up the maintenance too.

I will never *let* someone out of a lease unless it benefits me.

25) We are always easy to reach. Service calls get immediate attention by us or others, and all the properties are kept neat and clean. Never miss an opportunity to socialize with tenants and make them team players. Put everything in the lease and enforce the rules. Quality longterm residents begin with the application process and then professionalism by the Landlord. Keep it a business!

26) We're lucky to GET a resident in our market, then lucky if they can keep their job to stay and pay. I follow Jeffrey's teaching that the most common reason for leaving is lack of service. We try to hustle.

February 2013 5

ANNOUNCING MEMBERSHIP CHANGES FOR 2013

NEW! $99 Membership for Members with 1‐4 units.

Effective for renewals after January 1, 2013, now only $99*! Continue to enjoy all the RHAGP benefits including:

³ Your voice heard: State & Local legislative representation. ³ Monthly Networking Dinner Meetings with informative guest speakers ³ Educational Classes: Deep discounts on monthly training programs ³ Mentor Program: Personal referral or monthly meeting ³ Substantial discounts on printed rental forms ³ Fully staffed office for your property management needs: Monday – Friday, 9am‐5pm ³ Tenant Screening Membership rates apply *For Members new to RHAGP, a one‐time only $25 set up fee applies.

Visit www.rhagp.org for more details!

NEW! RHA Premium Membership In addition to the Standard Rental Housing Association Membership, you now have the option to upgrade for additional benefits.

³ Continually expanding online resource library of instructional tools and educational downloads

³ Exclusive offers from Affiliate / Vendors ³ Rentegration’s Property Management Database ³ Easy‐to use, basic accounting software ³ Unlimited use of RHAGP online forms Premium Membership Pricing: One time Set Up Fee $ 35.00

Per Unit $ 7.00/year (minimum $30)

Contact the RHAGP office for trial Premium Membership options, or learn all there is to know about premium membership at a free working session on Wednesday February 27th at 6pm

Visit www.rhagp.org/premium for more details!

6 February 2013

RHAGP Update

ADVERTISING TIPS FOR RENTAL PROPERTY By Robert Cain Beginning at the beginning, after you get the property cleaned and ready to rent, it's time to get a new tenant. Most landlords run an ad in local daily newspaper. They do that because it works if done properly, but doesn't if done improperly. It's also where many people who are looking to rent a place traditionally have looked to find a new home. The techniques we discuss here, though, work for every kind of classified ad, such as those on Craigslist and the internet rental ad sites.

We will look at ways to make your ad more effective; ways to attract the kind of tenant who will work best for the property without violating fair housing laws; how to keep people who will be bad tenants from even calling you; and how to use the ad as the first step in ensuring that the tenant you do select will be a good tenant regardless of their quality in past relationships with other landlords.

Advertising Begins Your Relationship With Your Tenant Remember, you are attracting a customer. If you owned a sporting goods store, for example, and wanted to sell soccer balls, you would run an ad that told all the benefits of the soccer balls that you sell, high quality, hold air longer, professional style, or whatever would attract customers for soccer balls. You would not put in your ad the fact that you have a $20 charge for any returned check. But too often landlords send a message in their advertising that tenants are a necessary inconvenience to managing rental property.

If you think of your prospective tenants as customers, it is easy to write an ad. You are attracting a customer, one who will pay your mortgage, property taxes and insurance and make you a profit.

Start out your relationship with your next tenant with an ad that treats him or her like a customer, and the rest of the relationship becomes more businesslike.

Writing Classified Ads Take aim. Your ad should not attract everyone who is looking for a place to rent. Doing that is a waste of your time and theirs. The ad should do two things: first, let people know the property is available, and second, give information that will eliminate some tenants.

Studies have shown that people reading and answering a classified ad, either for buying a home or renting one, first circle the ad. Then when they call it is to eliminate that property. You can help the applicant and yourself by providing as much information as possible. You can also help yourself by making sure people see the ad. For example, compare these two:

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Ad #1 2 bedroom, 1 bath duplex in good neighborhood. 1st and last plus dep., No pets. $600. 123-4567.

Ad #2 ½ Block to the Bus Cute and sharp 2 bedroom duplex on super quiet street.

Large rooms, built-in dishwasher, gas heat, fenced back yard for kids. School close. $600. 1234 NE Main. 123-4567.

The first ad has five disadvantages.

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First, it gets lost in all the other 2 bedroom ads.

Second, everybody who wants a two bedroom duplex in the area covered by the ad section will call you.

Third, it gives information that does nothing to make an applicant want to rent that property rather than your competition's. In fact it wastes words (most landlords ask for 1st and last and deposit, and tenants will ask you about pets).

Fourth, it doesn't do anything to make the applicant want to call you first.

Fifth, it's boring. Even a classified ad can spark some interest.

The second ad does seven things that will help.

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First, it is different from most of the other ads in the paper, that means it jumps off the page.

Second, it is an ad rather than a notice. An ad tries to sell something by telling the benefits. A notice just relates facts, in this case that a property is for rent.

Third, it uses a "fear of loss" benefit, i.e. their children will be safer because of the fenced back yard.

Fourth, it tells features that will make them want to think about your property, large rooms, built- in dishwasher, etc.

Fifth, it gives the address. That means they can drive by to look at the outside and the neighborhood before they call you. Then if they make an appointment they are more likely to show up, because they have seen the neighborhood and will consider living in it.

Sixth, it makes them want to see your property first, because it has advantages that they want. Other units may have those, but they don't know that because the ad didn't say so.

Seventh, it tells them that kids are welcome. In spite of fair housing laws, many landlords still discourage children. The fact that you mentioned children specifically and the proximity of schools implies that you will accept children.

February 2013 7

NURTURING A LONG-TERM RELATIONSHIP WITH RESIDENTS

by Jennifer Newton in Resident Retention, www.propertymanager.com

Turnover in any industry is costly. That’s why it’s in the best interests of your bottom line to seek out residents who might stick around longer than just a year (and certainly longer than a month if you use a month-to-month lease).

Reducing turnover reduces your marketing efforts and costs. It decreases the amount of time and cost for clean-up and other superficial maintenance, like patching holes and painting. It reduces the burden of having to schedule showings. And, of course, there aren’t any gaps in rental revenue when a resident occupies the space continuously for several years.

But there’s another benefit you should consider: Stability in the community.

Constant upheaval of neighbors on the block results in fewer people knowing first names. Revolving doors alienate everyone. And over time, rental churn destroys the fiber of a healthy community.

Here are a few tips for encouraging your residents to put down roots in your space.

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Connect with a block leader or respected neighbor on your rental property’s block. Exchange contact info. Ask her to reach out to your residents so that they feel welcomed and included in the neighborhood, rather than feeling like the latest anonymous renter.

Rent a plot for your residents at the nearest community garden. Plots generally rent for a nominal fee that covers water usage. My community garden rents plots annually for $20-$25 depending on the size.

Subsidize a gym or other local club membership for your resident.

Provide residents with a list of local houses of worship, coffee shops, dry cleaners, and grocery shops to encourage them to set up their routines closer to home.

Find out when the local block club meets and invite your residents to attend a meeting with you so that you can introduce them to their new neighbors. Engaged folks are typically members of block clubs. Leveraging this connection will ensure that your residents stay on the radar of good neighbors who will include and look out for them.

Make your property a place where you would want to live. Displaying art from local artists (and talented residents) is a great way to strengthen a sense of community and liven up the living space.

The RHAGP Mission

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

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

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

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

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

Editorial Staff Alita Dougherty Cari Pierce - Graphic Designer Publisher: The Rental Housing Association of Greater Portland The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee.

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

Please notify the RHA office of any address changes.

The initial investment of nurturing a long-term rental relationship will pay for itself in reduced turnover costs and the negative impact of transience on the overall neighborhood.

What are some of the things you do to attract and retain good

BUY RHAGP ATTORNEY DRAWN ONLINE FORMS AT WWW.rhagpforms.ORG

8 February 2013

RHAGP Update

hoorah for landlords! By Patricia A. Harris You give them a place to hang their hats, You even accept their dogs and their cats: You fix leaky faucets – install a new screen, The thanks when they move? Your walls painted green.

You give them a fridge, you provide blinds, Installing new carpet of various kinds; They ask for new vinyl on all of their floors, And then those nice tenants punch holes in your doors.

“Dear Landlord, please know, I’ll be having a guest, It’s just for awhile – maybe two weeks at best;” Eleven months later that guest is still there, And he’s now getting mail, just so you’re aware.

You grant them extensions when rent is due, You even ignore a complaint or two; You don’t charge fees when rent checks are late, They owe you two months and moved out of state.

For all that you give, and all that you reap, For all of your nightmares and nights without sleep; Water bills, taxes and city inspections, Lawsuits, evictions and tenant rejections.

The roaches, the ants and “Hey, I’ve got mold”, Excuses, bounced checks and lies you’ve been told; For all of the tenants who take things for granted, Who whined, caused a nuisance, they raved and they ranted.

For tenants who love you and those dealing drugs, For the ones who bring flowers and ones who bring bugs; We’d like to commend you – send thanks out today, Just a small token, but always be sure, We are sympathetic for all you endure, Hoorah for the landlords, those big and small, Three cheers for the landlords, my God Bless you all!

WHY SHOULD YOU USE GUEST CARDS FOR PROSPECTIVE tENANTS? By Joyce Kirby Whether you have several vacancies and upcoming notices to lease or you’re down to that last “unit to rent”, you must still qualify your prospects in order to ultimately secure the rental. How you remember and record the needs and preferences of your callers and visitors is just as important as obtaining the information in the first place. Following is a question that came up during a training session on the topic of guest cards.

Question: My property supervisor is really pushing us to use guest cards. However, this whole “qualifying thing” makes me feel uncomfortable, like I am invading someone’s privacy. I have a pretty good memory and don’t really think it’s necessary to write down everything on a guest card. What’s the big deal anyway?

Answer: I commend you for being respectful of the privacy of others. This demonstrates professionalism and consideration on your part however, it is possible to note the preferences and personal information of your prospective renters without being intrusive. Remember the old adage – “The shortest pencil is longer than the longest memory.” No matter what your recall ability is, you will not be able to memorize all the needs and preferences of every client, along with their name, phone number, mailing address and email!

Try asking each one of your prospective renters for “permission” to question them about their needs in order to provide them with the best possible service. It might sound something like this: “Is it okay if I ask you a few questions to find out what you’re looking for in your new home? I want to help you pick out the apartment that will best meet your needs.” Then, at the end of the phone contact or visit, once you have established a rapport, it would be perfectly natural to ak for their email, phone number or mailing address so you can keep in touch with them.

Remember, you are in the “customer service” business.

You can’t meet the needs of your customers if you don’t know what they are. (Neither can anyone else in your office if your phone callers show up and you are not there.) You can’t follow up on the interest of your clients either, if you don’t have their contact information. Think of a guest card as a “tool.” When used properly, you will find that it is a professional, organized method for learning everything you ever wanted to know about your prospects but were afraid to ask!

PLEASE VISIT US AT WWW.RHAGP.ORG

www.RHAGP.org

February 2013

9

The Update Q & A Here is your opportunity; submit your landlord/tenant questions to Q&A at Rental Housing Association of Greater Portland at 10520 NE Weidler, Portland, OR. 97220 or email your questions to alita@rhagp.org.

The following are questions and answers supplied by By Marcia Gohman, National Tenant Network Dear Mentor: I haven’t had a vacancy for 3 or 4 years in my tri-plex, how do I find out what to charge for rent now?

Lucky Owner

too far. We all think that we have to pay for what we get.

If the price is too low we know we are getting something a bit less desirable than we would normally want. We are attracting the wrong kind of applicants.

Dear Mentor:

Dear Lucky, Check the market, see what other rentals in your area are going for and be right in the same range, if not just a little higher.

Landlords might use the HUD’s FMR (Fair Market Rent) when dealing with Section 8 tenants, or to see how their rent compares to the government’s estimate. Keep in mind that this figure is going to be set among the lower half of average rents, and also that gross rent includes utilities paid by the tenant. FMR is listed on the Homes Forward website under Landlord information.

My cousin inspects his rental apartments every 6 months.

I think he is just snoopy. My tenants have been there for years and I rarely hear from them. They pay the rent- why should I bother them with inspections. Besides I would feel embarrassed looking under the sink and checking out the bathroom. I certainly don’t want someone doing that at my home.

Troubled Landlord Dear Troubled:

Many landlords feel that inspecting is an invasion of the tenant’s privacy, but doing an inspection is imperative to Other places to check are: 1.

Craigslist. Search for homes in your area, look at protecting your rental. Sadly, some very good friends of

how they compare in square footage and amenities mine learned this the hard way this year. Their tenants

offered along with the number of bedrooms and of seven years gave notice and moved on the last day in December. On the day the tenants handed over the keys

bathrooms. they sent my friends the following email. All spelling errors 2.

Look at the local newspaper FOR RENT ads.

3.

Drive around your area looking at FOR RENT signs, are the tenant’s.

and call the number to find out rent and schedule “We have been moving and cleaning the house all month,

a tour. Or if someone is at the property, go we are exausted. the house was great but we had to

in, introduce yourself and look around. go. i was not able to do more as i was trying to finish a 4.

Call Property Management companies with signs volkswagen project in the garage, it fought me all the

near your rental. They are a good source of way. we had a bad car accident a year and a half ago and

information. Or write down their website address were not able to do much yard work since then, looks like

and look them up on your computer. a couple plants died. the electricity went out in a couple 5.

Go online to Zillow.com, RentJungle.com or rooms a few weeks ago and the garage door works but you

Rentometer.com for a simple comparison. have to hold the button down now, needs maintenance. the Don’t under price your rental.

I had several landlords who were very nervous because their rental had been on the market too long. They kept lowering the rent and the applicants they had kept getting more and more scary. Finally they would call and talk to me, and I would tell them to raise the rent to a little more than they had set it in the first place. They all thought I was crazy, but they tried it. Much better applicants appeared and they rented their units. Here’s how it works. There is a steak house that I pass on the way to work that was going out of business. During one month the price of a Sirloin Steak Lunch went from $15, to $10, to $5. Was I going to stop and get lunch there? NO WAY! That’s some old, disgusting steak! The same thing happens when you lower your rent

10 February 2013

air conditioning quit last september and the back porch fell in on one side a couple years ago, proped it up with some concrete blocks. wanted to paint the porch but couldnt get it done, left a good gallon of a redwood color primer and paint combination for the porch, good qwality. most of the sprinklers were mowed over by various people one by one. our teenagers were hard on the house and sometimes there significant others. the front door was kicked in by my sons girl friend and shes just a hundred pounds. drilled it back together but ugly. we are not able to pay for repairs now but i am recieving a settelment later this year and we can cover it then. my v w is still in the drive way along with my wood ramp. i will be trying to tow it away tomorrow. thank you for the good recomondation and for your patience CONTINUED on PAGE 11

RHAGP Update

THE UPDATE Q & A CONTINUED from PAGE 10

every time we had to pay the rent late. we got a little one bedroom apartment with a great view of the sunset, on the hill.”

My friends have been working on the house for over a week. They have two friends who are electricians, and who are trying to figure out the electrical issues. The carpet had to be removed from the entire house; the tenants had a large (unauthorized) dog and did car repairs in the living room. The place was completely filthy and there weren’t many walls or doors that didn’t have holes. If my friends had inspected once a year they would have known to get these folks out before they could do this level of damage. When inspecting you are looking for filth, for unauthorized pets or people, mold or mildew in the bathrooms, and for things that may be broken that need to be fixed. You do not get to open closet doors or shelves, and you don’t need to. The things you are looking for will be in plain sight... Or easily smelled.

Inspect your rentals at least once a year.

www.RHAGP.org

February 2013 11

how does the “right” property manager enhance the value or your rental property?

By Cliff Hockley, President Bluestone & Hockley Real Estate Services

No property manager can execute perfectly but the “right” property manager knows how to keep properties functioning and making money 24 hours a day, 365 days a year.

What sets these property managers apart?

The most important thing the “right” property manager can do for you is to keep your property rented.

•

•

In order to do this, they need to manage the tenant mix. The wrong tenant mix can destroy a property.

Tenants with felony records, a history of evictions and poor credit do not help in building a strong, positive cash flowing property. At the same time, the manager has to comply with all federal credit and fair housing practices including the requirements for accepting medical assistance (companion) animals.

It helps if the property is located in a great location, but even if a property is located in a “C” location surrounded by crime, the right tenant selection can save it. Of course, a property that is surrounded by barbed wire to keep the “bad element out” can be a bit intimidating.

Property managers are not miracle makers, but they are tasked with helping owners and tenants to make a property as safe as possible. Renting to drug dealers, pederasts or tenants without a visible way of making an income does not assist in making a property safe. Tenant’s number one requirement is to feel safe in their rental home/apartment and the property manager’s job is to do their best to achieve that.

Property managers need to make it easy for a potential tenant to rent a property: • • •

•

•

Clear and easy web access is critical Online applications make it easy to apply Ease of access to a rental unit and meeting with an on-site manager who wants you as a tenant and welcomes you to the property Signage at the property that makes it easy to find the onsite manager Onsite flyer boxes with current rental information Does the property look good?

Tenants and owners both judge a book by its cover. The potential tenant will drive on by if: • The property does not look clean and picked up • The property looks worn out and needs touch- up

paint • The asphalt looks old and the parking lot is not seal-

12 February 2013

•

• •

•

coated The landscaping is tired, overgrown or packed with litter The decks are cluttered The rental units are not cleaned, do not smell great and are not rent ready The manager is not available

Great property managers recognize this and encourage their owners to spend money to keep a property looking as new as possible so that it attracts a better grade of tenant.

Behind the scenes Like a movie director, a property manager has to direct many pieces of the puzzle to get a property to operate properly.

• • • • •

First of all, clients want a monthly check Next, they want clear reporting/accounting systems Rent roll Balance sheet Profit and loss reporting Aged receivable reporting clear monthly property summaries

This helps them track the progress of their properties.

•

Property owners want their property manager and vendors to be honest. This week a client told me a story of a competitor who spent $30,000 on repairs to properties. They even supplied the bills. But when the owner inspected the property unit by unit, the repairs were not completed.

Dishwashers were billed for but not installed, appliances billed for… not installed, floor repairs billed for... not installed.

Property managers should: •

• •

•

•

Have excellent, reliable vendors who are licensed and bonded Make sure invoices are clearly marked by unit Spot check property inspections to prove that the work has been completed as invoiced Vendor policies in place that protect clients, properties and the property manager Make sure vendors get paid on time. Vendors that are not paid on time don’t have the financial resources to do the job right the next time.

Excellent property managers: Train their staff continuously in the following areas: • • •

Customer service Landlord-Tenant laws Federal laws CONTINUED on PAGE 13

RHAGP Update

THE “RIGHT” PROPERTY MANAGER CONTINUED from PAGE 12

• • •

Maintenance terminology Emergency response Use of computer

The “right” property manager focuses on: • • • • •

•

Preventative maintenance Staff availability 24 hours a day - 365 days a year Planning ahead: Using an annual management plan Developing an annual budget and managing to that budget Using experience to help set a property into the marketplace so it can compete for new tenants, increase value through careful expenditures, thoughtful and well-planned property upgrades and rental increases.

All of these items build the basis for consistency and thoughtfulness of the property management process. But all this cannot be done by one person. It takes the right property management company, with the right infrastructure, vision and the right team.

Coordinating these items, with the client’s priorities in mind is what makes for an exemplary property manager and property management company. As property owners search through the market place to establish which property manager they want to hire, they can use this summary as a check list to establish a short list of companies that meet their needs. Good research should lead to good results.

Does that mean you will be hiring the least expensive property manger in the market place? Probably not.

To maintain all of the above policies and procedures takes time, staff, experience and money. A low cost provider will have a hard time delivering these items on a consistent basis. Rest assured though that the market place will deliver competitively priced property managers to you, who do a consistently excellent job. It is these property managers who will be consistently focused on increasing the value of your property.

Fishing for Articles!

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

Alita@rhagp.org or 503/254-4723 www.RHAGP.org

February 2013 13

DEAR MAINTENANCE MEN: By Jerry L’Ecuyer & Frank Alvarez Dear Maintenance Men: I have a conundrum! My roof is in good shape, however I have a mystery leak or to be more precise I have a moving mystery leak. In other words, when it rains, the roof does not always leak in the same place. This is driving me crazy.

Sam Dear Sam: A good roofing troubleshooter is worth their weight in gold. Here at Dear Maintenance Men, we love a good mystery! First things first; have your building inspected by a reputable roofing company or roofing inspector. The inspection will eliminate non-issues and help point you in the right direction and may even solve the leak mystery.

The amount and intensity of rain will contribute to many roof leak mysteries. Often a light rain will cause a leak in an area that would not leak in a heavy or prolonged rainstorm. The reason is material swell. A light rain is not “wet” enough to swell surrounding wood or roofing material and cut off the leak. Mind you, this is still a leak that needs fixing. The deep penetration of water in a heavy or wind driven rainstorm will cause a leak by sheer volume that would not have leaked in a light rainstorm. Roof flashings are a common source of leaks that drip far from the source of the water intrusion. A roof flashing can be found were the roof material meets a transition area such as a chimney, a wall, a pipe or other structure. Shifted or lifted composite shingles or roof tiles will cause water to come into contact with the felt paper under the roofing material and a break in the felt or roofing paper will cause a leak. Debris on the roof, valley, top caps, gutters etc can form water dams and cause leaks. Watch overhanging trees as well as they can damage the roof and cause leaks.

Dear Maintenance Men: I have a Carbon Monoxide Detector question. The building I manage is an “all-electric” building with attached garages.

Do I need to install a CO detector in each unit?

Dan Dear Dan: I don’t think your situation is all that uncommon. We have run into this install problem before. We consulted with the Orange County Fire Authority and Randy Lindenberg from National Gas Consulting in Orange County. Because every building is unique in its construction and design, a proper assessment will need to be made based on the location of any gas-operated appliance in an all-electric building. The general rule is; if an all-electric building has a gas-operated appliance and shares a common wall with

14 February 2013

the residential units, Carbon Monoxide or CO detectors will be required. For example: You will need to install CO detectors in your all-electric building if you have attached enclosed garages. CO detectors will also be required if the building has an attached laundry room with a gas water heater or gas dryer. We also recommend installing a CO detector in the laundry rooms that contain a gas appliance.

Keep in mind; automobiles, wood fireplaces, barbecues and any other combustible material can cause carbon monoxide. Owning an “all-electric” building does not necessarily eliminate the need for CO detectors.

Dear Maintenance Men: I hear a soft pisssst sound in the walls. My husband says it might be a gas leak, I think it is a water leak. Now to complicate things, we don’t smell gas and we don’t see any water. Could this sound be anything else?

Julia Dear Julia: You have our condolences, but it could be worse, at least it is not a slab leak! The chances of the sound being a gas leak are slim as the gas is under low pressure. The chance of smelling rotten eggs on the other hand would be high. Our guess would be your issue is a water leak. The possible reason you are not seeing any water evidence is that the leak is very small and the water is atomizing as it is leaving the pipe. The atomizing action is aided by the fact that the pipe is most likely a hot water pipe and the water is turning to steam. Because the pipe is making noise, this should help in locating the leak. Once you locate the source of the leak, open the wall large enough to complete the repairs and leave the wall open for a few days or until all the moisture is gone.

QUESTIONS? QUESTIONS? QUESTIONS? more Maintenance Questions!!!

We need

To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@BuffaloMaintenance.com Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation.

Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01216720 Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.ContactJLE.com

RHAGP Update

RENTAL HOUSING ASSOCIATION OF GREATER PORTLAND OFFICERS AND BOARD OF DIRECTORS FOR 2013 Elizabeth Carpenter

Robin Lashbaugh

Lynne Whitney

PRESIDENT

VICE PRESIDENT

SECRETARY

OFFICERS

Phil Owen

Jon Moon

TREASURER

Barbara Adler Don Adler Margaret Baricevic Elaine Elsea

Ron Garcia Denise Goding Jerad Goughnour

BOARD OF DIRECTORS

Jim Herman Tony Kavanagh Kriste Martinez

Mark Passannante John Sage Richard Schneider Wayne Stoll

IMMEDIATE PAST PRESIDENT

Spring Projects for your rental property By John Sage With spring just around the corner and sunny days starting to become more frequent as winter releases its grip on the Northwest our thoughts start to turn to the projects we have been putting off all winter. Cleaning the moss off the roof, restaining the deck, repairing the fence, maybe planting a garden or flower bed, and the landscape cleanup can be just some of the things on your list. Add to that the projects for the rental property and it’s a pretty impressive list.

Organize your list How do you prioritize your project list? What are some of the things that are going to benefit you the most for your time and effort? Well, when it comes to your rentals the top of the list should be the things that will not only improve the look of your property, but could help to reduce your chances of a loss. Using this criteria as a guide will help you to identify the most important projects.

Painting and Sidewalk Maintenance Touching up and repainting around your rental keeps it visually appealing, increasing tenant retention and/or increasing your rental income. We all know that replacing siding is far more expensive than paint. Also, trim back those trees and shrubs. This will not only help to protect you from potential building damage during spring wind storms, but can also cut future maintenance costs in the summer months.

Parking lots can take a real beating over the winter months.

“Pot holes” can be a problem and property owners are liable if anyone trips or falls because of them. Getting them fixed is at the top of the list. Sidewalks should also be flat

www.RHAGP.org

and even. Tree roots can cause cracks and holes; any uneven surfaces should be addressed as soon as weather permits. If any problem can’t be readily fixed, placing a small fence or marking them with cones will help with the liability issue as a short-term remedy.

Roofs and Gutters Have you had a new roof put on your property in the last few years? A newer roof has several attractive benefits to you as a property owner. Most insurance companies now offer a discount based on the age of the roof. Newer is better as the saying goes. Encouraging you to have a newer well maintained roof thus reduces your chances of loss due to water leakage. Speaking of water leakage, make sure to check the gutters and downspouts for clogs and/or debris; spring rains can overflow a clogged downspout. Those raging torrents then have to find a new place to go and water will take the path of least resistance.

Unfortunately, the new path is usually not one that is prepared for this type of use.

You can obtain a free of charge Loss prevention Kit by calling and requesting one at 503-667-7971 or john. lstegmann@farmersagency.com

ADVERTISING AVAILABLE!!!

Are you an Affiliate or Dual Member of the RHA?

Are you Utilizing all your advertising opportunities?

There is space available and we want YOU. Call 503/254-4723 to find out more!

February 2013 15

SECTION 8 SURVEY By Cindy Robert, RHA Lobbyist Back in September, soon to be Speaker of the House Tina Kotek convened a workgroup of housing stakeholders to discuss changes she was considering to the section 8 housing program in Oregon and how the program can be improved for all parties involved. RHAGP attended the three meetings on this issue, along with representatives of housing authorities, local governments, tenants, legal aid and other landlord groups.

In preparation for that meeting, RHAGP surveyed our members. I wanted to share with you the results and assure you that we will be taking all input into consideration as we work with Speaker Kotek and other stakeholders on the Section 8 issue.

I also want to thank those of you who responded to the survey - your insights are always appreciated and incredibly valuable to me as I work to help you succeed.

SURVEY 5% of members responded.

46% of respondents have had a section 8 tenant.

25% currently have a Section 8 program participant as a tenant.

Average length of tenancy is 4.35 years (low 2, high 10 years)

of frequency:

Damages that landlord can’t afford / higher

maintenance costs

Ability to cover rent and fees/tenant pay their share

Delays/paperwork/bureaucracy

Unreasonable compliance requirements

Participants seem to have more problems than most

Being unjustifiable sued for discrimination

Harder to evict participants

Neighbor discontent/quality of life

I will get out of business/sell units

Property values will go down

Additional occupants in units

Compromises existing tenant screening criteria

Section 8 was created as voluntary program

I will be forced to hold units for program Quotable: “We are giving serious thought to discontinuing acceptance.

The benefit to landlords is offset by frequent problems.”

“I do not wish to participate in the cumbersome federal program.”

“My experience is that people do not appreciate what they do not pay for.”

Reason for no longer taking Section 8 participants - in order of frequency:

Damages to unit

Too much paperwork/too many rules

Market rent too high

Non-payment

Inability to evict if bad tenant

No applications

Other applicant disqualifications

Non-compliance of rules/bad neighbors

“We prefer to rent to individual citizens, not the government.”

What would make landlord change mind about renting to section 8 participants – in order of frequency:

Nothing (16%)

Guaranteed full payment of damages

If voucher program covered full rent amount

Quicker turn around - no delays for paperwork and

inspections

Less regulation

Ability to require renter’s insurance

More landlord friendly program

Equal expectations of both landlords and tenants

If tenants were treated like any other tenant

Month-to-month tenancy

Ability to restrict to seniors

“I have a philosophical problem with the government providing for one group of individuals at the expense of others.”

“We have never had a section 8 tenant who could or would pay their share on time.”

“Our choices on how to run our business being eroded.”

“If forced to participate, Oregon should provide us indemnification against all losses associated with program tenants including rent, delays in processing, damages, and fair housing claims.”

Concerns about making acceptance mandatory – in order

16 February 2013

RHAGP Update

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

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

Taught by the venerable Mark Passannante, Past President of RHAGP, Property Owner, Attorney. You’ll learn valuable and successful management methods. ~ Six Continuing Education credits are available with this seminar ~ ALL DAY class on Saturday, April 13, 2013 TIME: 9 – 4:30pm (Includes lunch) COST: $120 Members OR $170 Non-member Register by April 5, 2013 and receive an early registration discount of $20 Place: Monarch Hotel-Clackamas 12566 SE 93rd Ave, Clackamas OR 97015 NOTE: Non-member payment must accompany registration form.

NAME(S) PHONE

EMAIL

ADDRESS

CITY

Form of payment:

Account (members only)

STATE

ZIP

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

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

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

www.RHAGP.org

February 2013 17

PREFERRED VENDORS Accounting / bookkeeping Balancing Point, Inc.

Sandy Buhite-Landis P.503-659-8803, C.503-504-9466 12500 SE Oatfield Rd, Milwaukie, 97222 melandsandyl@hotmail.com

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

Northwood Business Svcs

Jon Moon, P.503-297-2610 OBTP #B01422 LTC 5177 Accounting/Tax Services northwoodtax@comcast.net

Portland Tax Company

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

Advertising / marketing The Landlord Times

P.503-221-1260 News for Property Managers and Owners www.thelandlordtimes.com

The Oregonian Publishing

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

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

Mac-Gray Corporation

Formerly Web Laundry Company Karen Anthony P-503-330-9628

Mr. Appliance of PDX, CCB#190613

P.503-658-5204 25% Labor for RHAGP Members Any Problem, Any Brand, Any Time

Appliance-sales only G&C Distributing Company

Tony Kavanagh, P.503-288-0221 5010 NE Oregon St, Portland 97213

Standard TV & Appliance

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

APPLICANT SCREENING National Tenant Network

Marcia Gohman P.503-635-1118, F.503-635-9392 PO Box 21027, Keizer 97303 www.ntnonline.com

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

RHAGP

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

TrueSource Screening, LLC

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

Dual and Affiliate members support the interest of rental housing through their membership in RHA. Tenant Check LLC

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

carpet sales Contract Furnishings Mart

Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682

Asphalt paving Hal’s Construction, Inc. CCB# 34434

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

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

The Floor Store

ATTORNEYS Bittner & Hahs, P.C.

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

Broer & Passannante, P.S.

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

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

Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave. STE 1220 Portland, OR 97204

Jeffrey S. Bennett

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

Law Offices of Richard Schneider, LLC

P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210 Business formation ~ LLCs

Collection agencies Anderson & Associates Credit Svcs, LLC

P.503-293-5400, F.503-813-2159 PO Box 230286, Portland 97281 andersoncollectionagency@gmail.com

COMMUNICATIONS Comcast Business Services

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

Scott A.McKeown, P.C.

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

Timothy Murphy, Attorney at Law

COncrete Hal’s Construction, Inc. CCB# 34434

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

Always representing ONLY landlords Tim Murphy P. 503-550-4894 522 SW 5th Ave, #812, Portland 97204

BASEMENT WATERPROOFING John’s Waterproofing, CCB# 15830 Crawlspace Waterproofing P. 503-233-0825 Fully Staffed www.johnswaterproofing.com

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

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

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

EFFICIENCY Energy Diet

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

Electric DeKorte Electric, Inc. CCB#159954

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

CARPET CLEANING Dura Clean Carpet Cleaning

Portland General Electric

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

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

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

O’Meara Carpet Cleaning

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

energy conservation EcoTech LLC

Estate planning Law Offices of Richard Schneider, LLC

P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210

Evictions Action Services

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

Barrister Support Service

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

Landlord Solutions

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

Oregon Legal Assistance Services

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

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

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

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

Associated Mortgage Group, Inc.

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

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

Commercial Lending Group, Inc.

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

Wells Fargo Home Mortgage

Ron Eiseman, P.503-886-1497 1300 SW Fifth Ave. STE 950, Portland 97201 ronald.c.eiseman@wellsfargo.com

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

J.R. Johnson Inc., CCB#102676

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

Fire safety Tualatin Valley Fire & Rescue

Eric T McMullen, P.503-612-7000 7401 SW Washo Ct, STE 101, Tualatin 97062 eric.mcmullen@tvfr.com

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

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

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

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

18 February 2013

RHAGP Update

PREFERRED VENDORS Floor COVERING Contract Furnishings Mart Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682

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

J & B Hardwood Floors, Inc.

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

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

The Floor Store

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

forms RHAGP

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

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

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

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

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

Wieder Works, CCB#164323

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

Hauling Junk Away Hauling CCB# 177966

P.503-517-9027 Licensed, bonded, insured, trash outs jcdoud@msn.com

heating & cooling Midway Heating Co. CCB#24044

P.503-252-4003 12625 SE Sherman St, Portland 97233

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

Dual and Affiliate members support the interest of rental housing through their membership in RHA. heating oil tank EcoTech LLC

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

Housing authorities Housing Authority of Portland

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

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

insurance Larry Thompson Agency

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

Robinson Financial Group

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

State Farm Insurance

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

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

Wolter Van Doorninck, CPCU

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

investment services Peregrine Private Capital Corp.

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

Landscaping J. Salinas Landscaping

J. Salinas, P.503-816-1190

Oregon Tree Care

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

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

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

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

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

Movers-house Emmert Development Company

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

Paint / painters Brad Poppino Painting Co. CCB# 185497 Brad Poppino P.503-659-7551,/503-957-8298 Interior / Exterior Lead Paint Certified

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

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Professional interior & exterior painting garyindra@rentalrepairs.com

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

Rodda Paint

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

pest control Alpha Ecological Pest Control

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

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, Portland 97220 www.goodbyebugs.com nwpestcontrol@aol.com

Orkin Pest Control

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

plumbing / drain cleaning Grumpy’s Drains

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

MJ’s Plumbing, CCB# 36338

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

Nichols Plumbing, CCB# 132527

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

ProDrain & Rooter Service, Inc.

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

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

PROPERTY MANAGERS Action Management

Wendi Samperi, P.503-710-0732

Alpine Property Management

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

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

Bluestone & Hockley Real Estate Services

Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

Fox Management, Inc.

Tressa L. Rossi, P.503-280-0241 C.503-750-8124, F.503-280-0242 2316 NE Glisan St., Portland 97232 tressa@foxmanagementinc.com

The Garcia Group

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

Gateway Property Management

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

Lakeside Property Management Co.

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

Micro Property Management

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

Portland Pioneer Properties

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

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

Rappold Property Management

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

Voss Property Management

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

radon Cascade Radon Inc.

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

EcoTech LLC

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

Real estate sales Bluestone & Hockley Real Estate Services

Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

Chris Anderson

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

Denise L Goding

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

Elizabeth Carpenter

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

HFO Investment Real Estate

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

Ilse Norman

Associate Advisor Sperry Van Ness Bluestone & Hockley p-503-459-4376 www.svnbluestone.com

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

www.RHAGP.org

February 2013 19

PREFERRED VENDORS J.L. Lutz & Company

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

M. Maltase Real Estate Group

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

The Garcia Group

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

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

J.R. Johnson Inc., CCB#102676

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

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

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

Dual and Affiliate members support the interest of rental housing through their membership in RHA. ROOFING AAA Roof Service, CCB# 78618

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

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

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

Seal coating Hal’s Construction, Inc. CCB# 34434

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

seismic retrofits EcoTech LLC

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

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

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

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

TELEPHONE Comcast

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

UTILITY BILLING Minol USA

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

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

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

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

Scan QR Code on Smartphone for Online Vendor Info.

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

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

20 February 2013

RHAGP Update

RENTAL HOUSING ASSOCIATION of GREATER PORTLAND

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

10520 NE Weidler Portland, OR 97220

The Floor Store For All Your Flooring Needs

Property Managers and Owners ...

We are offering special package deals just for you!

Package # 1 $16.50 per sq. yard ✔ Filament plush nylon or cut & loop ✔ 7/16 rebond pad ✔ Carpet Installation ✔ Tear & haul of old carpet & pad

his ion t Ment hen you ad w me in co

Package #2 $15.50 per sq. yard ✔ Plush and Cut and Loop ✔ 7/16 rebond pad ✔ Carpet Installation ✔ Tear & haul of old carpet & pad

Make your flooring purchases and installation EASY with ...

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FHA Vinyl Only $3.99 per square yard!

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Ted Ted Stapleton Stapleton & & John John Fabian Fabian •• 5628 5628 SE SE Woodstock, Woodstock, Portland Portland

(503) 408-6488

24

January 2013

RHAGP Update