Rental Alliance
UPDATE A Monthly Newsletter Published by the Rental Housing Alliance Oregon
February 2014
How to Break A Lease For Your Property The Easy and Right Way Page 4
Rental Property Damage: Avoiding Enemy Number One Page 8
Dinner Meetings Page 5
February 2014 Dinner Meeting Speaker See Page 1
The Rental Housing Alliance Oregon Supports Fair Housing
VISIT www.fhco.org COME JOIN A GREAT ORGANIZATION! Since 1927 the Rental Housing Alliance Oregon as set the standard for community participation by landlords providing affordable housing and Quality.
• Legislative Representation • Supporters of Fair Housing • Education/ Seminars • Up-to-date law information • Attorney Drawn Forms • Tenant Screening • Fully Staffed Office
• Easy Access to Forms • Online 2 Ways: • Forms Store- Hard Copy • Online Forms- Download • Phone Orders Welcome • Walk-in, Office open 9-5 M-F
10520 NE Weidler Portland OR 97220 P: 503/254-4723 F:503/254-4821
DINNER MEETING When:
Where:
Wednesday February 19, 2014 from 6:00pm-9pm
Menu: Plated Dinner Your choice of one of the following: Mizithra Cheese and Browned Butter with Spaghetti Sicilian Meatballs with Spaghetti
the OLD Spaghetti Factory 715 SW Bancroft St. Portland, OR 97239
Dinner Price:
Special Pricing $16.00 per meal if registered by 2/14/14 $21.00 per meal if registering after 2/14/14 Call 503/254-4723 for reservations
Speaker:
Baked Lasagna Dinner Includes:
Crisp Salad Hot Fresh Baked Bread
Coffee, Hot Tea, Iced Tea, or Milk Spumoni Ice Cream Directions:
Katie Poole-Hussa of Landlady Katie and Landlord Solutions, Presents: “Mistakes That Can Sink Your Landlord Business” Successfully managing your own investment properties requires the mind-set of a business professional. Without the correct knowledge, it can be easy to quickly lose money, time and sleep by making some common landlord mistakes. I look forward to discussing with you some practical knowhow, leaving our emotions out of rental management, and avoiding the traps that can lead to court. Affiliate Speaker: Matt Korshoj of Paul Davis Restoration.
THE OLD SPAGHETTI FACTORY 715 SW Bancroft St. Portland, OR 97239 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 OR43 S. Turn left onto SW Bancroft St. Destination will be straight ahead.
February 2014 TABLE OF CONTENTS
Dinner Social/Meeting............................................... 1 President’s Message ................................................2 RHA Mark Your Calendar ..............................................3 How To Break A Lease For Your Property The Easy and Right Way ................................................. 4 How Do Good Tenants Find You?............................. 5 MrLandlord.com Monthly Tips on Management........ 6 Getting The Lead Out ...............................................7 Rental Property Damage: Avoid Enemy Number One .............................................................8
Security Deposits ............................................................ 9 Success One Landlord at a Time...................................10 Dear Maintenance Men .................................................11 D & Z Electrical Issues, How much do we really know?.12 LandLady Katie: Love Being a Landlord ....................... 13 Exit Strategy: When Is It Time to Sell or Trade Up?. . 14-15 Property Insurance-The Basics on Insuring Your Property .........................................................................16 Monthly Safety Tip For Multi-Family Housing.................17 Preferred Vendors List ............................................. 18-20 February 2014 1
PRESIDENT’S MESSAGE Liz Carpenter talks about changes at the RHA and building member value. Big changes are in store for the Rental Housing Association of Greater Portland! After a lot of work, your board of directors is excited to share with you in the coming weeks a new fresh coat of paint to the RHA, beginning with a name Elizabeth Carpenter change to Rental Housing Alliance Oregon. Our sole goal RHA President is to increase member value and in so doing, show Oregonians the RHA is the leader in the rental housing industry. So why change the name? Easy: The abbreviation RHA stays the same. Adding 'Alliance' keeps those who don’t know us from being confused with other similar organizations. Rebranding will differentiate us and let us be clearer in our public communications. The second reason is our influence is growing and so will our membership. The Rental Housing Alliance Oregon allows us to be bigger than just Portland; we are able to serve the industry across Oregon. Rebranding allows us to talk to our members and inform them of our new services and some old services many people forgot we offer. We want to increase member value, become the one stop shop for information, education, and service to our members, and build trust that our organization is as professional as we all are in our individual businesses. You will see a new logo, updated colors, a fresh and current website that will be easier to navigate. Our greatest strengths have been education, forms, and keeping our members current on issues before the city, the county, and the Legislature. The new website will make it easier to find information and it will do one more thing: It will show that our members are warm, professional people, who care about our communities. Creating member value is making sure we as landlords are not on the defensive every time an issue comes up regarding affordable housing. We have a new slate of directors to the board. Please join me and welcome Dana Brown, Alita Dougherty, Cathy Galuza, Katie Poole-Hussa, and Matt Schiefer. We are an active bunch of volunteers who are leading our organization into its 87th year of service! Our board gives a tremendous number of hours of service to RHA and we would not be poised for a successful 2014 without all the foundation work the board did in 2013. I urge you to get involved with the RHA. We are here to serve our members and make them proud. As an organization we are focused on our communities, our businesses, and how we present the industry to the greater public. I’m confident good things are to come. Remember, since 1927, the Rental Housing Alliance has set the standard for community participation by landlords providing affordable and quality housing for Oregonians. That’s our heritage, and we’re going to build on it!
New Sales Code for Membership Pricing on online items goes into effect March 1, 2014. Please call RHA at 503-254-4723 for the new sales code.
2 February 2014
RHAO LIST OF COMMITTEES Building Chair: Phil Owen, Phone: 503-244-7986 Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474 Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Education Chair: John Sage, Phone: 503-667-7971
*
Electronic Media 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: 503-314-6498 Newsletter Chair: Will Johnson, Phone: 503-221-1260 Office Chair: Robin Lashbaugh, Phone: 503-760-7171 Government Relations Chair: Phil Owen Phone: 503-244-7986 Gresham Liaison: Jim Herman Phone: 503-6458287 Marketing Chair: Ami Stevens Phone: 503-407-3663
BOARD CONSULTANT Alita Dougherty, alita@rhagp.org: 503.667.9288
RHAO LOBBYIST Cindy Robert, Phone: 503-260-3431
RHAO OFFICE TEAM Cari Pierce, Office Manager - cari@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Teresa Carlson, Member Svcs - teresa@rhagp.org Suzanne Fullerton, Member Svcs Asst - suzanne@ rhagp.org
RHAO 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
RHAO IS COMMITTED TO EDUCATING MEMBERS TO FAIR HOUSING PRACTICES AND POLICIES.
RHao Update
RHA Mark Your Calendar Date
Events
Location
Time
02/12 Board Meeting
RHA Office
5pm
02/19 RHA Dinner Meeting Social
Old Spaghetti Factory
6pm
2/27
Member info/Mentor Meeting
RHA Office
6pm
3/12
Board Meeting
RHA Office
5pm
3/19
RHA Dinner Meeting Social
3/27
Member Info/Mentor Meeting
6pm RHA Office
Information See Page 1 for more details
See March Update for more details
6pm
**Beginning January 1, 2014 if you register for a dinner meeting and do not show or do not cancel by the Friday before you will be charged**
Date
Classes
Location
Time
Information
RHA Office
11am
02/07 Understanding Your Decision Point WebEx
11am
** **
02/13 Landlording 102
6:30pm
Taught by Jeff Bennett, Attorney at Law
02/21 Understanding Your Decision Point WebEx
11am
**
02/25 Law Changes in Tenant Screening
Standard TV & Appliance
6:30pm
Taught by Marcia Gohman, National Tenant Network 3600 SW Hall Blvd. Beaverton OR 97005
02/26 Online Tenant Screening
WebEx
7pm
03/05 Online Tenant Screening
RHA Office
11am
02/05 Online Tenant Screening
RHA Office
03/07 Understanding Your Decision Point WebEx
11am
** ** **
03/13 Make Your Rental Business Profitable
RHA Office
6:30 pm
Taught by Dana Brown, Full Spectrum Residential Svcs
03/20 Terminating a Tenancy Basic
RHA Office
11:30am
Taught by Katie Poole-Hussa, Landlord Solutions & Landlady Katie
3/20
Understanding Your Decision Point WebEx
7pm
**
3/25
Code Upgrades, How it Affects You Standard TV & Appliance
6:30 pm
Taught by Joe Squires of Squires Electric 3600 SW Hall Blvd., Beaverton, OR 97005
3/25
Online Tenant Screening
7pm
**
WebEx
**Register by day before class, FREE for Members Only, with current service agreement for tenant screening. Registration is required for all classes/events, Call RHA at 503/254-4723. 3 day advance registration required to receive early registration discount of $5.00 on classes.
To purchase event tickets online visit: http://www.rhagp.org/store/category/events Landlording 102 Jeff will take you through the coming changes to the Oregon Landlord Tenant Act, a retrospective of the last two years, and up-to-the-minute insights into new cases. Along the way he’ll teach you how to avoid costly legal mistakes and help you improve your landlord skills. 1 Continuing Education Credit Hour $35.00 Member $45.00 Non-Member
www.RHAGP.org
Law Changes in Tenant Screening
Make Your Rental Business Profitable
This class will cover the changes in the law when accepting or denying an applicant based on criminal background and eviction histories. Basic screening processes, including fair housing, protected classes, accepting applications, and screening criteria will also be covered. 1 Continuing Education Credit Member $25.00 Non-Member $35.00
Dana Brown of Full Spectrum Residential Services will show you how to improve our financial success in the rental property Industry. 1 Continuing Education Credit Member $25.00 Non-Member $35.00
February 2014 3
How To Break A Lease For Your Property The Easy And Right Way ByTeo Zhenjie, www.biggerpockets.com If you are a landlord, learning how to break a lease is crucial if you want to find an effective way to end your rental agreement. Find out how to break a lease easily and legally right now no matter what sticky situation you are stuck in. 1. How to End Your Week-to-Week or Month-to-Month Tenancy If you have a week-to-week or month-to-month lease, then you have a periodic tenancy. That's actually good news because you can end a periodic tenancy quite easily and quickly. To end your periodic lease, you just give your tenant a written notice to quit informing them that you intend to terminate their lease. This note usually has to be given to your tenants 30 days in advance for most countries. However in some cases you have to give them the notice 60 days beforehand. This is more commonly required for tenants on subsidized housing or if they had been living in your rental property for more than 1 year. 2. How to Break a Lease for Your Fixed Term Tenancy Before it Expires As you can probably tell from the name, a fixed term tenancy is more binding and harder to terminate when compared to a periodic tenancy. If your tenant does not mutually agree to end the lease and your rental agreement does not contain a statement that allows you to end your lease prematurely, you are not allowed to do it. In this case, you can only end your tenancy if you have a valid reason for evicting your tenants. The most common and important reasons for evicting your tenant include nonpayment of rent and violation of the rental agreement rules. When it comes to evicting tenants, the first step is to give your tenant(s) a written tenant termination notice. This note will give your tenant a last chance to pay up his rent or fix up any mess within a short time limit. This time limit can vary from 3 to 14 days depending your local landlord tenant law. If your tenant chooses to ignore your termination notice, you can then go ahead and file an unlawful detainer action against your tenant. This will officially begin your legal lawsuit and a court hearing will be arranged for your case. After winning your eviction lawsuit, you will be granted a court order to remove your tenant(s). 3. How to Break a Lease if Both You and Your Tenant Agree To it
and quickest way of ending a lease. The first way to carry out a surrender of tenancy does not even involve paperwork. Your tenants simply just leave your rental property while you look for new tenants to replace them. However, it's always recommended that you end your rental agreement with a written note signed by both parties. By sealing the surrender on paper, you can avoid any potential problems in case your tenant goes back on his word. The other good thing about a surrender of tenancy is that you usually won't have to go through a waiting period - As long as your tenant agrees to it, your lease can end on any date that you want. Teo Zhenjie has been showing landlords how to manage their tenants and rental properties effectively on Propertydo ( http://www.propertydo.com/ ). Visit his website today for step-by-step real estate guides, free resources and forms. Click here for more important tips on how to break a lease: http:// www.propertydo.com/how-to-break-a-lease.html.
The Value of Membership
Being part of the Rental Housing Alliance Oregon Being part of the Rental Housing Association of Greater Portland feels good. The feels good. The sharing of ideas, concerns and sharing of ideas, concerns and better ways of solving problems you face every day better ways of solving problems you face every day creates creates community.community.
Legislative Dinner Meetings Mentor Program Representation 1750+ Substantial Educational Members Classes discounts Fully staffed Membership TenantScreening office starting at $99
Since 1927, the Rental Housing Association of Greater Portland has held the Rental Housing Alliance Oregon has set the standard for community participation by landlords standard of landlord civic participation and continues to provide affordable providing affordable and quality housing. housing to Oregonians.
Visit www.rhagp.org or call 503/254‐4723 for details!
If you are learning how to break a lease where both parties want to end the tenancy, then you are in luck. This process is called surrender of tenancy and it's by far the easiest
4 February 2014
RHao Update
HOW DO GOOD TENANTS FIND YOU? If you want to be found by prospective tenants, you can’t necessarily rely on “the way you’ve always done it”. Successful landlords with low vacancy rates understand that if they want to keep their units occupied, they need to understand how tenants search for their next rental. Signs: Oftentimes, tenants will choose their prospective neighborhoods first, then they take the next step to drive, walk or bike around the area, looking for rental signs. Therefore it is not only important to have your “For Rent” sign prominently displayed in front of your unit, but also to think about curb appeal. High quality tenants are sensitive to signs of neglect. After all, the outside of your unit (their new home) is the first impression that all their friends and colleagues will form when coming to visit. A unit that looks neglected will quickly get passed over by discerning tenants, and you’ll never know. The Internet: Even though tenants may focus on areas and neighborhoods where they want to live, they are still going to use the Internet to find these units. Craigslist and other listing services are extremely popular, so you’re losing out if you’re not using them. And if you do use the Internet to advertise your rental, be sure to remember that it is a visual medium. Your rental ad will be skipped over in a New York second if you don’t have pictures. Where possible, use video and audio features. It can go a long way toward making your unit shine, and attracting the type of tenant you want. Real Estate Brokers and Apt. Listing Services: Tenants have busy lives just like the rest of us. Facing that reality, many tenants will go straight to the local apartment listing services or real estate brokers, since they know these services will help save them time and hassle. In fact, in a recent study from New York City, real estate brokers were the primary resource that tenants used to find their next apartment. Referrals from Other Tenants: If you have a unit coming up for rent, be sure to let your existing tenants know of the upcoming vacancy. Having friends occupying multiple units is a great way to retain tenants. You may even want to consider tenant incentives for those who recommend other prospective tenants that end up working out. Availability: One of the reasons that tenants are attracted to large managed complexes or use real estate brokers and other services is because they want to know the agents are available to them when they need them. Regardless of
www.RHAGP.org
whether you are managing the unit yourself or outsourcing it to a 3rd party, you can maximize the likelihood of attracting quality tenants by being responsive to their needs and showing you care about them. The good news about this extra attention? Your new tenants will be more likely to care about your unit! American Apartment Owners Association offers discounts on products and services for all your property management needs. Find out more at www. joinaaoa.org.
DINNER MEETINGS Thank you to our members for making our January dinner meeting a success! We had 136 members attend and would love to see that every month! However, we do need to have your reservation by the Friday before the dinner meeting. 118 people reserved for the January dinner meeting, leaving us with an additional 18 people to accommodate. This resulted in some chaos as we asked the staff to rush to make room and food for everyone. The staff was great; however it did throw them off schedule so dinner was delayed, sometimes cold and some people got chicken as they ran out of beef. This is not a fair result to those who actually did make a reservation! So please come if you reserve on or before the Friday prior to the meeting. We can now accept credit card payments at the dinner meeting, however only up to the time the meeting starts as the staff will be inside. We also will accept payment on location in the form of a check. If you do reserve on or by the Friday before, your dinner meeting will be discounted by $5.00! Also, if you have made your reservations and then are unable to attend you must cancel by the Friday before the dinner meeting or you will be charged. We want to give value to our members by providing interesting and important topics and speakers at our dinner meetings and these changes will allow us to continue to do so. If you have suggestions for future meetings, please contact Committee Chair Lynne Whitney at 503-568-0377 or lynne@realestateroofing.com
Visit: www.rhagp.org/store/category/forms February 2014 5
MRLANDLORD.COM MONTHLY TIPS ON MANAGEMENT EXPENSES--THE CEMETARY OF REAL ESTATE INVESTORS Kids tend to have nightmares they can't control. Parents often have kids they can't control. Some investors have expenses they can't control--Or they won't even acknowledge the problem. Thus, rental real estate becomes less of the fulfillment of a dream, but more like a Nightmare on Elm Street. How about you? Are expenses making you crazy? EXPENSES drive many investors out of real estate, and some investors to financial ruin. I have found no other subject in rental house investing that is so invisible, that is not often written or taught, than expenses. I have researched the most popular real estate investing newsletters -- and I've found nothing. Websites - nothing. The bestselling books - nothing. The guru/experts speaking agendas - nothing. Yes, it may be mentioned in passing to, "control expenses", "cut expenses", but there are no numbers, no ratios, and no strategies, such as my almost-famous "The Eliminators". Why? Perhaps it's better to push the Nightmare into the corner, hide it in the unconscious. Better not bring to light the ugly and noxious truth even as it bulldozes your hopes to a pile of moaning rubble on a foreclosed empty lot. In direct contrast, public companies' quarterly and annual reports are filled with expense totals, percentages against budget, and gross margins. These numbers are openly reported and enthusiastically followed by investors and Wall Street. Ignoring expenses is not the norm in business; it is the exception--and it is deadly and dumb. I actively manage 70 houses and 26 garages. I deal daily with the nonstop tide of expenses. I study (not just look at) my profit-and-loss monthly statement against my budget, and I consistently attempt to monitor and make adjustments to overruns. I don't do this naturally or particularly well---I force myself to do it. For instance, I have a 3' x 4' poster board on my office door with monthly totals for Rent - PITI = Gross Margin - Expenses (9 categories) = Net for each month and quarter, totals vs. budget. The poster board on my office door forces me to look at my expense numbers several times a day. If an investor is not calculating and monitoring the monthly numbers, he is not an investor; he is a speculator/mystic who leaves the making of profit to chance. Do you hope and pray for profit from the tooth fairy so you can gamble another day? I have asked individual investors if they have a budget and track expenses. "I'm too busy." "I don't know how." "What do you mean?"
6 February 2014
The RHAO Mission The Rental Housing Alliance Oregon 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 Alliance Oregon 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 Cari Pierce Teresa Carlson - Graphic Designer Publisher: The Rental Housing Alliance Oregon
The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee. All advertising inquiries should be directed to Cari Pierce at 503-254-4723. Please notify the RHA office of any address changes.
"My CPA does it at year end.” Don't let yourself be one of the former. There's so much more to share on this subject, but for now let me suggest that beginning in 2014, at a minimum you track your expenses on a monthly basis and compare this to your budget, or develop one. Management tips provided by landlords on MrLandlord.com. To receive a free Rental Owner newsletter, call 1-800-950-2250 or visit our nationwide Q&A Forum, LandlordingAdvice.com, where you can ask landlording questions and seek the advice of other rental owners 24 hours a day.
RHao Update
GETTING THE LEAD OUT
By: Jo Becker
LOCAL EFFORTS TO REDUCE CHILD LEAD POISONING
inspection within geographically designated high risk areas.”
A 2013 study trumpets the efforts by over a dozen local municipalities across the country that have enacted local lead laws.
While other lead hazards exist (occupational, recreational, etc.), most often lead poisoning is a result of ingesting lead tainted dust, paint, or soil in or around homes built before 1978. According to the National Center for Healthy Housing’s website: Since lead hazards are more prevalent in older and substandard housing, lead poisoning is a concrete expression of the affordable housing crisis; it is more common among poor children, children Lead safety is largely a of color, and those living function of maintenance – in older housing. lead hazards are related to Responsible property how owners maintain houses management, that contain lead paint. enforceable housing quality standards that are both practical and cost-effective, and increased resources are needed to protect high-risk communities and preserve the nation’s affordable housing stock. According to Katrina Korfmacher, Ph.D, co-author of the study, the extent of the medical and behavior damage caused by lead poisoning coupled with “…the realization that the economic cost of lead poisoning in the form of medical care, special education, and criminal justice are frequently borne by local communities and taxpayers to community-based efforts to makehomesleadsafe.”
Visit www.urmc.rochester.edu/news/story/index.cfm?id=3823 to read the University of Rochester Medical Center article on the study.
In an informal study of our own, FHCO found that 37% of landlords still don’t know it has been illegal under the federal Fair Housing Act to deny housing to an applicant simply because there are children in the household since 1988, even in pre-1978 properties. You can also find additional information on fair housing law and familial status protection at www.FHCO.org and www.FHCO.org/families.htm, respectively. We also offer lead-related information, including required pamphlets and disclosure forms as well as additional lead articles at www.FHCO.org/lead.htm. This article brought to you by the Fair Housing Council; a
nonprofit serving the state of Oregon and SW Washington. All rights reserved © 2014. Write jbecker@FHCO.org to reprint articles or inquire about ongoing content for your own publication.
To learn more… Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO.org. Qs about this article? ‘Interested in articles for your company or trade association? Contact Jo Becker at jbecker@FHCO.org or 800/424-3247 Ext. 150 Want to schedule an in-office fair housing training program or speaker for corporate or association functions?
Federally protected classes under the Fair Housing Act include: race, color, national origin, religion, sex, familial status (children), and disability. Oregon law also protects marital status, source of income, sexual orientation, and The study, published Journal of Health Politics, Policy, domestic violence survivors. Washington law covers marital and Law, found that local laws status, sexual orientation, and domestic violence survivors, The City of Rochester can be highly effective tools to and honorably discharged veterans / military status. Additional saw a 68% address lead hazards. By protected classes have been added in particular geographic decline in the number way of example, the City of areas; visit FHCO.org/mission.htm and read the section of children with Rochester saw a 68% decline entitled “View Local Protected Classes” for more information. elevated blood lead in the number levels since the city’s of children with elevated blood law went into effect in lead levels since the city’s law 2006. went into effect in 2006. “Lead safety is largely a function of maintenance – intact leaded paint is typically not hazardous unless it is disturbed and released into the environment;” according to Korfmacher. “…lead hazards are related to how owners maintain houses that contain lead paint… The Rochester model accepts as its premise the critical need to gain entry to the highest risk housing. This was the rationale for targeting rental housing over owner occupied and for establishing a higher standard for
www.RHAGP.org
February 2014 7
RENTAL PROPERTY DAMAGE: AVOIDING ENEMY NUMBER ONE Water damage. It can cost landlords more than problem tenants, and threatens every rental property across the country. Restoration Local, one of the leading providers of water damage restoration in the United States, sees that rental property owners need protection. That’s because rental properties can be more prone to damage. Changeover of residents and occasional vacancies can turn small problems into catastrophes. Winter weather only adds to the problem.
So, the company offers these tips to landlords in order to avoid costly repairs: •
Have a professional roofer come and inspect the roof of the property at least once per year. Some companies provide this as a free resource; checking shingles, gutters, flashing, and all roof components. A compromised roof means easy access to the property by water, and should always be properly sealed to avoid any small leaks from gaining a foothold.
•
Window wells should also be inspected as they allow water to access basements and lower levels of a structure.
•
Downspouts should drain water away from window wells, and a few inches of river rock placed in the well will help drain the water without eroding the dirt around the foundation.
•
Gutters should be kept free and clear of obstructions and in good working order.
•
Landscaping around the property should also slope away from the structure for a distance of no less than ten feet. This prevents water from pooling up around the structure, with the risk of it flowing into the lower levels or basements and causing serious water problems. Proper drainage also means that there should be no threat to any neighboring property. This may require significant landscaping work to be performed, which is not inexpensive, but is preferable to the costs incurred by major water damage issues.
Based in Cleveland OH, RestorationLocal.com is one of the leading water damage restoration companies in the country, with contractors in 30 states. They are available 24/7 and all work is guaranteed. More information on water damage prevention and treatment can be found at their website. American Apartment Owners Association offers discounts on products and services for all your property management needs. Find out more at www.joinaaoa.org.
8 February 2014
RHao Update
SECURITY DEPOSITS By Mary Girsch-Bock, Property Manager.com a service of App.Folio Did you know that a recent industry survey determined that 1 in 4 renters do not receive their security deposit back after vacating a rental unit? Though reasons varied, one statistic in the survey clearly stood out – nearly 36 percent of renters claimed that they never received a reason why their deposit was withheld. Their deposit simply wasn’t returned – an act that is illegal in almost every state.
online payments and property management. AppFolio is committed to industry education and is the provider of PropertyManager.com and GreenPropertyManagement.com-two online education resources for property managers. To learn more, please visit us at www.appfolio.com or call 866.648.1536.
The temptation to forego an explanation can be overwhelming when staring at a completely trashed unit or home. Faced with the task of completing several thousand dollars in repairs before the unit is rentable, property managers may feel that providing the former renters with justification for retaining their security deposit is time-consuming and unnecessary. After all, the tenant knows they trashed the unit. But most states have laws that protect renters from unscrupulous landlords from keeping a deposit without justification; placing the burden of proving that damage occurred directly on the shoulders of the property manager. Today, most states have very specific laws in place for handling security deposits. While laws vary from state to state, in most cases property managers need to provide former tenants with a statement containing details on how funds from a security deposit are used to repair damages. Managers must also provide this statement to former renters within a defined period of time – usually within 30 days of vacating the unit. It’s also important to note that simply providing former tenants with a brief explanation such as ‘cleaning’ or ‘damages’ is not sufficient – specific damages and repair/replacement cost must be included in the statement. It’s also a good idea to include a copy of the unit walk-through that was completed when the tenant moved in. This will show that any damages being deducted are not for damages that were present at the time of the move-in. To avoid legal disputes and the very real possibility that you will have to return a security deposit to a tenant despite damages; be sure to do the following: • • • •
Complete a thorough unit walk-through with the tenant If possible, complete a second walk-through with tenant after move out. If damages are found, document them thoroughly and list cost of repair on tenant statement. Be sure that the statement is sent out in the allotted time – usually 30 to 45 days after move-out.
In Part 2, I’ll provide an example of what a tenant security deposit statement should contain. AppFolio provides web-based property management software that allows residential property managers to more effectively market, manage and grow their business. AppFolio’s software solution includes complete accounting functionality, integrated marketing, resident screening,
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•
2014 What is new at RHA?
Beginning January 1, 2014; Payments by check and credit card will be accepted on location for Dinner Meetings and Classes.
• If you register for a Dinner Meeting and DO NOT SHOW or do not cancel by the Friday before the Dinner meeting you will be charged the full price of the Dinner Meeting. • A number of Rental Forms have been updated because of changes to the Oregon Landlord Tenant Act and are available for your purchase.
• The Rental Housing Association of Greater Portland will be doing business as Rental Housing Alliance Oregon. Due to this change you will see noticeable changes in our Rental forms. The rental forms under Rental Housing Association of Greater Portland are still acceptable to use as long as they are not forms that were affected by the January 1, 2014 Law Changes.
WANT TO KNOW WHAT IS GOING ON AT RHA? VISIT http://www.rhagp.org/calendar-event
February 2014
9
SUCCESS ONE LANDLORD AT A TIME By Bob Cain-Rental Property reporter How will you know when you are successful? If you believe you are now, how do you know? Most people, landlords included, simply cannot point to a goal and state positively that they have accomplished it. I know that just about every landlord had the plan to be successful when he or she bought their first rental property. Success is still sitting there waiting for every landlord to grab and run with it. You can snatch it and begin or restart in the next month. So get ready to set some New Year’s resolutions that might actually show you that you are successful. I was curious, so I did a search for landlord New Year’s resolutions and came up with three or four websites that listed at least 10 each. The goals in each were remarkably similar even if they were worded slightly differently. All were aimed at getting landlords to do the things that will make them successful in their businesses. But they don’t quite provide the tools to actually accomplish those goals. We are to “cut costs” and “watch cash flow.” We are to “get better tenants” and “screen better.” We are to prepare a maintenance plan and schedule maintenance. We are to “get organized.” We are to “get rid of bad tenants.” We are to “enforce late fees.” We are to “increase rents.” Fluff, fluff and more fluff. Certainly each of these goals is worthwhile such as they are. But they are fluff. Two more, which rank as fluffiest, were “be proactive” and “focus on the long-term.” The essential part of any resolution or goal is that you will actually be able to tell when you have accomplished it. You must have an objective measurement that you can to point to and say, “I did it!” That is not possible with any of those I listed above. Of course, none of these websites provides actual measurable goals because rental property success is measured one landlord at a time. Each landlord’s success is unique to him or her, not to some overall, generalized goal such as those the websites listed. So, let’s take one or two of these goals and see how to put them into practice so you can measure if you have accomplished them. “Get better tenants” is almost a broken record to many landlords. We all want the best tenants possible renting from us. Okay, how do we know if Richard Renter standing in front of our desk with a rental application mostly filled out (except for the landlords and addresses where he’s lived that he “doesn’t remember,” of course) will be someone whom we would accept as a resident in one of our rental properties?
10 February 2014
Would he be a “better tenant”? Since each property is different, attracting different qualities of applicants and tenants, we can’t make a blanket assumption of the classification of “better tenant” is. That requires carefully crafted rental policies and standards that we can use to compare the qualities of each applicant against. Without those, the judgment of “better tenant” is left to our whim and mood at the moment. Thus, a measurable resolution might be worded, “create rental policies and standards for each rental property that includes minimum income required, minimum length of previous residence required, minimum credit score required, and quality of landlord references, and do it by January 15, 2014.” Then decide for each property what those are, write them out, print them, and hand them to each applicant, so you are ready to measure each rental application against them. “Get rid of bad tenants” is assuredly a worthwhile, profitenhancing goal. But how do you measure who a “bad tenant” is? That may be a harder one. I have had tenants who irritated me and whom I was happy when they moved but who also paid the rent on time and took care of their homes. Were they “bad tenants”? Only when I got the notes with each rent check with complaints such as “light bulbs burn out too often” did I think of them as “bad tenants.” Of course, the far end of the “bad tenant” continuum is the Tina Tenant who hasn’t paid rent on time, if at all, since the first month she lived there and whose boyfriend moved in with her along with his constantly “visiting” friends who have wild, drunken parties every weekend. Obviously, Tina goes. But somewhere in the middle is a midpoint of tenants to get rid of and tenants who are simply annoying. Again, with each property, that cutoff may be somewhat different and for each landlord it may be different depending on a landlord’s ability to tolerate irritation. But the important point is that each landlord has to decide where that cutoff is. How many times must the rent be late? How many times do the police have to come? How much damage to the property must there be? Answer those questions about each tenant in each property. By all means, make New Year’s resolutions. Raise the rent, get better tenants, enforce late fees, get organized, but write down exactly what that means so you can point to success when you accomplish it. No more fluff, only measurable success. It is your success and you can accomplish it if you know exactly when that success has happened. http://www.rentalpropertyreporter.com/
RHao Update
DEAR MAINTENANCE MEN:
By Jerry l’Ecuyer & Frank Alvarez
Dear Maintenance Men: I have a large apartment complex that has become the nesting place for several groups of pigeons. I have used owls, the high pitch sound, and sticky feet; of course the entire place is covered with the metal spike strips. The pigeons walk thru them and build their nest on top of the bent down spikes. I cannot buy poison corn anymore. What can I do to get rid of the pigeons?? Jill Dear Jill: Thank you for a great question. Looks like you have tried most of the common antidotes for getting rid of unwanted pigeons. The key is to make them as uncomfortable as possible and not stopping until they are gone. First thing to do is clean the area with bleach to remove any pigeon nesting smells and spraying any stubborn pigeons with a water hose over and over. If the area lends itself to be closed off, put up netting to keep the birds from entering the area. If the spikes are broken, replace with stronger ones. Check at your local farm supply or the internet for stronger better quality spike strips. Getting rid of pigeons is a war of wills. If you give up, they will return. The area must be monitored constantly until the birds have found a new nesting area. Dear Maintenance Men: The wood fence patios on my property are not very old, yet the posts appear to be rotting out in the ground. I feel they should have lasted much longer. The fence now leans and is a danger. I will be replacing all the posts soon and want to know how to stop the posts from rotting in the concrete footings. Do you have a suggestion? Mark Dear Mark: Your problem is most likely poor drainage. The posts rot away because of excessive moisture. For a long-term installation, use either redwood or pressure treated lumber. Dig your posthole at least 6 inches deeper than normal. Fill the bottom six inches of the hole with ½” sized gravel. Then set your post in place, level it and pour in another 2 or 3 inches of gravel. Fill the balance of the hole with Ready-Mix or Post-Mix concrete. Taper the top of the wet concrete at a slight angle to the post; that will help drain water away from the post. For added protection, you may want to consider water proofing your post with Thompson’s Water Seal or roofing tar. That should help keep your post healthy for much longer.
Dear Allen, When doing a kitchen or bath material selection, cohesive and functional design is important. Kitchen and bath rehabs are some of the most expensive work you can do in an apartment unit and proper planning is a must. In order to appeal to a larger segment of the population, try to keep the interior color scheme to neutral earth tones. Cabinetry quality varies greatly. Don’t let the cabinet fronts fool you. Manufactures designed their cabinets to look good at first glance. Keep in mind, being in a rental environment, the cabinets also need to hold up to abuse. Look at the actual construction of the cabinet box or frame. Keep in mind; you do not need to use custom cabinets to fit your existing layout. The use of prefabricated modular cabinetry can greatly reduce the time and cost to have a finished kitchen or bathroom. Using real wood cabinet fronts with 3/8” plywood sides is essential for durability. The drawer fronts and sides should be connected with a dovetail or other positive lock construction. Drawers that are held together by nails or cabinets built with particle board will not hold up to tenant abuse. On a side note; if you are gutting the kitchen or bathroom, use this time to relocate and add more electrical outlets and under cabinet lighting. QUESTIONS? QUESTIONS? QUESTIONS? We need more Maintenance Questions!!! To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@BuffaloMaintenance.com Please “Like” us on Facebook.com/BuffaloMaintenance Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation. Frankie Alvarez at 714 956-8371, Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01460075 Certified Renovation Company Websites:
www.BuffaloMaintenance.com & www.ContactJLE.com www.Facebook.com/BuffaloMaintenance
Dear Maintenance Men: I am starting my planning for a major kitchen cabinet remodeling project in my rental units. However, I am having a difficult time making material and design decisions. What recommendations can you give? Allen.
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February 2014 11
D & z Dana Brown and Zach Howell How much do we really know about electrical issues that occur in our apartment homes?
realizing that they were in over their head. It’s a sad fact that most techs in this industry do not receive proper training in electrical repairs and diagnosis, let alone basic electrical This topic is not a subject you want someone to refer to as one theory, how to keep themselves safe and follow a problem of those “What Were You Thinking Moments”! Understand the from symptom to source. correct procedures and laws that pertain to the work required on your property before what could have been a simple phone The multifamily industry is regulated in different ways in call turns into a nightmare. different states and that can have a major impact on what repairs can be made and who can make them. For example in Suzy Manager – Dana, I recently had a resident call to request the state of Oregon the multifamily industry and the employees a work order. Their outlets in the bathroom were not working performing electrical repairs on the most common components and a burnt wire smell was present. The resident sounded fall under an exemption clause in the law which states they can concerned, so I told them we would get our maintenance work on certain components within the apartment home, but person there shortly. not others. While in the state of Washington no one without a D – Suzy Manager, the resident should be concerned and so Limited O7B license should be performing electrical repairs. should you. I really hope this was NOT a “What Were You You should make sure you and your maintenance team are informed and up to date on your local laws. The effect this has Thinking Moments”. How did you proceed? on our industry is obviously major. Some jurisdictions require Suzy Manager – Well, not as I should have, apparently. This what amounts to a journeyman electrician status to perform is a lesson for all of your readers. The office was busy and work, while another doesn’t require that licensure at all -- it my maintenance manager was on vacation, so I called in our creates uncertainty and conflict within the industry. assistant maintenance person. I gave him the work order and sent him right up to the apartment. It wasn’t long before the When I train apartment maintenance technicians I follow three simple rules, and your staff can work on electrical components electrical in half the unit went out. if they meet all these rules. D- Please tell me that you called an electrician to come and Pre-existing fixture: This means it’s already there and was asses the matter and repair the problem? installed properly at the time of development or by a licensed Suzy Manager – No, the maintenance assistant thought electrician. that the breaker in the main panel might be the problem and proceeded to remove the cover and swap out the breaker Replace like with like: Only replace the component with the switch. What he didn’t know is that there is a main shut off for exact fixture type. An example would be a light track in the that panel on the outside of the building, so he had to work bathroom can be replaced with another light track, even if on the issue while the wires were still on or “Hot”. As he was design or finish wise they are not identical , as long as its swapping the breaker he accidentally touched his screw driver meets the same code. On the other hand, to upgrade a on two pieces of adjacent metal and the “Hot” wire causing a regular receptacle outlet to a GFCI would not count as like major flash, shocking him with 240V of current and knocked with like ,because in essence you are upgrading the function him to the ground. Fortunately, he was OK and he came to the and purpose of that component This should be done by a office and called an electrician to give a diagnosis and make licensed electrician. the repair. Neither he nor I knew what the electrical code was Up to the panel: Only components that fall outside of the and that the work must be performed by a licensed electrician. electrical panel should be worked on by onsite staff. This The cost of this mistake was great. Not only did I have to pay means if you have to remove the breaker panel cover you for the electrician to come out anyway and make the proper are crossing the line and should have an electrician perform repair, I put my maintenance staff at risk,. My lesson learned that work as well. is to train your whole team on the current law and codes for electrical work as well as common diagnosis and repairs, and These are obviously just guidelines and all state and local when and where he or she should make a call to the electrician jurisdictions will trump this view (as outlined in the Washington example above. But, for other areas that are not as tightly before putting themselves in harms way. regulated this 1,2,3 guideline of pre-existing, like with like, up D – Sorry that this lesson was so costly. This is a moment to to the panel, and some basic training will help keep your staff learn from to ensure that your whole company understands safe and ensure that they understand the parameters of what the appropriate procedures for electrical. they should and shouldn’t be working on. Z- It is unfortunate that someone had to be put at risk before continued on page 15
12 February 2014
RHao Update
LOVE BEING A LANDLORD by Katie Poole-Hussa I’m going to bet that you probably haven’t heard many people say that they love being a landlord. If anything, you’ve heard the cons, hatred, and horrific stories of doing such. But in a world where there is so much emphasis on negativity, I’d like to bring our attention for a second to some of the positives of the property management industry. So whether you’ve chosen to be a landlord as a career, or have been lucky enough to have inherited the job of managing rentals, there are many benefits that go along with being in this business. First and probably most obvious, being a property manager creates wealth. There is no denying that owning and managing property over the long term is a great money earner. There will always be a demand for housing. However, the earning potential will fluctuate with the state of the economic market. In good credit conditions, there will be a higher rate of owner occupation and increasing capital values. In more constrained times, there will be more renters with higher rents. Real estate investments are arguably the most stable and secure types of investments you can make. As property owners, you are able to use tenants’ money to pay your mortgage and build your equity so that you can increase the cash flow to buy greater properties and/or create a stream of retirement income. As a property manager, you can increase rents regularly to match current market rent rates and your management fee based on gross rents will increase simultaneously with your client’s income. It really can be a win-win situation. Secondly, real estate is real. Managing rentals forces you to become more knowledgeable about property upkeep and home repairs. No matter how involved you may be in caring for the actual residence, when you rent to others, you will have to understand something about repairs and maintenance, even if you hire out the work to be done by others. So whether you’re lining up the contractors, or putting in your own elbow grease, you’ll notice that you are more diligent about ensuring a good job is done. Fixing up an older property, or turning over a rental that had been trashed or damaged by past tenants, can instill a true sense of accomplishment. Which brings me to the third reason of why I love what I do, and that’s the people. I like my tenants. I would be lying if I said that over the years I’ve liked all of my tenants. But if you get the right ones initially then working with them during their tenancy can be quite a pleasure. Some of my tenants have even become friends as well as business acquaintances. Providing nice, well-kept homes at affordable rates is powerful. I’ve had the pleasure of supplying homes to some who otherwise wouldn’t be able to rent anywhere
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else based on their circumstances. Experiencing their joy of having a place to call home fueled my passion and purpose of being a landlord. I have been able to enjoy watching many families grow together through marriage, children and other life accomplishments. And let’s not forget the hundreds of encounters with some very interesting people who have either inquired about a property or the many contractors that I employed to perform maintenance duties. Many of whom I would have never been able to meet if I were not a property manager. These are only a couple of reasons why I love being a landlord. I encourage you all to take the time to step back from the weight of the job, and ask yourself, “why am I a landlord?”. We all know that being a landlord is complex. But I believe that if you’re able to outline the positives of the industry for yourself, then when the negatives arise, which they will, you will be able to make decisions based on love and not hate. Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co.
2014 RHAO Office Closures: Office Hours: Monday - Friday 9 - 5pm Wednesday January 1, 2014 - New Years Day Monday May 26, 2014 - Memorial Day Friday July 4, 2014 - Independence Day Monday September 1, 2014 - Labor Day Thursday November 27, 2014 - Thanksgiving Day Thursday December 25, 2014 - Christmas Day Phone: (503)254-4723 Fax (503) 254-4821 10520 NE Weidler, Portland OR 97220
February 2014 13
exit strategy: when is it time to sell or trade up? By Cliff Hockley President of Bluestone & Hockley Real Estate
Investment goals, do you have them? Crazy as it may sound, most investors drive blind. They don’t have investment goals, they don’t have a monthly or annual review of their investments, and they don’t have an investment strategy. When you are looking to get off your investment highway you’ll need an exit strategy. Unless you can predict the future you’ll need to know when you’re going to get off on the right exit. How do life’s obstacles change our investment strategies? Many of us invest in real estate because our friends or family invested, or we read a book making it sound simple. Often we think of it as a way to diversify our investment portfolios, hoping that if stocks go down real estate will go up. In any case we are looking for a profitable way to invest, but don’t have solid goals or a long-term plan. If we are fortunate we make money on our first deal and we are off to the races, but more often than not investment success comes after years of smart decisions and maneuvering around life’s obstacles. Typically when we start contemplating investing in real estate, we think of paying for our kids’ college tuition (which isn’t so far off). Maybe we have a chance to read Richard Kiyosake’s book “Rich Dad Poor Dad” and want to retire on the income generated by our real estate investments. We are thinking of “getting into the game”, not about a path to success or an exit strategy. The strength of real estate investing revolves around knowing where you are going, and that can easily change throughout life. When you are in your twenties you typically don’t have as much money to invest. Maybe you are getting married and focused on buying a home and having kids. The last thing on your mind is putting money aside to purchase a real estate investment. Suddenly you are turning thirty-five. Your kids are in elementary school and you realize you need to save for college for your kids; can you do that and save for retirement as well? A real estate investment might do the trick for you and, as luck would have it, your grandparents pass away and leave you their home. Instead of moving in, you renovate the house and make it into a rental. You are one of the fortunate ones, because you are starting out with zero debt. The house is in good condition and you have long term tenants and not too many worries. You start figuring and you find out that college for each one of your two kids will be forty thousand dollars a year, for a total of about three hundred and twenty thousand dollars. The house is only worth $120,000 today,
14 February 2014
and if you are lucky will be worth $240,000 in ten years. It’s a limited amount and you aren’t sure if you want to sell the house to pay for the kids college education. Don’t forget that once you sell, all the money you had planned on helping you through retirement is now invested in your kids’ future education. You are doing ok and banking about $800 a month or $9600 a year, so that could help with tuition. But should you use that money to buy another investment? You are forty five. The kids are now about to graduate high school and your wife is going back to work to help out with the bills. At the same time your parents are getting older and need more help, so they decide to move in. In order to do that you might have to sell your house because it is not handicapped accessible. You turn fifty five, the parents are in assisted living and the kids are done with school. You managed to keep the rental and buy one more house, but you never really planned for your retirement. You’re not as energetic as you once were. You are making good money but barely keeping up with the new car payments and the wedding your daughter wants to have. (She wants you to spend $40,000. She is the apple of your eye.) As sixty five beckons, you are tired of those tenants and the constant property repairs. Although the properties have been a good source of income they take time and the bills are increasing. You sell both your rental houses and buy a single tenant NNN investment property. A regular check is what you want. No hassles please. You must include your exit strategy into your real estate plan As you plan to build your empire you need to decide how much risk and leverage you are comfortable with. If you leverage your investments at 25% or 30% down, you have more risk than if you put 50% down. I have found that younger investors are more willing to use leverage. As investors grow older , have more assets and have survived the economic downturns and high vacancy issues, they tend to move closer to a 50% leverage position. In any case the options are clear: 1. Set a goal of how much real estate and equity you want to reach. 2. Set a goal of income you want to have and plan to reach it. You can: • Sell and trade up using a 1031 exchange • Refinance and buy more real estate • Get other cash to buy more real estate Invest with others (family, friends, professionals.) continued on page 15
RHao Update
EXIT STRATEGY: WHEN IS IT TIME TO SELL continued from page 14
Summary There is no “one size fits all” exit strategy. You need to customize your plan to your life; your income and spouse or significant other on need to be on board. Life will try to derail your investment strategies. Do your best to plan around this while keeping your goal directly in front of you. You need to be organized and understand all of the costs of the real estate decisions you make. I would recommend preparing a net sheet – what is it really costing you when you sell one property and buy another? Understanding your monthly reports and your annual income and expenses is critical to planning a successful exit strategy. Accounting is important- the back of a napkin does not cut it. Review your thoughts with your advisors on an annual basis (Real estate agent, Property Manager, CPA, significant other). Flexibility and nimbleness are key to successful investing. You need to be willing to change direction while keeping your goal in mind if things aren’t going according to plan. If you don’t have a plan don’t feel bad, you can always make a plan today. If you want advice or want to create an exit strategy I am happy to help. d & c continued from page 12
Dana Brown and Zach Howell have been working and training Managers and Maintenance staff in the property
management industry for 20 + years. They are excited to give back and share the crazy stories that can only happen in our industry. We would love it if you would share your stories and “WHAT WERE YOU THINKING” moments with us as well as questions that you need answers to. Dana can be reached at: dbrown@fullspectrumresidential services.com. Zach can be reached at: zach@ aminstitute.net Interested in knowing more about Electrical codes in your rentals? Electrical Code Upgrades and How it Affects You Taught By: Joe Squires of Squires Electric March 25, 2014 at 6:30pm at Standard TV & Appliance, 3600 SW Hall Blvd., Beaverton, OR 97005
Joe will be going over code upgrades in the Electrical Industry and how it affects you and your rentals. He will also be reviewing Electrical permits and licensing and when its required. Members $25.00 Non-Members $35.00 Register before March 21, 2014 to receive a $5.00 discount
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FORM CHANGES 2014
Due to the Landlord Tenant Coalition Bill 91 the following forms have legal/informational changes that are effective January 1, 2014 • 101 Applicant Criteria and Screening Policies • 102 Application to Rent • 105 Application Denial • 202 Deposit to Hold Agreement • 203 Rental Agreement • 205 Pet Agreement • 211 Rules & Regulations • 214 Temporary Occupancy Agreement • 230 Guest Registration • 235 Warning Notice of Violation • 239 Assistance Animal Agreement
In addition there is a new form: 241 Warning NoticeNoncompliance Fees February 2014 15
PROPERTY INSURANCE-THE BASICS ON INSURING YOUR PROPERTY By Leonard Baron, Properymanager.com When you own real estate – whether an investment or a personal residence – you should procure the proper type and dollar value of insurance needed for your property. Unfortunately, many people don’t understand the basics of how insurance coverage works, and many individuals just want to spend “as little as possible” on insurance. The trouble comes about when there is a problem, like a fire, slip-n-fall, or lawsuit. If you don’t have the right type of insurance, nor enough coverage, it could end up costing you a lot of money. So let’s go over the basics herein, plus we’ll discuss renter’s insurance basics and tenant liability insurance basics too. A standard dwelling insurance policy will cover losses on the building, separate structures, personal property, loss of use, liability, and a few other optional coverages. The ones that are more important to focus upon are:
and your earning potential, and make sure you’ve got enough on this issue too in case the worst occurs. Other types of coverage that are typically not included in your regular policy are earthquake coverage, flood coverage, and others depending on the state within which you live. And, of course, discuss all insurance issues with your insurance agent, plus do your own research on the Internet and talk to other property owners. Also shop around every few years to make sure you are still getting a fair deal.
2. Liability and lawsuit coverage.
Tenant Liability Insurance You should also consider Tenant Liability Insurance. This type of insurance protects you, the landlord, in many instances including if a tenant lets their renter’s insurance lapse or they didn’t procure the right type or enough insurance. You pay for it, or assess it to your tenants, and it protects you against lawsuits filed against your tenants, against property damages caused by your tenants, it may protect your from frivolous lawsuits from your tenants, or insurance deductible’s you might otherwise have to pay when your property is damaged. This coverage costs around $120-$150 per year per unit. Make sure to fully understand the policy and what is and what isn’t covered, because coverages can vary by carrier and policy.
Renter’s Insurance As a landlord you should also work towards moving all your tenants to having Renter’s Insurance when they renew their leases. This insurance protects the tenants from theft, water and fire damage, and liability issues. And it also protects you as claims should first go against your tenant’s policy, not your 1. Coverage for your physical assets – building, separate master policy. A typical renter’s policy runs about $125-$175 per year. structures, and personal property Physical Assets Each year when you renew your policy it comes with limits on how much coverage you have in case your physical assets are destroyed. These are listed on your policy declarations page. For example you might have a 4,000 square foot structure – like a five unit building – and if it costs $100 per square foot to rebuild that structure, you should have $400,000 in dwelling coverage. Note that only the structure is covered by insurance, not the land because typically land isn’t destroyed. If you also have separate structures like pools, unattached garages, or significant personal property like appliances, you need to have your insurance agent add up the total value and procure enough coverage for all of your assets. What happens if there is a fire and you only have $250,000 worth of coverage but it will cost $400,000 to rebuild and replace assets? You’ll get a check from the insurance company for the $250,000 dollars, and that’s all. You’ll have to spend your own money to rebuild it. So pull out your declarations page and make sure you’ve got enough coverage based on what it costs to rebuild. Liability Protection Insurance also provides liability coverage in case there is a lawsuit related to your property. If a tenant’s dog bites a neighbor, you’re going to get sued too. If you do get sued, your insurance company will step in and provide a lawyer to negotiate, defend, settle, or pay a judgment – up to your policy coverage limits. So if you have $300,000 in liability coverage, that is the maximum they will pay out – you’re on the hook for the rest. You can up that coverage amount with a Personal Umbrella Policy, and you should consider doing this. You can increase your liability coverage in increments of $1,000,000 for between $300-$600 per year. So estimate your net worth
16 February 2014
Conclusion Having the proper type and amount of insurance in place isn’t needed, if nothing bad ever happens. Unfortunately, we all know things happen! So take a day each year, meet with your insurance agent, do some research, look at your current policies and limits to make sure you are properly covered. Because, when something does occur, you’ll breathe easier knowing you’ve got the appropriate insurance policies in place.
Keep Us Informed
Moved? Hired or fired a manager? New email address or phone number? Keep the RHAO office up to date with your current information. Call the office with all changes: 503-254-4723
RHao Update
MONTHLY SAFETY TIP FOR MULTI-FAMILY HOUSING
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February 2014 17
PREFERRED VENDORS
Dual and Affiliate members support the interest of rental housing through their membership in RHA.
ACCOUNTING/BOOKKEEPING
Dura Clean Carpet Cleaning
David Mustard P.888.546-3588, F.888-546-3588 www.truesourcescreening.com
Sandy Buhite-Landis P.503-659-8803 C.503-504-9466
12500 SE Oatfield Rd Milwaukie 97222
Upholstery, Pet Odor Removal, Flood Service P.503-914-8785 F.503-372-9163 www.duracleanllc.com dura-clean@comcast.net
ASPHALT PAVING
melandsandyl@hotmail.com
Benge Industries
NorthWood Business Svcs
Parking lot Maintenance Service Corey Wilkerson P.503-803-1950 corey@bengeindustries.com
P.503-297-2610 OBTP #B01422 LTC 5177 Accounting/Tax Service northwoodtax@comcast.net
O’Meara Carpet Cleaning
Hal’s Construction, Inc. CCB#34434
Portland Tax Company
P.503-258-0700, F.503-256-1527 Full Service Tax and Accounting Portlandrose@comcast.net
The Landlord Times
ASSOCIATIONS
P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com
Metro Area Smoke Free Housing Project
Contract Furnishings Mart
P.503-718-6145 www.smokefreeoregon.com
David Sandvig, P.503-221-8417 1320 SW Broadway Portland 97201 ATTORNEYS dsandvig@orgonian.com Bittner & Hahs, P.C. www.oregonianlive.com Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 APPLIANCE-RENT SRVS LEASE Lake Oswego, Or 97035
Azuma Leasing
Broer & Passannante, P.S.
BJ Rosow, P.800-707-1188 P.512-236-9000, F.512-239-9009 2905 San Gabriel St. #218 Austin, TX 78705
Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave, Ste. 1220 Portland, OR 97204
Mac-Gray Corporation
Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon for over a decade.
APPLIANCE-SALES ONLY
G&C Distributing Company
Standard TV & Appliance
Scott McKeown, P.503-224-1937 8700 SW 26th Ave Ste S. Portland, COLLECTION AGENCIES 97219 scottmckeown@comcast.net
APPLICANT SCREENING CoreLogic SafeRent
7300 Westmore Road, Suite 3 Rockville, MD 20850 P.888-881-3400 www.corelogic.com/saferent
Timothy Murphy Attorney at Law
Always representinng ONLY landlords Tim Murphy P.503-550-4894 522 SW 5th Ave #812 Portland,97204
Complete Screening Agency LLC
Jacob Turner & Tiffany Webb P.800-827-3130 www,complete-screen.com info@complete-screen.com
BASEMENT WATERPROOFING John’s Waterproofing, CCB# 15830
Crawlspace Waterproofing P.503-233-0825 Fully Staffed www.johnswaterproofing.com
National Tenant Network
Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com
P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhagp.org
Adam Zumwalt P.503-781-3611 Exterior Surface Clean & Restore www.allsurfacecleaning.com
Scott A. McKeown, P.C.
3600 SW Hall Blvd, Beaverton 97005
RHAGP
97210, Business formation - LLCs
Joe Mosee & Cathy Mosee P.503-619-0500, C.503-888-6927
Charlie Kamerman P.503-655-0888, F.503-655-0900
Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com
CLEANING / CLEAN UP All Surface Roofing & Maintenance LLC P.503-241-1215, www.rbsllc.com CCB#189489 2455 NW Marshall St #11 Portland
Law Offices of Richard Schneider, LLC
Tony Kavanagh, P.503-288-0221 1205 NE 33rd, Portland 97232
Prospective Renters Verification Service
Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, 97124 www.cfmfloors.com Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com
The Floor Store
Jeffrey S. Bennett
Formerly Web-Laundry Company Karen Anthony P.503-330-9628
P.503-538-1983, 503-620-5005 Cleaning, Pet Odor Removal, Flood Damage www.omearacarpetcleaning.com
CARPET SALES
Brian King, P.503-656-4999 20666 S HWY 213 OregonCity, 97045 www.halsconstruction.com halspave@easystret.net
ADVERTISING / MARKETING
The Oregonian Media Group
CARPET CLEANING
TrueSource Screening, LLC
Balancing Point, Inc.,
P.503-293-5400, F.503-813-2159 P.O. Box 230286, Portland, 97281 andersoncollectionagency@gmail.om
National Credit Systems, Inc., Mary Bass Regional Sales Director P. 1-800-530-2797
COMMUNICATIONS
Comcast Business Services
Dave Dronkowski, P.503-957-4186 Telephone,Internet & Cable TV Srvs
david_dronkowski@cablecomcast.com
CARPENTRY & REPAIRS
Anderson & Associates Credit Services, LLC
Eaton General Construction CONCRETE CCB# 154142 Hal’s Construction, Inc. P.503-539-0811 CCB# 34434 Full Service General Contractor www.eatongeneral.com
G&G Construction Inc. CCB# 162743
Brian King, P.503-656-4999
20666 S HWY 213 Oregon City, 97045
DOORS
Goose Hollow Window Co Inc. CCB# 53631
Mary D. Mann P.503-620-0898 marymann@goosehwc.com 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, OR 97239
Freeman Electric CB#61648
P.503-803-6859 Call for RHA Member Discount Portland General Electric Anne Snyder-Grassmann P503-464-7534
Portland General Electric
Anne Snyder-Grassmann P.503-464-7534 1215 SW Salmon, Pdx 97204
Rental Housing Maint Serive CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
ENERGY CONSERVATION EcoTech LLC
P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
ESTATE PLANNING Law Offices of Richard Schneider, LLC
P.503-241-1215, 2455 NW Marshall St #11 Portland, OR 97210 www.rbsllc.com
EVICTIONS
Action Services
Wally Lemke, P.503-244-1226 P.O. Box 69621, Portland, 97239 Your eviction & process Svcs Special
Barrister Support Service
P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com
Landlord Solutions
P,503-242-2312, F.503-242-1881 P.O. Box 7087, Portland 97007 Online evictions & First Appearance www.landlord-solutions.com
Oregon Legal AssistanceSrvs
P.503-954-1009,F.971-266-8372 Evictions,small claims and Process Servicing
www.halsconstruction.com
P.503-826-9404 Maintenance & Painting Specialists www.miesner@comcast.net
Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon
18 February 2014
RHao Update
PREFERRED VENDORS
Dual and Affiliate members support the interest of rental housing through their membership in RHA.
1031 EXCHANGES / REITS TENANCY IN COMMON
Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com
FINANCIAL SERVICES
American Commercial Mortgage Network
Chase Commercial Term Lending
Premier Mortgage Resources
Horizon Restoration, CCB# 160672
John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd Portland, 97224
Paul Davis Restoration
Serving Greater Pdx, The Coast & Willamete Valley. P.888-728-4208, Em.503-822-5539 www.restorationportland.com
FIRE SAFETY
Tualatin Valley Fire&Rescue
Eric T. McMullen P.503-612-7000 7401 SW Washo Ct. Ste 101 Tualatin, OR 97062 eric.mcmullen@tvfr.com
FLOOR COVERING
Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, 97124 www.cfmfloors.com Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com
INVESTMENT SERVICES
Peregrine Private Capital Corp P.503-241-4949 5000 Meadows Rd, #230 Lake Oswego, OR 97070 rs@peregrineprivatecapital.com
LANDSCAPING
Oregon Tree Care
P.503-252-4003 12625 SE Sherman St. Portland, OR 97233
P.503-929-9437 www.oregontreecare.com info@oregontreecare.com
HEATING OIL TANK
MASON CONTRACTORS
EcoTech LLC
Aylwin Construction CCB# 104039
Gutter Installation,Repair, Cleaning P.503-998-7663 www.roofpdx.com
HANDYMAN
Bluestone & Hockley Real Estate Services
Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 main@bluestonehockley.com
Eaton General Construction CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com
G&G Construction Inc., CCB# 163427
P.503-826-9404 Maintenance & Painting Specialist miesner@comcast.net
Home Repair PDX CCB# 201298
Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
Insurance & Financial Planning P.503-655-2000 1751 Willamette Falls Dr., West Linn, 97068 Allstate Agencies / Sam Workman
Midway Heating Co. CCB# 24044
GUTTERS
Rental Housing Maint. Svcs. CCB# 163427
Workman Insurance-Allstate
HEATING OIL
www.shepardbrothersmanagement.com
Troy K. Rappold, P.503-236-8274 1125 SE Madison St. #201 Portland, OR 97214 www.homerepairpdx.com
P.503-786-9522 Serving the Portland Metro area info@pyramidheating.com
Shepard Brothers Management CCB# 198205
AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded
www.epbb.com
Pyramid Heating & Cooling CCB#59382
Ted Stapleton P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com
Court-tested up-to-date rental forms
8355 SW Davies Rd Beaverton, 97008
P.503-252-4003 12625 SE Sherman St. Portland, OR 97233
P.503-254-4723 F.503-254-4821
P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland, 97214 www.fire-water-restoration.com
Contract Furnishing Mart
Midway Heating Co. CCB#24044
GENERAL CONTRACTORS
Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 wvandoorninck@epbb.com
HEATING & COOLING
RHAGP Attorney Drawn, Up-to-date Rental Forms
Ron Eiseman, P.503-886-1497 1300 SW Fifth Ave., Ste 950 Portland, OR 97239
Cooper Construction, CCB# 08587
J & B hardwood Floors,Inc
FORMS
Wells Fargo Home Mortgage
Wolter Van Doorninck,CPCU
P. 503-517-9027 Licensed bonded insured trash outs jcdoud@msn.com
The Floor Store
Matt Schiefer P.360-259-6990 MLO-120713 NMLS-1169 matt@mshomeloans.com www.pmmtg.com
FIRE/WATER DAMAGE RESTORATION
Eric Eaton P.503-539-0811 All Types of Floor Covering www.eatongeneral.com
Gary Indra P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood
john.lstegmann@farmersagency.com
Junk Away Hauling CCB# 177966
Rental Housing Maint Svcs CCB# 163427
Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com
P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland, OR 97233
HAULING
CCB# 154142
Jim Cripps, P.503-519-4920 jandbhardwoodfloors@gmail.com
Stegmann Agency Farmers Insurance
Darren J Wiederhold, C.503-260-2133 Maintenance Repair Replacement www.wiederworks.com
Eaton General Construction
Al Williams, P.206-264-1325 1366 91st Ave. NE Clyde Hill WA 98004
Wieder Works CCB# 164323
Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com
D&R Masonry Restoration Inc. CCB# 99196
P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
Soil Solutions Environmental Services
Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie, OR 97222 www.drmasonry.com
Tank Locating, Sampling, Decommissioning and DEQ MOLD Certified Clean-ups Real Estate Mold Solutions Phone: 503-234-2118 Ed White, P.503-232-6653 Email: info@soilsolutionsFree inspections, Testing and environmental.com Remediation Website: www.soilsolutionswww.realestatemoldsolutions.com environmental.com
HOUSING AUTHORITIES Housing Authority of Portland
MOVERS-HOUSE
Jill Riddle, 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 marymann@goosehwc.com
INSURANCE
Larry Thompson Agency
P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, Ste 220 Lake Oswego, OR 97035
Robinson Financial Group
Rita J. Robinson, P503-557-4997 Group & Indiv. Health Insurance
State Farm Insurance
Paul Toole, P.503-655-2206 6105 W ‘A’ St #B West Linn, 97068
Emmert Development Co.
Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas, OR 97015
PAINT / PAINTING
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 & Paintng Specialists miesner@comcast.net
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting garyindra@rentalrepairs.com
Richard Hallman Painting CCB# 142467
Rick Hallman P.503-819-1210
Quality Interior Painting Since 1992 hallmanrj@gmail.com
Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon
www.RHAGP.org
February 2014 19
PREFERRED VENDORS Rodda Paint
Associated Property Mgmt
Tim Epperly, P.503-572-8191 tepperly@roddapaint.com
Jane Raffety, P.503-648-2150 408 SE Baseline,Hillsboro, 97123 www.associatedmgmt.com
PEST CONTROL
Alpha Ecological Pest Control Alexa Fornes
PDX800-729-3764 1200 NE 112th Ave Vancouver, 98684
Frost Integrated Pest Mgmt P503-863-0973
Residential.Commercial.Multi Family
www.frostpestfreezone.com
NW Pest Control
Bruce Beswick P.503-253-5325 9108 NE Sandy Blvd., Pdx, 97220 www.goodbyebugs.com nwpestcontrol@aol.com
Orkin Pest Control
Apollo Drain
P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service
We galdly quote prices over the phone
Grumpy’s Drains
Portland’s #1 Drain Cleaning Svcs www.grumpysdrains.com P.503-422-9476
Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms
MJ’s Plumbing CCB#36338
Michael LeFever, P503-261-9155 1045 NE 79th Portland, OR 97213
ProDrain & Rooter Svcs Inc West 503-533-0430 East 503-239-3750 Drain Cleaning/Plumbing www.prodraidpdx.com
Elizabeth Carpenter LizC Real Estate Invest. LLC
P.503-314-6498, F.503-698-6566 10117 SE Sunnyside Rd #F-215 Clackamas, OR 97015
Fox Manaagement, 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
Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com
Property Management Done Right!
Lakeside Property mgmt Co
Michelle Wrege,P.503-828-2283
Finding Home Owners Qualified Tenants www..lakesidepmc.com
MicroProperty Mgmt.
“We focus on the small details” P.503-473-3742 jeannie@micropropertymgmt.com
Portland Pioneer Properies P.503-238-2560 pppropertiesllc@comcast.net Full Property Mgmt service
Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210
www.shepardbrothersmanagement.com
Voss Property Management
Richard Voss, P.503-546-7902 6110 N lombard St. PDX, 97203
Rental Housing Maint. Svcs CCB# 163427 Gary Indra, P503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
RADON
Cascade Radon Inc.
P.503-421-4813 cascaderaon.com office@cascaderadon.com
Soil Solutions Environmental Services
EcoTech LLC
Sewer inspection and repair Phone: 503-234-2118
info@soilsolutionsenvironmental.om www.soilsolutionsenvironmental.com
PROPERTY MANAGERS
P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
Soil Solutions Environmental Services
Radon Testing and Mitigation Phone: 503-234-2118
Action Management
Wendi Samperi, P.503-710-0732
Tiffany Arrington P.503-641-4620 4750 SW Washington Ave Beaverton, OR 97005 www.alpinepdx.com
Apartment CommunityMgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com
Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219
Shepard Brothers Management
info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com
REAL ESTATE SALES
Bluestone & Hockley Real Estate Services
Chris Anderson
John L. Scott Real Estate P. 503-783-2442 503-783-2442 chrisanderson@johnlscott.com
Denise L. Goding
Ron Garcia, P.503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239
PLUMBING/DRAIN CLEANING
Alpine Property Mgmt.
Bluestone & Hockley Real Estate Service
The Garcia Group
Dan Wolcott Account Manager & Inspector P.503-384-8384 dwolcott@orkin.com
Liberty Plumbing CCB#176655
Dual and Affiliate members support the interest of rental housing through their membership in RHA.
Cliff Hockley P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219
Keller Williams Realty P.503-336-6378 C.503-799-2970 www.denisegoding.com
Elizabeth Carpenter LizC Real Estate Investment LLC P.503-314-6498, F503-698-6566 Liz@lizcrei.com, www.lizcrei.com
HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 SE Water Ave Ste 270 Portland, OR 97214 www.hfore.com
J.L. Lutz & Company
Jim Lutz P.503-297-7101 F.503-291-7851 www.jimlutzcim.com contactjimlutz@gmail.com
The Garcia Group
Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 www.4-homes.com
RESTORATION/ RECONSTRUCTION
Eaton General Construction, CB# 154142
P.503-539-0811 Full Service General Contractor www.eatongeneral.com
Horizon Restoration, CCB# 160672
John Pedden P.503-620-2215, F503-624-0523 7235 SW Bonita Rd PDX, 97224
Paul Davis Restoration
Serving Greater Pdx, The Coast & Willamete Valley. P.888-728-4208, Em.503-822-5539 www.restorationportland.com
Rental Housing Maint Svcs CCB# 163427 Gary Indra,P.503-678-2136 Fully Licensed to do it all Garyindra@rentalrepairs.com www.roofpdx.com
ROOFING
All Surface Roofing & Maintenance LLC, CCB# 189489
Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleanig.com
Aylwin Construction CCB# 104039
Commercial & Residential Replacement, repair & cleaning P.503-998-7663 www.roofpdx.com
Real Estate Roofing Service CCB# 149575
Lynn Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs. www.realestateroofing.com
SEAL COATING
Benge Industries
Parking Lot Maintenance Svcs Corey Wilkerson P.503-803-1950 corey@bengeindustries.com
Hal’s Construction Inc., CCB# 34434
Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR 97045 www.halsconstruction.com halspave@ easystreet.net
SEWER Soil Solutions Environmental Services
Sewer inspection and repair Phone: 503-234-2118
info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com
SEISMIC RETROFITS EcoTech LLC
P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
SMALL BUSINESS SUPPORT From Here 2 There
Helping solve business challenges to reach your goals. Ami Stevens, P.503-407-3663 astevens@fromhere2there.com
STRIPING
Benge Industries
Parking Lot Maintenance Services Corey Wilkerson P.503-803-1950 corey@bengeindustries.com
TELEPHONE Comcast
Telephone, Internet, Cable & TV Srvs Dave Dronkowski P.503-957-4186
WATERPRROFING / CONCRETE REPAIR 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 marymann@goosehwc.com goosehwc.com
While the Rental Housing Alliance Oregon accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised. Such guarantees, written or implied, are solely the responsibility of the advertiser.
Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon
20 February 2014
RHao Update
Mon-Fri 8am to 5:00pm 1205 NE 33rd l Portland OR 97232 503.281.2100 - p l 503.281.5644 - f
RENTAL HOUSING ALLIANCE OREGON
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 ... FREE Delivery • FREE On-site measuring • FAST, Worry-FREE Installation!
Bargain Rollout! FHA Vinyl Only $3.99 per square yard!
Quantity Limited • Minimum 16 yard purchase
Ted Ted Stapleton Stapleton & & John John Fabian Fabian •• 5628 5628 SE SE Woodstock, Woodstock, Portland Portland
(503) 408-6488
24
January 2013
RHao Update