JANUARY 2016 RHA UPDATE NEWSLETTER

January 2016

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org

In this issue:

Achieving Your Goals With 1031 Exchanges page 6 Property Management Resolutions For The New Year page 8 How To Take Care Of HVAC Systems And Prevent Disease pages 10- 11 Historic Lending Discrimination Settlement Addresses Allegations Of Modern Day Redlining page 16 How Landlords Can Write off Rental Property Losses page 18 Formerly the Rental Housing Association of Greater Portland

FIND EVICTIONS STESSFUL?

503-242-2312

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

RENTAL HOUSING ALLIANCE OREGON SUPPORTS FAIR HOUSING VISIT www.fhco.org FAIR HOUSING COUNCIL OF OREGON

Dinner Meeting Social

Wednesday, January 20, 2016 Law and Legislative Updates 2016

Charles Kovas Attorney at Law of Warren Allen

Charles A. Kovas is a partner at the Portland law firm of Warren Allen LLP. Admitted to practice in Oregon state and federal courts, Mr. Kovas represents landlords in FED trials, stay hearings, post-foreclosure disputes, and all other facets of landlord-tenant law. Mr. Kovas also provides support in family law, real property disputes, business litigation and estate planning. A graduate of the Willamette College of Law, Mr. Kovas joined Warren Allen in 2010.

Affiliate speaker.

Elaine Elsea with Portland Tax Co. When:

Wednesday, January 20, 2016 at 6:00pm Location:

The Monarch Hotel, 12566 SE 93rd Ave Clackamas, OR 97015 Price: $29.00 per plate if registered by January 15, 2016

$34.00 per plate if registered after January 15, 2016

Plated Menu:

Table of Contents RHA Oregon Dinner | page 3 President’s Message | pages 4 & 15 RHA Mark Your Calendar | page 5 Achieving Your 2016 Goals with 1031 Exchanges | pages 6 Property Management Resolutions for the New Year | pages 8 January RHA Oregon Update Crossword Puzzle | page 9 How To Take Care Of HVAC Systems And Prevent Disease | page 10 - 11 Electrical Safety | page 13 Dear Maintenance Men | page 14 & 15 Historic Lending Discrimination Settlement Allegations of Modern Day Redlining | page 16 Before I Call The Repair Man | page 17 How Can Landlords Write Off Rental Property Losses | page 18 The Preferred Service Guide | page 19-22

Call 503-254-4723 to register or visit the rhaoregon.org/store/category/events. If you register for a dinner meeting and do not show or do not cancel by the Friday before the dinner meeting you will be charged the full price of the Dinner.

Your Choice of; London Broil with Pinot Noir Demi-Glace Roasted Garlic Mashed Potatoes -ORChicken Piccata with Lemon-Caper Cream Sauce Rice Pilaf -ANDFresh Seasonal Vegetables, Dinner Rolls and Butter Chef’s Choice Salad No-Host Bar

Directions:

From DOWNTOWN Portland- take I-84 east toward The Dalles. Take exit 6 and merge onto I-205 south bound. Take exit 14 to Sunnyside Rd. Turn right at SE Sunnyside Rd, go 495 ft., turn left at SE 93rd Ave, Monarch Hotel will be on the left.

From WILSONVILLE Take I-205 North toward West Linn/Oregon City, take exit 14 to Sunnyside Rd. Turn left at SE Sunnybrook Blvd, turn right at SE 93rd Ave to Monarch Hotel. www.rhaoregon.org

RENTAL ALLIANCE UPDATE JANUARY 2016

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President’s Message

RHA Oregon BOARD MEMBERS

President’s Message Welcome to 2016!!!! I hope that each and every one of you has a Happy New Year!!! RHA Oregon had a wonderful, exciting and busy 2015. Way back in January of last year, I first took office as President of this amazing organization.

RHA Oregon President Thankfully, I am blessed to have board members who are John Sage dedicated to serving RHA Oregon, and knowledgeable with many different skill sets to draw upon when needed. As the year progressed we found the need to tap into quite a lot of those different skills. Running your own business you know the many different hats that you have to put on, on a daily basis. So you can image the variety of skills that are required to run an organization like this. “Hats Off” to our board members for everything that they did this last year to make it a wonderful experience. Also, I would like to say “Thanks “to our members for their support and commitment to being involved in their communities and providing quality affordable housing. Our members came out and supported our “Starry Night” event in July of this year, raising enough money to sponsor getting another homeless family off of the streets. RHA Oregon partners with JOIN for this event and we serve lunch at JOIN’s location on 81St Avenue once a month. Our Annual PICNIC at Oaks Park was a success and had the largest attendance that we have had in sometime. Alita Dougherty was the chair for this event and will be chairing the event in 2016. Great job Alita, we are all looking forward to this year’s picnic.

We also had a great time with good food and conversation at our Christmas party in December. We installed our new Officers and directors for this year’s board.

Much of our time in the last year has been spent keeping up with changes that the City of Portland has been making in their effort to increase rental housing. So what is happening this coming year? 2015 was an interesting year for property owners in Oregon and 2016 is starting out to be just as interesting.

With the upcoming Legislative “Short” session starting in February, things will probably get even more interesting. There will be bills introduced for minimum wage, inclusionary zoning, and changes to notices. What other changes may be coming? We will just have to keep our eye and ears open to find out. As always our lobbyist Cindy Robert is working to keep us abreast of any legislation that could affect our businesses. Board members Phil Owen, Jim Herman, and Jerad Goughnour also attend various committee meetings during the month and keep us informed. Be sure to check your emails and our website for information concerning any upcoming changes or meetings.

Always remember that a democracy depends on an informed and motivated public. We all need to be involved.

Well, I didn’t want this first message of the New Year to be a call to action or a discourse on politics. Our industry is seeing some challenges and changes.

We have to be ready to get involved and make our voices heard or we can (continued on page 15) 4

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President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 Vice President Phil Owen, (503) 244-7986 Treasurer Elaine Elsea, PH. (503)258-0700 Secretary Lynne Whitney, PH. (503)284-5522 Past President Elizabeth Carpenter, PH. (503)314-6498 RHA Oregon DIRECTORS Adam Kendall Abplanalp, PH. (503) 319-3103 Liz Dauw, PH. (503)880-5561 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)-645-8287 Charles Karl, PH. (503)224-0230 Charles Kovas, PH. (503)255-8795 Rita Robinson, PH. (503)702-0255 Ami Stevens, PH. (503)-407-3663 AJ Shepard, PH. (360)772-6355 Matt Korshoj, PH. (503)822-5539 Mihyun Pratt, PH. (503)969-5412 RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220

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

www.rhaoregon.org

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

INFORMATION

1/01

New Years Day

RHA Office

Closed

In Observance of New Years Day

1/13

Board Meeting

RHA Conference Annex

5:30pm

1/20

Dinner Meeting Social

The Monarch Hotel

6:00pm

1/28

New Member Meeting

RHA Conference Annex

6:00pm

1/28

Mentor Meeting

RHA Conference Annex

6:30pm

2/10

Board Meeting

RHA Conference Annex

5:30pm

2/17

Dinner Meeting Social

Szechuan Chef

6:00pm

2/25

New Member Meeting

RHA Conference Annex

6:00pm

2/25

Mentor Meeting

RHA Conference Annex

6:30pm

See Page 3

5331 SW Macadam Ave, Suite 115, Portland OR 97239

If you register for a dinner meeting and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the full price of the dinner Meeting CLASSES

LOCATION

TIME

INFORMATION

1/07

Medical Marijuana / Recreational RHA Connference Annex Marijuana

by: Jeffrey Bennett, 10520 NE Weidler, 6.:30pm Taught Portland, OR 97220

1/14

1031 Soup to Nuts

by: Toija Beutler 10520 NE Weidler, 11:30am Taught Portland, OR 97220

1/26

Medical Marijuana / Recreational Standard TV & Appliance Marijuana

6:30pm

Taught by: Jeffrey Bennett, 3600 SW Hall Blvd., Beaverton, OR 97005

2/11

Mold Class

RHA Conference Annex

6:30pm

Taught by: Mike Gardner, 10520 NE Weidler, Portland, OR 97220

2/18

Insurance Class

RHA Conference Annex

by: John Sage, 10520 NE Weidler, 11:30am Taught Portland OR 97220

2/23

Mold Class

Standard TV & Appliance

6:30pm

RHA Conference Annex

Taught by: Mike Gardner

Those with prior registration to the class will be seated first. Walk-ins will only be accommodated once the class has started and if space is available.

Registered attendees who arrive 15 minutes after the start of class be aware that your chair may be filled. If you register for a class and then do not cancel at least 48 hours before the class and /or do not show you will be charged for the class.

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

Medical Marijuana / Recreational Marijuana

Taught by: Jeffrey Bennett Of Warren Allen LLP 1 Educational Credit Available Attend this educational and entertaining seminar to learn the ins and outs of the latest marijuana laws, together with strategies tailored to marijuanarelated issues.

Members $35.00 Non-Members $45.00 $5.00 discount if registered by January 4, 2016 for the January 7, 2016 class $5.00 discount if registered by January 22, 2016 for the January 26, 2015 Class.

Register Early, This will be a popular class www.rhaoregon.org

1031 Nuts to Soup

Taught by: Toija Beutler, Attorney Beutler Exchange Group LLC 1 Educational Credit Available Starting with appetizers and finishing with a full meal‌ Toija will wet your appetite for 1031 tax deferred exchanges. Drawing on her 20+ years and 17,000 exchanges she tells you stories that will bring you up to date on: Recent changes, current trends, fundamentals of 1031, reverse and improvement exchanges. Yum! Members $25.00 Non- Members $35.00 Registered by Monday January 11, 2016 to Save $5.00

Mold Class

Taught by: Mike Gardner of Real Estate Mold Solutions 1 Educational Credit Available As property and business owners, you cannot afford the liability risks of undetected mold and improper cleaning of affected areas. This class focuses on how to prevent mold growth in your properties along with the proper techniques for cleaning and recovering from mold damage.

Members $25.00 Non- Members $35.00 Registered by Monday February 8, 2016 to Save $5.00

RENTAL ALLIANCE UPDATE JANUARY 2016

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Achieving Your 2016 Goals with 1031 Exchanges

Toija J. Beutler, Attorney/Owner, Beutler Exchange Group, LLC

Are you considering making changes in your real estate holdings in 2016? A 1031 tax-deferred exchange can help you achieve your goals.

IRC 1031 was designed to allow investors to dispose of property and replace it with new property without having to pay tax on the gain or recapturing depreciation deductions. Perhaps you want to move up from single family properties to 2 – 4 units? Do you want to sell a rental and purchase something where your daughter and grandchildren will be your tenants? Is now the time to step back from active management by selling some of your rentals and purchasing a commercial triple net property? Are you planning to retire to a different market?

There are many rules under 1031 but a few of the basics…

While these are called “like-kind” exchanges the definition of like-kind is very generous. Residential rentals, commercial properties and investment land are all like-kind with one another. This is the best rule of 1031.

The worst rule? The 45-day deadline. From the date the sale of the old property closes the investor has 180 days to close on the new property but only the first 45 days to identify that property. Most investors can only list three and they must purchase from the list. The shortest 45 days of any investor’s life.

It is often said about exchanges that you have to buy “equal or up.” Not true! The basic rules require you to apply all net cash from your sale toward the purchase of new property and obtain a new mortgage of equal (or greater) amount. For a multitude of reasons investors will often choose to buy a smaller property, perhaps taking out some cash or having a lower mortgage. The exchange doesn’t necessarily fail. The investor will simply be taxable on any remaining cash or reduction in debt to the extent they have gain in the property sold.

1031 exchanges can cross state lines. If you are planning to retire to another state 1031 is a good way to take your investments with you.

Consulting with your tax and legal advisors and a 1031 specialist is critical to successfully achieving your goals.

Good to know – you will not incur any expense for speaking with a 1031 specialist. Flat rate fees apply only if and when the investor undertakes an exchange. Those conversations are simply “education.”

All I can say is Thank You I am humbled to have my name listed with all who have received the AL Moulton / Sharon FlemingBarrett volunteer award. Some of you know Sharon helped convince me to purchase my rentals and mentored me through selecting tenants and taught the first Landlording 101 class I attended.

I believe the foundation to my success as a landlord is the help given to me by RHA classes and mentors.

The help RHA staff and members offer to landlords and tenants across all of Oregon is far above any assistance offered by other organizations. I am proud to have been a member and employee of RHA. To help so many landlords and tenants is a huge job, the board and staff of RHA need volunteers to help. There are many opportunities available - helping get mailings out, filing, registration at dinner meetings or classes, serving lunch to the hungry at JOIN. You don’t need to be a computer tech or take days away from managing your rentals. A couple hours once a month or just at one event would be great. Or attend one of the City landlord forums and hand out RHA info.

When I was first hired, RHA was considered the best kept secret in Oregon. With your help we can be the best known landlord group. Call the office with your Landlording questions, and then ask what you can do help.

Thank you again for this honor.

Alita Dougherty 6

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www.rhaoregon.org

Opportunities Available GETTING INVOLVED IS IMPORTANT WHEN IT COMES TO MAKING A DIFFERENCE. RHA OREGON IS ALWAYS LOOKING FOR ACTIVE MEMBERS WHO WANT TO GET INVOLVED WITH AN EVER CHANGING ORGANIZATION AND INDUSTRY. THE FOLLOWING IS A LIST OF COMMITTEES THAT NEED YOUR INVOLVEMENT. CONTACT RHA OREGON AND GET INVOLVED

RHA Oregon LIST OF COMMITTEES Building

Chair: Phil Owen, PH: 503-244-7986

RHA Oregon LOBBYIST

Cindy Robert, PH: 503-260-3431

Legislative

Chair: Phil Owen, PH: 503-244-7986

RHA Oregon OFFICE TEAM

Cari Pierce, Office Manager cari@rhaoregon.org

Community Relations/Donations

Membership

Pam VanLoon, Bookkeeper Pamv@rhaoregon.org Teresa Carlson, Member Svcs Teresa@rhaoregon.org

Dinner/Program

Office

Suzanne Fullerton, Member Svcs Asst. Suzanne@rhaoregon.org

Chair: Tony Kavanagh, PH: 503-522-4474 Chair: Lynne Whitney, PH: 503-284-5522

Chair: Liz Dauw, PH: (503)880-5561 Chair: Phil Owen, PH: 503-244-7986

Education

Government Relations

Forms

Gresham Liaison

Chair: Katie Poole-Hussa, PH: 541-968-1703 Chair: Mark Passannante, PH: 503-294-0910

House

Chair: Cathy Galuza, PH: 503-310-6468 www.rhaoregon.org

Chair: Phil Owen, PH: 503-244-7986

Jim Herman, PH: 503-645-8287

Marketing

Chair: Tim Titus, PH: (530)228-1692

RENTAL ALLIANCE UPDATE JANUARY 2016

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Property Management Resolutions for the New Year

•

Get organized.

You’ll be amazed at how much more smoothly your rentals are managed when you can locate everything quickly and easily. If you’ve not yet reached your goal to get organized, take the time to do it now. The increase in efficiency is more than worth the time you spend now to get your tenant and owner files in order.

And while you’re at it, now is the perfect time to audit your tenant files and make sure that you have all of the required addendums signed and in place.

• Do those interior fixes that have been put off (painting, cabinets, etc.)

Delayed maintenance does not benefit your business. Take special care to stay on top of those little fixes that are easy to put off, but can mean damage to your property over the long term if not repaired.

• • • • •

• with cost savings and higher rent income. Maybe it’s time to let a professional manage your property for you.

Check with your local Rental Housing Association to find a reputable licensed property manager in your area.

Katie Poole–Hussa is a Licensed Property Manager, Continuing Education Provider, Chair of the Education Committee for the RHA Oregon, and General Manager of the Portland Oregon branch of Acorn Property Management, LLC. She can be reached with questions or comments at 971-352-6760 or email Katie@AcornPM.net

• Don’t forget your property inspections.

Because of the weather this time of the year, it’s a good time to make sure that roof or window leaks aren’t going unaddressed.

Any inspection is a good time to check that your smoke & CO2 detectors are in good working order, too.

25

Just three minutes from the RHA Oregon Office!

• Trim the fat and reduce expenses.

Think your business is as lean as it can be? There are many ways to control your costs.

Get competitive landscape bids, get a free energy audit, get rid of a phone line or two (ready to let go of that landline if you’re using your cell phone almost exclusively?), find a less expensive tax preparer or do them yourself, etc.

• Hire a property manager!

Is it time to reduce the work and stress you put into your rental business? A professional property manager is one expenditure that may pay for itself 8

:RENTAL ALLIANCE UPDATE JANUARY 2016

www.rhaoregon.org

Answers on page 15

www.rhaoregon.org

RENTAL ALLIANCE UPDATE JANUARY 2016

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How To Take Care of HVAC Systems and Prevent Disease

By Cliff Hockley, President Bluestone & Hockley Real Estate Services Why do HVAC systems need regular maintenance?

Owners of commercial buildings sometimes overlook the maintenance of their HVAC (Heating Ventilating and Air Conditioning) systems. I recently had a meeting with clients who own a 20,000 square foot building where they had installed a new HVAC system at

the cost of $100,000. Because it was new they thought did not need a preventive maintenance plan. I explained how this perception would not only put their $100,000 investment at risk, it would also endanger the health of their tenants.

HVAC units have many reasons for failing. The following charts published in a November 2000 ASHREA Journal article, Smart Maintenance for Rooftop Units, indicates the main reasons for unit failures. Most of these failures are preventable with proper maintenance.

Ensuring proper function of your HVAC unit also prevents health complications related to mold and allergies. The most serious ailment associated with poorly maintained commercial HVAC units is the potentially fatal Legionnaires’ disease.

Legionnaire’s disease is a pneumonia caused by the Legionella bacteria. The bacteria lives in water, (especially 10

:RENTAL ALLIANCE UPDATE JANUARY 2016

standing warm water keyed off by rising temperatures in the summer months,) and is carried by steam and mist. The bacteria has been detected in drinking water systems and tubs, cooling towers and in standing water that is aerosolized and ends up circulating in building air conditioning systems. Legionnaires ‘disease bacteria rarely will cause problems unless water contaminated with the bacteria enters the HVAC system. Well-maintained HVAC

systems and air conditioning units without humidifiers are unlikely to harbor the Legionnaire bacteria.

How to maintain HVAC systems The American Society of Heating, Refrigerating and AirConditioning Engineers (ASHRAE) offers the definitive guide to HVAC maintenance, ASHRAE Standard180 – The standard practice for inspection and maintenance of commercial building HVAC systems. Key points include: •

Fixing cabinet air leaks.

•

Cleaning and adjusting dampers on an annual basis.

•

Inspecting the fan, bearings and belts twice a year and replacing them as necessary.

•

Cleaning the air ducts every two years to prevent the buildup of dirt, micro-organisms and mold.

The most essential steps one could take to prevent disease include changing filters frequently,

(continued on page 11) www.rhaoregon.org

How to take care of HVAC systems continued from page 10

back from the roof lines to prevent the accumulation of dirt and debris near the unit. Also ensure that drain lines from condensate units drain off of the roof and do not pond under HVAC air intakes.

preventing pooling water and cleaning the evaporator and condenser coils. Change filters frequently. Pleated filters are the first line of defense against airborne irritants. They are the item in the HVAC units that keep the air clean. Their efficiency is measured by a MERV rating. The higher the MERV rating, the better their ability to remove dust, dirt and micro-organisms from the air. Changing filters frequently it makes it easier for the unit to pull air into the system. If the filter is clogged, the system has to work harder to feed air into the unit. The frequency is decided by the environment and how dirty the air is. Most commercial buildings require a quarterly filter change and inspections on a contract basis.

Prevent water from pooling around the air handlers.

Mold and water sources near the air conditioner intake create opportunities for spores to be sucked into the air intake. Roofs need to be cleaned regularly and trees cut

Clean the evaporator and condenser coils once or twice a year. Evaporator coils tend to stay damp, and allow the growth of mold. In addition to the dampness, the coils are typically in contact with air coming in from the outside (warm and humid air in the summer.) Dirt also gets past the filters and provides the material that mold needs to grow. Treat coils after every cleaning using an antimicrobial treatment. You can consider installing UV (Ultra Violet) lights help keep the coils from being attacked by mold. (This is typically a retrofit item and not all HVAC units have room or a power source for a UV light). In any case it can keep the coils cleaner and reduce the labor to keep them clean.

As Ben Franklin said, “An ounce of prevention is worth a pound of cure.” Proper HVAC maintenance will more often than not keep that unexpected emergency from happening.

Resources: www.bbjenviro.com/resource-article/hvac-maintenance/ https://www.ashrae.org/standards-research--technology/standards-interpretations/ interpretations-for-standard-180-2008 https://www.osha.gov/dts/osta/otm/legionnaires/ hvac.html

RHA Oregon

Our Members Matter

entors • Not sure how to handle a tenant issue?

• Do you have a landlord questions?

• Help, what do I do?

www.rhaoregon.org

COME JOIN US! MENTORING SESSION Refreshments Offered Thursday January 28, 2016 from 6:30pm RHA Oregon Conference Annex 10520 NE Weidler Portland OR 97220.

RENTAL ALLIANCE UPDATE JANUARY 2016

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www.rhaoregon.org

www.rhaoregon.org

RENTAL ALLIANCE UPDATE JANUARY 2016

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Dear Maintenance Men:

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: How do I get rid of mice or rats? I have found droppings in the house and I’m not happy and I need a solution.

Annie Dear Annie: Please come down off that chair! We have written about dealing with mice and rat issues in the past and below is what we recommend if you want to get rid of the rodents yourself. Keep in mind that rats and mice are smart & conservative.

They are not risk takers.

In the rat or mouse’s mind, a trap out in the middle of the floor is too risky to investigate. Rodents will run along walls, rafters and other low exposure areas. Put the traps along these routes about ten feet apart. A good bait to use is peanut butter. Patience is king when trying to trap a rat. Place all your baited traps, but DO NOT set them for a day or two. Let the rat nibble at the bait danger free. This last part is the hardest to do. However, patience will win out. If you rush ahead and set the traps and the rat triggers one and is not caught; he will remember! Also, avoid using traps designed for mice; it will only annoy the rat and he will be smarter for it.

The same goes for using rat traps to catch mice. The trap is too big and when sprung may miss the mouse.

Using poison is another option. Anticoagulant poison is very popular. This poison causes the rat’s blood to thin. It will make him thirsty and when he drinks water, he will bleed internally. When using this option, be sure to leave a saucer of water near the poison. The poison normally comes in bars that can be broken up into pieces. Remember rodents hoard, so just because the poison is gone, does not mean they ate it. Put more until they stop taking it. The local hardware store should carry this product, but it is best to go to a farm supply store. They will have the best quality supply. Be careful with placement, so other animals do not eat this poison.

The hardware store or farm supply store carry approved bait dispensers designed for rats or mice. Again, patience is rewarded. Before using poison bait, use crunchy peanut butter to let the rats get used to the bait station for a few days.

then add the poison bait with a little bit of peanut butter.

Glue traps are also a viable option. It is important to use large rat sized traps. Put the glue trap along a known rat runway, or along a ledge or rafter used by the rodents. It is important to nail or fasten the glue trap in place. Place a bit of peanut butter in the middle of the trap as an attractant. Happy hunting!

Dear Maintenance Men: I doing some long term preventive maintenance with my building’s individual 30-40 gallon water heaters. Each unit has a water heater and I’m not sure of the age or condition of each unit. How long do most heaters last and what are some signs of imminent failure?

Bryan Dear Bryan: The chances of a number of heaters failing all at once are very slim. The cost of replacement can be spread a over period of time. The average life span of a typical 30 or 40-gallon waterheater is about 10 to 12 years, some may last much longer depending on use. A sign the end may be near is: banging noises coming from the heater, short hot water supply and long heater cycle times producing lukewarm water. At this point you should start pricing a new heater. However, if you find water pooling at the base of the heater … replace it immediately, it has FAILED!!

Dear Maintenance Men: One of my maintenance chores I do is caulking and sealing shower/tub fixture flanges and shower walls. My problem is getting the caulking to dry before a resident uses the shower. Any Suggestions?

David Dear David: A lot of people will say: “Just tell the resident not to use the shower till the caulking is dry”.

Well it doesn’t work and by the time you are driving away from the building, your resident is already taking a shower and your fresh caulking is washing down the drain. Your caulk should cure at least 24 hours before use. Water based latex caulking is easy to use, but very susceptible to water until it is cured.

Try using a silicone or polyurethane based caulking for doing tubs, showers, toilets, sinks or other wet locations. It tends to set quickly and will repel water during its cure time. (continued on page 15)

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www.rhaoregon.org

The Presidents Message continued from page 4

Dear Maintenance Men: continued from page 14

sit back and let things wash over us and then pick up the pieces and move on. I choose to get involved and help to shape the decisions being made in City Halls across the state and in Salem. It isn’t easy!! We have families, businesses to run, properties to take care of and a myriad of other things demanding our time. I urge you to find a way to get involved.

Whether it is being a part of a committee at RHA Oregon, donating money to support a worthy cause, find something that gets you involved and do it.

Another solution we have found works well with very busy showers is to remove all the fixtures, including the showerhead & arm, valve handles and tub spout, before caulking. (A bit extreme, but effective) We then plug the showerhead and tub spout with a capped pipe. Then caulk the tub/shower. We come back 24 hours later and reinstall all the fixtures.

Thank you from the bottom of my heart for the honor of being President of RHA Oregon for the last year. It has been a lot of work and it was time well spent!! I am looking forward to the rewards and challenges that the coming year will bring. To each and every one of you a safe, happy and wonderful New Year!!

One more thought; if you have sliding shower doors for your tub, check the bottom track. If it is loose, do not caulk until the track is removed, cleaned and dried. Reinstall the track with new adhesive caulk to hold it down and caulk the edges to keep the water out.

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

Sincerely, John Sage President RHA Oregon Stegmann Insurance Agency Inc.

www.rhaoregon.org

Websites: www.BuffaloMaintenance.com & www.ContactJLE.com, www.

Facebook.com/BuffaloMaintenance

Answer key for Crossword Puzzle from Page 9 1. Dog 2. Grass 3. Stairs 4. Criminal Record 5. RentalAgreement 6. Denial 7. Rent 8. Maintenance 9. Apartment 10. Vacate 11. Ceiling 12. Refrigerator 13. Term 14. Paint

RENTAL ALLIANCE UPDATE JANUARY 2016

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HISTORIC LENDING DISCRIMINATION SETTLEMENT ADDRESSES ALLEGATIONS OF MODERN DAY REDLINING

By Jo Becker, Education/Outreach Specialist, Fair Housing Council of Oregon

Housing and

Urban Development (HUD) announced an agreement with Associated Bank to resolve a disparate treatment redlining case. Redlining is the practice of refusing to lend or insure homes in areas deemed to be a poor financial risk due to the ethnic demographics of the areas.

At approximately $200 million, this is the largest fair housing settlement of this sort against a mortgage lender.

The settlement stems from a HUD-initiated complaint alleging that from 2008-2010, the Wisconsin-based bank denied mortgage loans to African-American and Hispanic applicants and provided different levels of loan services in neighborhoods with significant African-American or Hispanic populations – both violations of the FHA’s race and national origin protections.

Associated Bank’s mortgage lending activity indicated that, compared to other lenders, the firm made few loans in majority-minority census tracts in five metropolitan areas, but did make loans in nearby predominantly white tracts.

The terms of the settlement include:  Nearly $10 million over three years in lower interest rate home mortgages and down payment/ closing cost assistance to qualified borrowers in majority-minority census tracts in Chicago; Milwaukee; Minneapolis-St. Paul; Racine, Wisconsin; Kenosha, Wisconsin; and Lake County, Illinois;  Nearly $200 million committed to increased home mortgage lending activity in majority-minority census tracts in the same areas;  Nearly $3 million to help existing homeowners repair their properties in these predominantly

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minority communities;  $1.4 million to support affirmative marketing of loans in the above census tracts;  $1.35 million for community reinvestment and fair lending education and training;  Four new loan production offices in majorityminority census tracts in addition to three branches Associated opened or has planned to open since HUD’s complaint was filed;  Fair housing training for all residential lending employees;  A second level review process for all denied residential loans.

You can read the full agreement here: http:// portal.hud.gov/hudportal/documents/ huddoc?id=ExecAssBankConAgrmnt.pdf In announcing the settlement HUD Secretary Julián Castro said, “Discriminatory lending practices have too often cut off too many credit-worthy families from the opportunities they need to thrive. This agreement will ensure that more Americans can fulfill their hopes and aspirations.”

This article brought to you by the Fair Housing Council; a civil rights organization. All rights reserved © 2015. Write jbecker@FHCO.org to reprint articles or inquire about ongoing content for your own publication.

To learn more… Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO. Qs about this article? ‘Interested in articles for your company or trade association? Contact Jo Becker at jbecker@FHCO.org or 800/424-3247 Ext. 150 Want to schedule an in-office fair housing training program or speaker for corporate or association functions? Visit www.FHCO.org/ learning-resources/trainings to learn about the trainings we offer for companies and groups.

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

RHA Oregon Regular and Dual membership dues go to support a Landlord Lobbyist at the State level. RHA Oregon AffiliateMembership dues do not support lobbying efforts for RHA

www.rhaoregon.org

Before I Call the Repairman

By Robert L. Cain – Rental Property Reporter

You know this rule as well as I do if you’ve been in the rental property business more than 17 hours.. Rarely in a rental property does anything break or be discovered to have broken, before Friday night, after six o’clock or the eve of a three day weekend.

When a tenant calls to say that the oven won’t heat, the furnace quit, or there’s a leak “somewhere,” it is guaranteed to be at a time when the repairman will charge double-time. Let’s cut though all that. I have developed a system which helps me deal with this irritating problem.

My first rule of thumb is to stay calm. . Usually I tell my tenant that I’ll call him back in a few minutes. Then I give my heart a chance to pick up where it left off before the call and the cold sweat a chance to stop. Then I sit down, and as calmly as possible assess the situation.

Usually these problems are simple, and many times do not even require my going out the door, much less calling the repairman. Even so, I often can do wonders to complicate a simple problem.

For example, several winters ago I got a call from one of my tenants telling me the furnace had quit. They had taken it upon themselves to call the repairman and he wanted to talk to me. The “repairman” told me that the furnace was shot and the only solution was a new $700 flame retention burner. That pretty well stopped my heart. I went right over.

He reiterated the story he had told me on the phone and then proceeded to wiggle, push and prod parts of the furnace to prove that it was beyond repair. Now I don’t know much about furnaces, but I do know crooks. So, when I heard “I couldn’t sleep nights if I didn’t put in a new burner,” I knew I was listening to and looking at a real-life, verifiable crook.

I none too politely sent him on his way and called the man I usually called to fix oil furnaces. He came over and pushed, poked and prodded. Finally, he said, “Are you sure you’ve got oil?” The tenant assured him she had. They’d just bought some a month before (January). So he pushed, poked and prodded again, then he went out to his truck, got his dip stick and measured the oil in the empty oil tank.

crook who tried to sell the new burner. He’s not in business anymore.

Recently, another of my tenants called to tell me their gas furnace had quit. This time my wife (not me, my heart had stopped) had the presence of mind to ask if the pilot light was lit. It wasn’t. So I took a half hour and went over to relight it. End of problem.

It cost me six miles of driving, that I wrote off on my taxes, and two matches (which I can’t). You see, sometimes the gas company turns off the gas in an entire neighborhood and never bothers to tell their customers. Apparently it’s the old Ma Bell attitude, “we don’t care; we don’t have to.”

When they turn it back on, of course pilot lights are all off.

The second rule of thumb in my system of dealing with tenant call about breakdowns is DON’T BELIEVE THEM. If you have owned and managed rental property for more than three months, you probably have a better idea than they do what’s going on.

So as a result of my “vast” experience and consistent thought, I have etched the following in stone: Rule 1: Ask pertinent questions, or even impertinent ones if you can’t get a straight answer.

Rule 2: It’s probably not as bad as the tenant is making it out to be or my mind has manufactured it do be.

Rule 3: Corollary to Rule 2 — if the tenant says “I don’t think this is a serious problem, but…” rush right over because the building may be on the verge of collapse. In fact you may want to tell the tenant to evacuate.

Rule 4: Look at the problem before you call the repairman.

Because even if you do have to call him, you probably can tell him exactly what’s wrong and save him having to go “back to the shop” or to Home Depot for the right part seventeen times.

That’s how I handle tenant calls. But I’m not sure what’s worse: the calls or the notes with the rent checks saying “I didn’t want to bother you so I just thought I take care of this myself….” www.rentalpropertyreporter.com Rental Property Reporter delivers articles, tips, and resources designed to help landlords better manage their rental properties and increase their return on investment.

The whole thing ended up costing me $60 for service calls to find out the oil tank was empty. Don’t worry about the www.rhaoregon.org

RENTAL ALLIANCE UPDATE JANUARY 2016

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How Landlords Can Write Off Rental Property Losses There are strict limitations on losses from investments in tax shelter deals, such as limited partnerships. Generally, tax shelter losses can be offset only against income from similar investments. Shelter losses can’t be used to wipe out taxes on non-shelter income, such as wages and stock market profits. However, the tough anti-shelter restrictions are subject to several exceptions for investors.

The tax code does authorize limited relief for losses of up to $25,000 suffered by relatively small-scale investors in rental properties, be they multiple-family homes, condominiums, cooperative apartments, or stores. To qualify, property owners must be “active” managers.

This requirement isn’t especially demanding. All that the landlords have to do is help make decisions on such essentials as approving new tenants, deciding rental terms, and approving capital or repair expenditures. They needn’t personally mow lawns, make repairs, or answer middle-of-the-night calls from tenants. So long as the owners actively participate, they can delegate day-to-day operations to managing agents or others hired to collect rents and run the properties.

Under this special exception, lower- and middle-income landlords still get an annual offset of as much as $25,000 of their losses against other income. Note, though, that the ceiling drops from $25,000 to $12,500 for married persons filing separate returns and living apart at all times during the year. The law bars any offset for married couples who live together and file separate returns.

The full deduction of up to $25,000 is available only for individuals with adjusted gross incomes (AGIs) below $100,000, disregarding any shelter losses. The offset shrinks by $1 for each $2 of AGI beyond $100,000 and vanishes completely when AGI surpasses $150,000.

For someone with, say, an AGI of $110,000, there is a $20,000 cap on the write-off for a rental loss. Anyone with an AGI above $150,000 is ineligible for this tax trimmer.

Some other fine print worth noting is that the break is authorized solely for an investor who owns at least a 10 percent interest in the property. But this, of course, includes “mom and pop” investors who acquire one- or two-family homes and other small properties. An example: Alex Vennebush, a retiree in Virginia, owns a small apartment building in New York and retains an agent 18

:RENTAL ALLIANCE UPDATE JANUARY 2016

to run it. Alex can use up to $25,000 of tax loss from the property to shelter other taxable income, as long as his AGI is under $100,000 and claim at least a partial deduction if AGI is under $150,000.

IRS audits.

Claiming rental losses increases the likelihood of your return drawing the attention of the tax enforcers.

The IRS suspects that many investors are incorrectly deducting losses because of the complexities created by restrictions on shelter write-offs. If you’re audited, expect the examiner to require proof of your active participation in management decisions, ownership of an at least 10 percent interest, and correct computation of the deduction under the AGI test.

Reprinted with permission of American Apartment Owners Association offers products and services for landlords related to your rental housing investment, including rental forms, tenant debt collection, tenant background checks, insurance and financing. Find out more at www.joinaaoa.org.

- See more at: http://www.american-apartment-owners-association. org/property-management/tax-tips/landlords-can-write-rentalproperty-losses/#sthash.uWRGBZP6.dpuf

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

RHA Members, JOIN NEEDS YOU! Join in for the heart warming feeling of helping the homeless. Here’s your opportunity to help with preparing or serving a healthy, nutritious meal to those in need.

If you have a spare couple of hours the second Tuesday of the Month we could use you! Serving takes about an hour, and preparing the meal a little more, but it is all worth it.

To JOIN in and help, contact Alita at (503)667-9288

www.rhaoregon.org

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

1031 EXCHANGES / REITS TENANCY IN COMMON

APPLICANT SCREENING

NW Exchange Facilitators, Inc., Sloan Kimball P.503-893-9425 Consultation & Facilitator Services Email: sloanenwexchange.com

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

Beutler Exchange Group, LLC P.503-748-1031, P.844-414-1031 Email: toija@beutlerexchangegroup.com www.BeutlerExchangeGroup.com

Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com Tryon Equities LLC & Rimrock Property Management Michael Templeton P.O. Box 775, Sherwood, OR 97140 Phone 503-713-7291 Email:mtempleton@tryonequities.ccom www.rimrockpropertymanagement.com

ACCOUNTING/BOOKKEEPING

Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 8189 SE Clackamas Rd., Milwaukie 97267 Email: info@balancingpt.com Kendall Consulting Accounting and Business Consulting 1100 NE 28th Ave., Ste 101 Portland, OR 97232 P.503-206-5660 Email: adam@kcportland.com Portland Tax Co. Full Service Tax and Accounting P. 503-258-0700 F. 503-256-1527

ADVERTISING / MARKETING From Here 2 There Helping solve business challenges to reach your goals.

Ami Stevens, P.503-407-3663 Email: astevens@fromhere2there.com Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com Oregonian Media Group David Sandvig, P.503-221-8417 1500 SW 1st Ave., Ste 500, Portland 97201 Email: dsandvig@oregonian.com www.oregonianlive.com

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

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

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

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

RHA Oregon P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhaoregon.org Email: info@rhaoregon.org TrueSource Screening, LLC David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.com

ASPHALT PAVING

Benge Industries Parking Lot Maintenance Service Corey Wilkerson P.503-803-1950 Email: 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 Email: halspave@easystreet.net

ASSOCIATIONS

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

ATTORNEYS

Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego, OR 97035 Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave, Ste. 1220 Portland, OR 97204 Jeffrey S. Bennett Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon and Washington for over 25 years Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11 Portland 97210, Business formation - LLCs Scott A. McKeown, P.C. Scott McKeown, P.503-224-1937 8700 SW 26th Ave Ste S. Portland, 97219 Email: scottmckeown@comcast.net Murphy Law Group P.C. Always representing ONLY landlords Tim Murphy P.503-550-4894 621 SW Morrison St. Ste 1225 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 Email: gandgconstruction@me.com

CARPET CLEANING

Americlean Inc., Since 1972 We are very good at what we do, Frank Porter, P.503-771-0554 Email: info@iloveamericlean.com www.iloveamericlean.com Certified Carpet Services Cleaning, restretching,repairs and flood service.

P.503-313-7963 Dura Clean Carpet Cleaning Upholstery, Pet Odor Removal, Flood Service P. 503-914-8785, F. 503-372-9163 www.duracleanllc.com Email: dura-clean@comcast.net O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

CARPET SALES

Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching, repairs & Flood Srvs Email: marksandstrom321@comcast.net Contract Furnishings Mart-Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Contract Furnishings Mart-Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Contract Furnishings Mart-Hillsboro Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart-Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart-Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com Contract Furnishings Mart-Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com

RENTAL ALLIANCE UPDATE JANUARY 2016

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

EVICTIONS

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

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

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

CONCRETE

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

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

The Floor Store Joe Billarreal, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 Email: joe@floorstoreportland.com

COLLECTION AGENCIES

Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR97045 www.halsconstruction.com Metro Sidewalk Repair P. 503-875-7900 Concrete Water Proofing, Maintenance & repair and new structure installation

DOORS

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

DUCTLESS HEATING & COOLING

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

ELECTRIC

DeKorte Electric, Inc. DDB# 159954 P.503-288-2211 14865 SW 74th Ave., #170 Tigard, OR 97224 Rental Housing Maint Service CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com Squires Electric Joe Squires P. 503-252-1609 1001 SE Division St., #1 Portland, OR 97202 www.SquiresElectric.com

ENERGY EFFICIENCY

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

ESTATE PLANNING

Law Offices of Richard Schneider, LLC P.503-241-1215 2455 NW Marshall St #11 Portland, OR 97210 www.rbsllc.com Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com

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

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

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

Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 Email: steve.mozinski@chase.com Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com Vince Kingston Mortgage Loan Officer NMLS #291740 Eagle Home Mortgage P. 971-221-8525 direct Email: vince@vincekingston.com

FIRE/WATER DAMAGE RESTORATION

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

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

FORMS

FIRE SAFETY

GENERAL CONTRACTORS

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

FLOOR COVERING

Contract Furnishings Mart - Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Contract Furnishings Mart - Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com

RHA Oregon Attorney drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821 www.rhaoregon.org Advanced Construction & Repair CCB#181918 Residential & Light Commerical Remodeling www.advancedconstructionpdx.com Licensed and Bonded, Insured 503-841-1323 Clear Water Construction Services - CCB# 194703 Both Residential & Commercial Service P. 503-974-6654, F. 503-217-0308 Email: daleh@cwcsnw.com Web Site: www.cwcsnw.com Uptown Properties CCB# 198205 AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.uptownpm.com

HANDYMAN

Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 Email: main@bluestonehockley.com

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

:RENTAL ALLIANCE UPDATE JANUARY 2016

www.rhaoregon.org

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

Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom P.503-313-7963 Email: mpsandstrom@comcast.net Eaton General Construction CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com G&G construction Inc. P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com Email:garyindra@rentalrepairs.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all

HAULING

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

HEATING & COOLING

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

INSURANCE

AAA Oregon Insurance Agency Home-Auto-Comerical-Life Antoinette (Toni) Bradfield Phone: 503-219-6260 600 SW Market St., Portland, OR 97201 E-mail: toni.bradfield@aaaoregon.com American Family Insurance Auto/Home/ Life/ Commerical Larry Thompson Agency P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, Ste 220 Lake Oswego, OR 97035 Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com Robinson Financial Group Rita J. Robinson, P. 503-557-4997 Group & Indiv. Health Insurance State Farm Insurance Paul Toole, P.503-655-2206 6105 W ‘A’ St #B West Linn, 97068 John Sage, Insurance Specialist Stegmann Agency Farmers Insurance Insuring Property Owners for 25 years P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland, OR 97233 Email: john.lstegmann@farmersagency.com Wolter Van Doorninck,CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 1521 SW Salmon, Portland, OR 97205 www.epbb.com Email: wvandoorninck@epbb.com

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

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

HEATING OIL TANK

INVESTMENT SERVICES

HEATING OIL

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

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

INSULATION

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

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

LOCK SMITH

MR. Rekey of Portland, LLC Serving the greater Portland / Vancouver Areas P. 503-236-7877 C. 512-375-8478 Email: salvadorresendez@rekey.com www.rekey.com/portland

MOVERSHOUSE

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

PAINT / PAINTING

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

PEST CONTROL

Alpha Ecological Pest Control Alexa Fornes, PDX 800.729.3764 1200 NE 112th Ave Vancouver, 98684 Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial.

Multi Family www.frostpestfreezone.com NW Pest Control Bruce Beswick P.503-253-5325 9108 NE Sandy Blvd., Pdx, 97220 www.goodbyebugs.com Email: nwpestcontrol@aol.com Orkin Pest Control Dan Wolcott Account Manager & Inspector P.503-384-8384 Email: dwolcott@orkin.com

PLUMBING/DRAIN CLEANING Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone Liberty Plumbing CCB#176655 Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms MJ’s Plumbing CCB#36338 Michael LeFever, P. 503.261.9155 1045 NE 79th Portland, OR 97213

MASON CONTRACTORS

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

MOLD

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

D&R Masonry Restoration Inc. CCB# 99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie, OR 97222 www.drmasonry.com Real Estate Mold Solutions Lynne Whitney, P.503-232-6653 Free inspections, Testing and Remediation www.realestatemoldsolutions.com

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

RENTAL ALLIANCE UPDATE JANUARY 2016

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PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Soil Solutions Titus & Associates Insurance & Financial Srvs Paul Davis Restoration Environmental Services Tim Titus P.971-224-5961 ext. 4820 Serving Greater Pdx, The Coast & Sewer inspection and repair Our Apartment Owners Insurance Program is unlike Willamette Valley P. 503-234-2118 the Competition P.503-427-2671, Em.503-822-5539 Email: info@soilsolutionsenvironmental.com www.titusins.com www.restorationportland.com www.soilsolutionsenvironmental.com Email: titus@titusins.com Rental Housing Maint Svcs CCB# 163427 Gary Indra,P.503-678-2136 PRINTING & PROMOTIONAL Tryon Equities LLC & Fully Licensed to do it all PRODUCTS Rimrock Property Management Email: Garyindra@rentalrepairs.com Inkberry Print & Promotional Michael Templeton www.roofpdx.com Logo’d Promotional Products, Signs & More P.O. Box 775, Sherwood, OR 97140 Pamela Maio, P. 503-706-7711 Phone 503-713-7291 ROOFING Email: inkberryprinting@comcast.net Email: michael@rimrockpropertymanagement.com Real Estate Roofing Service CCB# 149575 www.inkberryprinting.com www.rimrockpropertymanagement.com Lynne Whitney, P.503-284-5522 Free Inspections, Uptown Properties PROPERTY MANAGERS ReRoof and Repairs.

Chris Shepard P.520-204-6727 Katie Poole-Hussa www.realestateroofing.com 2830 NW 29th Portland, 97210 Property Manager www.uptownpm.com Acorn Property Management, LLC - PDX SEAL COATING Office: 971-352-6760 Benge Industries Voss Property Management Cell: 541-968-1703 Parking Lot Maintenance Svcs Richard Voss, P.503-546-7902 acornpm.net Corey Wilkerson, P.503-803-1950 6110 N Lombard St. PDX, 97203 Email: corey@bengeindustries.com Action Management RADON Wendi Samperi, P.503-710-0732 Hal’s Construction Inc. CCB# 34434 Soil Solutions Brian King, P.503-656-4999 Environmental Services The Alpine Group, Inc. 20666 S HWY 213 Radon Testing and Mitigation Tiffany Laviolette P.503-641-4620 Oregon City, OR 97045 P. 503-234-2118 4750 SW Washington Ave www.halsconstruction.com Email: info@soilsolutionsenvironmental.com Beaverton, OR 97005 Email: halspave@easystreet.net soilsolutionsenvironmental.com www.alpinepdx.com Apartment Community Mgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com

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

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

SEWER

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

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

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

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

Elizabeth Carpenter CRIS Principle Broker P.503-314-6498, F. 503-882-8680 Liz@lizcrei.com, www.lizcrei.com

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

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

HSH Property Management HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 704 Main St., Ste. 305-5, Oregon City 97045 www.hshmgmt.com

Premiere Property Group LLC Jim Lutz P. 503-750-6388, F. 971-228-8133 www.jimlutzccim.com Email: contactjimlutz@gmail.com

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

The Garcia Group Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 www.4-homes.com

Micro Property Mgmt.

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

RESTORATION/RECONSTRUCTION

Prim & Prosperous Property Management P. 503-635-8926 Patricia Turner Email: turnerfp@yahoo.com Ron Garcia, Principal Broker The GARCIA Group P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com 22 :RENTAL ALLIANCE UPDATE JANUARY

REAL ESTATE SALES

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

2016

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

STRIPING

Benge Industries Parking Lot Maintenance Services Corey Wilkerson, P.503-803-1950 Email: corey@bengeindustries.com Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3 Asphalt maintenance Chuck Jordan P. 503-914-9837 Email: sealcoatspecialties@hotmail.com

WATERPROOFING / 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 Email: marymann@goosehwc.com goosehwc.com

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

Mon-Fri 8am to 5:00pm 1205 NE 33rd l Portland OR 97232 503.281.2100 - p l 503.281.5644 - f

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rental housing alliance oregon 10520 NE Weidler Portland, OR 97220

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