January 2017 RHA Update Newsletter

January 2017

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org

In this issue:

RHA Oregon Dinner Meeting …………… page 3 RHA Mark Your Calendar … ………… page 5 7 Questions… ……

page 6

Winterize Property…… page 7 Rents Weakening… … page 9 Late Payments… …… page 10 Rental Goals… ……… page 13 No Excuses… ……… page 16 Volunteerism………… page 17

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RHA Dinner Meeting

Table of Contents

Speaker: Toija Beutler, Attorney at Beutler Exchange Group, LLC

RHA Oregon Dinner | page 3

Wednesday, January 18, 2017

1031 – Soup to Nuts Starting with Appetizers and finishing with Dessert…Toija will wet your appetite for 1031 tax deferred exchanges. Drawing on her 20+ years and 17,000 exchanges she tells stories that will bring you up-to-date on:

President’s Message | page 4 RHA Mark Your Calendar | page 5 7 Questions Landlords Can’t Ask Rental Applicants | page 6 Time to Winterize Your Property| page 7 Apartment Rents Weakening | page 9

• Recent Changes

Dealing With Late Paying Tenants | page 10

• Current Trends

Electrical Safety| page 11

• Fundamentals of 1031

Fire Prevention Tips for Landlords | page 12

• Reverse and Improvement Exchanges

How to Set & Reach Goals With Rental

• Dessert – 20+ scenarios illustrating the personal and business goals that can be achieved with exchanges.

Properties| page 13

Yum!

The Affiliate Speaker: Peregrine Private Capital When:

Wednesday, January 18, 2017 at 6:00pm

Brewery tours start at 4:30pm, RSVP please Location:

Widmer Brothers Pub 929 N Russell St, Portland, OR 97227

Price:

$29.00 per plate if registered by close of business January 13, 2017 $39.00 per plate if registered after close of business January 13, 2017

Don’t Accept Any Excuses | page 16 Volunteer Opportunities | page 17 The Vendor Guide | page 18

You must register to attend Call 503-254-4723 to register or visit the website at: 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.

Slider Bar: Spinach Salad Pulled Pork with Drop Top Amber Ale BBQ Sauce Mini Beef Burgers with Tillamook Cheddar Roasted Vegetable Couscous Stuffed Chilies Roasted Fingerling Potatoes Chocolate Chip Cookies or Four Berry Cobbler No-Host Bar with Beer and Wine www.rhaoregon.org

RENTAL ALLIANCE UPDATE JANUARY 2017

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President’s Message

Greetings! My name is Ron Garcia and I am excited to be the new President of the Rental Housing Alliance Oregon.

As a Board Member for the past 6 years, I’ve had a front row seat within the organization and I’ve been able to witness up close the incredible dedication that many volunteers make Oregon to RHA Oregon. I am humbled by their efforts, and I am RHA President greatly appreciative of my own opportunity to serve. We have Ron Garcia done a lot in the last few years, and there is now a lot to do. So first, I want to say Thank You to everyone involved. Next, I guess I want to say, let’s get to work.

The headline news of the day is the earth shaking shift coming to our country with the inauguration of an unconventional conservative President along with the now Republican-controlled Congress. Yet in our “parallel universe”, we have a newly ratified liberal Governor and a Democrat-controlled Legislature. Political persuasions aside, our state leaders have announced an agenda unfriendly to rental property owners.

The seismic fallout is their pro-active attempt to pass rent control and remove no-cause terminations from rental agreements.

I want to make a point that The Rental Housing Alliance Oregon will do what we can to provide a balanced perspective to this discussion. We hope to impress upon our leaders that anti-rent control does not mean anti-tenants. And while the homeless crisis is real, preventing landlords from exercising their right to terminate a contract will not cure this issue.

For the last 90 years RHA Oregon has set the standard for community participation by landlords providing affordable and quality housing through our association’s networking, education, tools and support services for our membership. And, no matter what the outcome of this 2017 legislative session may bring, we will continue that direction into the next century as well.

So to that point, our incoming Board of Directors has many new faces and a depth of experience and talent. I think you will see fresh approaches to our networking events, vendor involvement and educational opportunities. Along with our recently hired new front office staff, and under the management of Cari Pierce, members are raving about the outstanding customer service experience they have when engaging with us.

RHA Oregon BOARD MEMBERS President Ron Garcia, PH. (503)595-4747 President Elect Mark Passannante, PH. (503)294-0910 Vice President Phil Owen, PH. (503)244-7986 Treasurer Sandra Landis, PH. (503)659-8803 Secretary Lynne Whitney, PH. (503)284-5522 Past President John Sage, PH. (503)667-7971 RHA Oregon DIRECTORS Adam Kendall Abplanalp, PH. (503) 319-3103 Alan Carpenter, PH. (360)772-2197 Elizabeth Carpenter, PH. (503)314-6498 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)645-8287 Charles Karl, PH. (503)224-0230 Matt Korshoj, PH. (503)819-5395 Charles Kovas, PH. (503)255-8795 Nathan Lindquist, PH. (503)833-2787 Katie Poole-Hussa, PH. (971)352-6760 Mihyun Pratt, PH. (503)969-5412 Rita Robinson, PH. (503)702-0255 Ami Stevens, PH. (503)407-3663 AJ Shepard, PH. (360)772-6355 RHAOregon OFFICE Monday - Friday 9:00am - 5:00pm PH: (503)254-4723 Fax: (503)254-4821 10520 NE Weidler St. Portland, OR 97220

I am also extremely excited to announce that RHA Oregon will be rolling out a new website very soon. This new site will provide a robust new platform for RHA Oregon members to access more tools in order to continue to be even better landlords. It will be mobile accessible and it will be designed for us to grow in the services we can offer to small and mid-sized rental property owners. And it will look great, too!

I am very fortunate to inherit the helm of this association in such great condition. Now with your help and support, I’ll get started.

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RENTAL ALLIANCE UPDATE JANUARY 2017

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

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

INFORMATION

1/11

Board Meeting

RHA Conference Annex

5:30pm

1/14

New Member & Mentor Meeting

RHA Conference Annex

11:00am

Date changed for the holidays

1/18

Dinner Meeting

Widmer Brothers Pub

6:00pm

See page 3

2/8

Board Meeting

RHA Conference Annex

5:30pm

2/23

New Member & Mentor Meeting

RHA Conference Annex

6:00pm

If you register and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the FULL price of the dinner.

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

CLASSES

LOCATION

TIME

INFORMATION

1/3

Screening Class

RHA Conference Annex

11:0012:30pm

1/6

Screening Class

Webex

7:00-8:30pm

1/12

Investment Strategies

RHA Conference Annex

6:30-8:00pm

1/19

Smoke Free Property

RHA Conference Annex

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

1/20

Screening Class

Webex

11:0012:30pm

1/24

Investment Strategies

Standar TV & Appliance

6:30-8:00pm

1/24

Screening Class

Webex

7:00-8:30pm

2/3

Screening Class

Webex

11:0012:30pm

2/7

Screening Class

RHA Conference Annex

11:0012:30pm

2/9

Landlording 102

RHA Conference Annex

6:30-8:00pm

2/17

Screening Class

Webex

7:00-8:30pm

2/21

Landlording 102

Standard TV & Appliance

6:30-8:00pm

2/28

Screening Class

Webex

Taught by Robert Smith, President of Peregrine Private Capital Corp

Taught by Robert Smith, President of Peregrine Private Capital Corp

Taught by Jeffrey Bennett

Taught by Jeffrey Bennett

7:00-8:30pm Class Policy

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

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

Investment Strategies

Taught by: Robert Smith of Peregrine Private Capital Corp Exchanging into a Delaware Statutory Trust which holds income producing properties makes good sense for real estate owners who no longer want the burden of active management. Robert Smith, will explain the benefits of this type of 1031 exchange.

Members $25.00 Non-Members $35.00 Register ahead of time to save $5 www.rhaoregon.org

Smoke Free Property

Taught by: Erik Vidstrand of Smoke Free Oregon

Learn how to make your property smoke free. Protect your property assets, cut costs from potential fires, lawsuits, and cleaning costs. Learn about preventing evictions, following through with protocol, enforcement, and clear communication.

Members $25.00 Non-Members $35.00 Register by Jan. 16, 2017 to save $5

Landlording 102

Taught by: Jeffrey Bennett Attorney At Law

Jeffrey Bennett will take you through the coming changes to the ORLTA, a retrospective of the last 2 years, and up-to-the-minute insights into new cases. Along the way he will teach you how to avoid costly legal mistakes and help you improve your landlord skills.

1 continuing education credit hour Members $35.00 Non-Members $45.00 Register by Feb. 6, 2017 to save $5 RENTAL ALLIANCE UPDATE JANUARY 2017

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7 Questions Landlords Can’t Ask Rental Applicants

by Jennifer Maughan of Rentprep.com

As a landlord, you want to find the perfect tenant, so that means carefully screening applicants and getting to know them as best you can. Part of the process of finding qualified tenants includes an interview or two where you ask the applicant about their background and interests.

For naturally friendly people, there are certain questions that many use to break the ice, get to know a person better and open up conversations that can be interesting and fun. However, some seemingly innocent questions can actually be against the law to ask in a landlord/applicant setting. While you may be familiar with the obvious no-no’s, like “Are you disabled?” or “What race are you?” there are more subtle forms of questioning that may seem innocent, but can actually get you into trouble.

Here are 7 innocent-sounding questions that landlords cannot ask rental applicants: 1. In what country were you born?

The Federal Fair Housing Laws prohibit landlords from discriminating against someone based on their national origin, race or color. In an interview, it’s wrong to ask an applicant questions like where they were born, where their parents were born, what an applicant’s native language is or where their spouse/ significant other is from.

2. Do you have a service animal?

While this question may seem innocent enough for landlords who simply want to know what to expect as far as animals on the property, it actually violates the law. Similar to asking whether someone is disabled, landlords cannot inquire about service animals, or even what tasks and duties the animal performs for the applicant. Applicants must provide you with documentation about any service animals and you will find out soon enough, so don’t ask the question.

3. Your children are adorable, how many do you have and how old are they?

This question is often used in casual conversations to get to know someone a little better, but in a landlordtenant situation, it’s a big no-no. Discrimination against familial status is protected by Federal Fair

Housing Laws, and asking about children, their ages and even what an expectant woman’s due date is can put landlords on shaky legal ground.

4. Do you have any arrests?

Many landlords believe that an applicant’s entire history with the law is fair territory for questions.

While a background check will reveal if an applicant has ever been convicted of something, landlords cannot ask if an applicant has been arrested. Many people are arrested and let go, or arrested and not convicted. Landlords should focus on convictions when making their decisions, not arrests.

5. Are you interested in the nearest church/temple/ mosque?

While this kind of questioning may seem more helpful than harmful, it’s actually a problem because it is related to religion. Besides the fact that you are assuming what an applicant’s religious beliefs are, it could be seen as an illegal screening technique by asking such a loaded question. Stay away from any line of questioning that brings in religion and you’ll be in the clear.

6. So, when’s the big day?

When any couple–straight or gay, old or young– applies to rent a property, it may seem natural or even friendly to ask whether they are married or engaged.

Questions about familial status are not allowed in the interview process for prospective tenants, and some states and municipalities have laws that specifically prohibit questions about marital status. As a landlord, you can still screen both people and see if they qualify by your pre-set standards but their marital status should never be a factor in that decision or a part of that interview.

7. Will you be retiring soon?

Asking about someone’s age during a rental application interview is another piece of information that is protected. Landlords cannot ask about a person’s age, whether they are quite young or seniors. There are a few exceptions to this rule, as for retirement or senior communities that comply with 55+ state and federal regulations, but in general, keep any questions and (continued on page 8)

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RENTAL ALLIANCE UPDATE JANUARY 2017

www.rhaoregon.org

Time To Winterize Your Property

by Mary Girsch-Bock of PropertyManager.com, a Service of AppFolio

It’s that time again. Shorter days and cooler nights mean winter is not too far away. Unless your properties are in the Bahamas (lucky you), it’s time to prepare for the winter months. Even property managers in a mild climate need to prepare for the cooler and wetter months ahead.

Creating a checklist of items that need to be checked, changed, or replaced will ensure that any repairs can be done on a timely basis before winter arrives. Be sure to check both occupied and vacant units for the following: • Interior Windows – All windows should be checked for cracks and drafts. Promptly replace any windows that have cracks and replace any seals or weather stripping.

• Doors – All doors should be checked for worn weather stripping, with worn strips replaced if necessary. Worn, warped doors should be replaced.

• Water Heaters – While not a winter item, it’s wise to check water heaters for any signs of leaking. Prompt repairs or replacement will eliminate costly water problems during the winter months.

• Roofs – It’s imperative that all roofs be checked for wear or leaks and repaired immediately. Winter rains and heavy snow put a lot of pressure on a roof, increasing the likelihood of costly roof repairs in the middle of winter.

• Fireplaces – If your properties have working fireplaces, they should be checked for ventilation prior to use.

Outside the unit, the following items should be checked: • Exterior Windows – Windows need to be checked outside as well, with outdoor sealant replaced if needed. No matter how weather tight the interior of the window, if the sealant is damaged on the outside, cold air will get into the unit.

• Stairs and Walkways – Sidewalks and exterior stairways need to be inspected for cracks and breaks.

While this should be completed routinely, if you’re www.rhaoregon.org

in an area where snow is a possibility, even an inch or two can cover those cracks, leading to a potential injury, and possible lawsuit.

• Patios and Balconies – These should also be checked periodically, but wet weather and snow accelerates wood damage, again creating a possibly dangerous situation.

• Chimneys – If your building has working fireplaces, a check of the chimney may be in order. Birds frequently find their way into chimneys, creating nests, and a potential fire hazard for your tenants. While this not be necessary everywhere, it should be considered, particularly if it’s been a while since chimneys were checked.

Depending on the type of properties that you manage, your list may become longer or shorter. Property managers that manage primarily single family homes will want to place furnaces and basements on the list as well. Whether your list is long or short, getting started early will eliminate many of the common maintenance problems normally experienced during the long winter months.

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, 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.

Law Offices of

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

Wills Living Trusts Asset Protection Planning Business Formation Probate and Trust Administration Financial Planning Assistance

RENTAL ALLIANCE UPDATE JANUARY 2017

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7 Questions Landlords Can’t Ask Rental Applicants CONTINUED FROM PAGE 6

assumptions about age to yourself.

It takes practice to conduct an interview that meets your needs for screening the tenant, while steering clear of those topics that could land you right in the middle of a discrimination lawsuit. It’s a good idea to create a list of questions beforehand, keep the interview succinct and professional and trust your background screening service to pull up any significant issues for your attention.

RentPrep started in 2007 and our mission is to pull the stress out of being a landlord.

We do this by helping you find the best tenant and providing educational resources along the way.

New Year’s Day: Mon. January 2, 2017 Memorial Day: Mon. May 29, 2017 Independence Day: Tues. July 4, 2017 Labor day: Mon. September 4, 2017 Thanksgiving Day: Thurs. November 23, 2017

2

Black Friday: Fri. November 24, 2017 Christmas Day: Mon. December 25, 2017

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RENTAL ALLIANCE UPDATE JANUARY 2017

www.rhaoregon.org

Apartment Rents Weakening, Rental Concessions Creeping Into Portland Metro Area

by Cliff Hockley of Bluestone & Hockley

On September 14 of 2016, Mark Barry, MAI local apartment appraiser, updated brokers and investors at a local Morgan Chase Bank presentation. In his speech he highlighted the significant sales volume in 2014, 2015 and 2016, but pointed out warning signs.

He indicated that apartment rents were beginning to flatten as vacancies were beginning to increase. To his understanding, vacancies are beginning to rise mainly in the urban core as new construction goes up, which equals more unit for unit competition. In Portland we are seeing more rent concessions in class A properties within the urban core, as there are many buildings that are offering first month rent concessions with one year leases.

mark, with 2,389,228 residents as of July 1, 2015. Most of the immigrants are from California, followed by immigrants from the rest of the US. Additionally most of the immigrants have a higher education and are root seekers (from 25 -35 years old). http://www.oregonmetro.gov/news/portland-regionnears-24-million-residents-growing-41000-last-year Employment Despite the increase in new residents, unemployment in the Portland Metro areas has stabilized at 5.3%, as of August 2016. Household income is averaging $64,000 a year, slightly above the national average of $56,516. https://alfred.stlouisfed.org/ series?seid=MEHOINUSA672N

Properties on the outside (farther East, South and West) are more stable with more stable rents. As inner core prices begin to rise people will be moving outward. Currently, 9000 units under construction, mostly in the 30 units and under range. With 25000 more currently proposed, competition is increasing no matter what.

Business cycle The US economy is slowing down, with a particular focus in the manufacturing sector. American manufacturing barely grew in September as a broader swath of industries suffered from the effects of a strong dollar and faltering overseas markets.

Not all new construction currently proposed will be built because not all will be able to get the rent prices they are planning on. Properties that are pushing rents are seeing higher vacancies because the market is so competitive.

The Institute for Supply Management’s factory index reflects this decrease in activity. The index fell to 50.2, from 51.1 in the previous month. This is the weakest it has been since May 2013. Fifty is the dividing line between expansion and contraction. Out of eighteen industries, only seven grew in the past month, the fewest since December 2012.

According to Mark Barry’s research, Studios have the highest vacancy rate at 5% with 1, 2 and 3 bedroom units around 2%. (In a recent phone survey of local residential property managers the vacancy rate has increased to over 3%.)

Important statistics to consider: Population In 2010 The Portland – Vancouver – Hillsboro Metropolitan Statistical Area (MSA), was the 23rd largest in the United States, with a population of approximately 2,226,009. Since then the Portland metropolitan region added 40,621 new residents from 2014 to 2015, a growth rate of 1.72%, according to updated estimates compiled by the US Census Bureau. The new estimates show the 7-county greater Portland region just shy of the 2.4 million population www.rhaoregon.org

Oil-related weakness among energy companies is now spreading to computer, plastics and machinery makers. The stronger dollar combined with slower growth in emerging markets hurts foreign sales. Auto dealers and construction companies are insulated by the spending of American consumers. https://www.bloomberg.com/news/articles/2015-10-01/ manufacturing-in-u-s-deteriorates-on-weaker-globaldemand Summary We are at the top of the market. In Oregon 3-3.5% growth rate is expected, due to the relocation of many businesses from out of state. With a glut of new developments and lower demand for Class A properties, we can expect the market to be stable, but not growing, for some time.

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Dealing With Late Paying Tenants

by Bill Biko of American Apartment Owner’s Association

I received an email recently asking me what steps a landlord should take when a tenant is late with rent and I was kind of taken aback.

You see, this is one of those issues that is so easy once you’ve gone through it a couple hundred times. The problem for me is it was as long ago, I’d forgotten what I do is a learned response.

And I learned it so long ago that when a tenants late with rent, I simply take action.

So, rather than making you learn it on your own, I’ll just go ahead and break down the steps you need to follow if this occurs to you, but before I get there, I want to talk about the challenges of evicting a tenant.

It’s these challenges that create the need for your actions to follow a specific process on your end as a landlord, so let’s dive in.

The Challenge of Evicting a Tenant Just about every jurisdiction has a specific process for evicting tenants. Sometimes it involves a Three Day Notice to Pay or Quit, other times a 14 day notice to vacate. Some places require a court application to make it official and others have tribunals.

The one consistent challenge this represents for the landlords is you need to prove your tenant has breached your lease and/or that you have a valid reason to evict them.

In my experience, those valid reasons for an eviction tend to revolve around three main issues; • Non-payment of rent • Damage to the property • Conflicts with other tenants You would think any of these would be easy enough to prove, but when you end up in a hearing, landlords often find themselves ill prepared compared to the excuses or lies that a nefarious tenant may be able to come up with when faced with eviction.

I’ve had tenants late with rent lie about paying cash and not receiving receipts, I’ve had tenants try to explain the gaping hole in the drywall was there when they moved in and I’ve had tenants explain they had 10

RENTAL ALLIANCE UPDATE JANUARY 2017

no idea there were conflicts. So what’s a landlord to do? Especially when a tenant is outright lying?

Prepare For Evictions Before They Are Necessary Now, the point of this article is about what to do when a tenant’s late with rent. It could just as easily apply to damage to your property, conflicts between tenants or any other reasons that could lead to requiring an eviction of a tenant.

The important sub message for you is that every issue like this you need to understand could be the first step to building up a case for eviction. Assume the worst, and hope for the best!

That’s why the first step you need to take is to create paper trails you can refer back to if the situation doesn’t correct itself and goes further out of control.

When I’m consulting with landlords about evicting tenants I continually harp on documenting everything.

It’s not just a matter of talking with them; you need to document it as well.

That’s part one of preparing, but just because you’ve documented it doesn’t end there.

Part two is making sure the tenant receives copies of your notices/documentation so you have a complete paper trail and takes the ability away from them to say they weren’t aware.

Creating a Complete Paper Trail So, what is a complete paper trail? It’s evidence that shows everything along the way, whether it’s the written notice you provide informing tenants rent is late, to complete documentation showing the condition of the property when they moved in all the way to dates and instances of previous conflict issues with tenants.

Hopefully, this is making sense, but to clarify even more let’s walk through an example.

It’s the 1st of the month and Joe, your tenant, is late with rent. Now maybe he usually sends electronic transfers later on the 1st, so you sit back and eagerly check your email on the 2nd, again no money! (continued on page 14) www.rhaoregon.org

www.rhaoregon.org

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Fire Prevention Tips for Landlords

by American Apartment Owner’s Association

Protecting your investment from a fire when you aren’t around isn’t easy but there are some simple steps you can take to minimize the chance of it happening, and any damage if it does occur. As a landlord, you can’t control everything that happens on your property. However, you can implement rules, provide advice, and protect yourself by giving your tenants everything they need to be safe and secure. When it comes to preventing house fires, there are a number of things to keep in mind.

It’s always important to think about fire safety in the home – especially leading up to winter, when people start using heaters and fireplaces again.

Install and maintain smoke detectors For optimum protection, fire alarms should be installed in every bedroom, living area and hallway.

This will almost certainly be required by the local fire code, but smoke detectors and fire alarms should be checked every time a tenant moves out. Make sure you check it at the start of each tenancy, during routine inspections, and ask your tenants to check them too.

Fire extinguishers At a minimum, you should have a fire extinguisher located in the kitchen. If you have properties with multiple levels, consider placing one on each floor.

Keep a fire extinguisher somewhere visible and easy to locate, but out of reach of children and inform tenants of its location at the start of a tenancy and ensure they know how to operate one. While a fire extinguisher

may not be capable of combatting widespread flames, they can quickly control small outbreaks and may prevent large-scale damage. Regularly check your extinguisher works and get it serviced according to the manufacturer’s instructions.

Fireplaces, heating and Maintain a strict nosmoking policy Under no circumstances should you allow your tenants to smoke on your properties, either indoors or outdoors. Get a professional to clean your fireplace at the end of autumn or as the weather starts to cool and have a fireguard and ensure tenants use it on fire places. Regularly have all of your heat sources and gas lines checked, and change filters. Make sure you include very strict language in your lease agreement and follow up on any suspicious activity.

Report issues and document everything If a problem or issue doesn’t directly bother them, most tenants won’t mention anything to their landlords.

However, this can be dangerous on your end if it;s related to something like an electrical issue or fire hazard. Give your tenants your contact information and encourage them to call you anytime they suspect something is wrong. In addition to potential loss of life and property damage, fires often lead to legal issues.

In order to protect yourself from potential lawsuits or penalties, remember to document all the efforts you’ve made to protect your properties and tenants from firerelated harm.

Source: hibusiness.ca

www.fhco.org

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RENTAL ALLIANCE UPDATE JANUARY 2017

www.rhaoregon.org

How to Set and Reach Goals with Rental Properties

by JWB Realestate Capital

Buying your first property is a challenge. What happens after the first property is purchased is what can keep you in the rental business. Goal setting is a must for all professionals in real estate. It is entirely possible to reach success with your first rental home.

Learning how to set and reach goals with rental properties will solidify your position as an investor.

5 Goal Setting Tips for New Landlords 1. Learn time management 2. Network with professionals 3. Add more help 4. Research additional properties 5. Review progress monthly Learning to Manage Your Time Time is the one thing that is available to everyone if they choose to use it wisely. Time management is one of the most common traits of successful investors. It’s easy to collect rent checks for a property. It is harder to create a growth schedule without time management.

Coordinating your time spent on all projects daily will create a solid time management goal.

Networking Always Produces Results Networking is the cornerstone of all new partnerships.

Getting in touch with new investors or experienced ones can keep your skills sharp. Most investors who purchase a rental home make a decision to add another home within 12 to 24 months. Networking is a valuable skill that can help introduce investment partners and real estate deals you would have never found out about on your own.

Increase Your Daily Help Even the best time managers can use a little extra help to get the daily workload finished. There are ways to add more people to your investment team without spending a fortune. Some states have laws that regulate the payment for interns and other volunteers. Adding a person who is passionate and ready to lead from your example can be a valuable asset. Increasing your help with internships or outsourcing in areas that eat your time can help you be more productive. www.rhaoregon.org

Locate Additional Investment Homes At some point as a landlord, the thought of adding another property will cross your mind. Many people add homes on a regular basis to improve their net worth. When your time is properly managed, you can seek out additional homes to invest in to increase your housing portfolio. Using more than one resource to find investment opportunities can help uncover great deals.

Look Back on Your Monthly Progress Rome was not built in a day and neither is investment income. What matters is the steps that you’ve taken each day in a one-month period that you can look back on as an investor. Fixing problems as they appear and learning from mistakes can help you grow as a real estate investor. Tracking your monthly progress no matter how small is a real confidence booster.

Get Involved, Donate!

Here are a few items that are needed:

Blankets, sleeping bags, tarps Scarves, socks, hats, gloves Towels of any size Backpacks, tote bags, other bags Shampoo, conditioner, soap Books and Magazines Pet food, other pet supplies Over the counter medicines Adult coats and other functional adult clothing Sugar, creamer, peanut butter Lotions, deodorant, razors Cold weather gear First aid supplies You can bring donated items to our day center located at 1435 NE 81st Ave, Suite 100, Portland OR 97213 Mon-Fri 10am-3pm Or you can drop them off at the RHA Oregon office

RENTAL ALLIANCE UPDATE JANUARY 2017

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Dealing With Late Paying Tenants CONTINUED FROM PAGE 10

Step 1

prove they received it, so here are some additional steps.

I’d suggest calling and/or texting the tenant immediately advising them they haven’t paid rent for the current month yet. It could have been an honest mistake, or it could be a sign of pending trouble. You can often tell by how easy it is to initially contact them. Although sometimes you may simply get strung along as well if you do reach them the first time, so be diligent and stay on top of this. If you get paid great, you still want to move onto step 2, but at least the pressure if off.

Make sure you post it on every entrance to their unit. If it’s an apartment, it’s easy, just post it across the door and the door frame so they can’t miss it as they go in or out.

Step 2 If you were paid, great, but you’re not done yet. Follow up with a written letter for the tenant informing them that you understand late payments can happen, but this can only be a one off type situation as the rent payment is required to cover your bills for the property like a mortgage (you may need to ad-lib here a bit depending on your situation).

If you weren’t paid, you want to create a stern letter for the tenant explaining all of this.

If it’s a house with a front and back door, post a copy on the front and back door, again across the frame and door.

If it’s a house with a garage, post it on the two doors and the garage door.

Perhaps most importantly whatever the circumstance, once it’s posted then make sure you take a photo with some sort of date and time stamp to verify when you took the picture(s), just in case you need to prove it later.

Just as a warning, be aware some pro-tenant jurisdictions may claim this is tenant harassment or potentially slanderous if it’s posted for everyone to see. Always be aware of local rules and laws and make sure you can back up any claims that may be indicated to protect yourself.

Step 4-Follow up!

In both cases you need to refer to the conversation and / or text correspondence that you previously had about this issue. This is a matter of building up your evidence and paper trail.

Once you’ve talked to the tenant, left them notice or documentation about the issue, follow up with an additional text, email or follow up phone call which you also document.

I’d suggest bringing up potential repercussions if it’s not dealt with immediately and what may happen if the situation isn’t corrected (eviction, extra costs to the tenant and more, but all without being threatening, just informative).

I’ve run into numerous situations where tenants have confirmed via text they received the notice, then in a hearing deny it and their entire claims fall apart due to the text evidence showing they are lying.

Step 3 It’s important that you hand deliver this if possible. If it’s not, you want to create some potential trail of delivery and receipt. If you’re hand delivering, make note of the date and time and follow up with a text and /or email referring to the letter you dropped off. A frequent tenant response in hearing is they never received any notice about the problem, this solves that.

If you are not able to hand deliver you can send it via registered mail or courier which provides a tracking process.

If neither of these are possible as the tenant is trying to avoid you, then your last option may be posting the notice on the property. The challenge with this is it’s still hard to

The final proof ends up often being your follow up, so don’t take a short cut and miss that final step as often it can be the deciding factor.

Final Thoughts One way to stand out if you do ever end up in an eviction situation is to be a professional. If your tenant is late with rent it requires more than a phone call or text to be a professional. You need to do the extra work!

As is often the case it comes down to treating this like a business and doing your job professionally. If you’re in a hearing and you come across as a professional who has all the evidence, is following all the rules and are going through all the proper processes evictions become much easier.

Editor’s Note: RHA Oregon recommends serving form

(continued on page 15)

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RENTAL ALLIANCE UPDATE JANUARY 2017

www.rhaoregon.org

VISIT www.fhco.org FAIR HOUSING COUNCIL OF OREGON

RENTAL HOUSING ALLIANCE OREGON SUPPORTS FAIR HOUSING

Dealing With Late Paying Tenants CONTINUED FROM PAGE 14

#303- Non-payment of rent notice 72 hour on the 8th day of the rental period if rent is not paid by that date. Also we suggest serving form #229 Rent payment reminder if rent is not received by the first day of the rental period.

When serving legal notices make sure you are serving them in the correct legal manner allowed by your rental agreement. The suggestions for delivery of a letter in this article may not be the legal means of delivery when serving a legal document so make sure you are serving any legal notices by legal means before delivery.

Bill Biko–“The Educated Landlord” has been an active landlord for well over a decade and during that time has packed more than enough experience in for dozens of regular landlords. From rooming houses, to rent to owns, furnished rentals and “regular” rentals, Bill has had around 1,500 tenants which has made him a master of systems and a master of evictions. To find out more about Bill or to get access to additional tips, articles and Bill’s “7 Questions Landlords Must Ask” visit www.TheEducatedLandlord.com

24-HOUR ONLINE TENANT SCREENING Now featuring DECISION POINTscored reports for Landlords • CREDIT REPORTS • TENANT PERFORMANCE • CRIMINAL HISTORY • SOCIAL SECURITY VERIFICATION • FULL SERVICE REPORTS YOUR RHAOregon MEMBERSHIP PAYS FOR ITSELF WITH LOW PRICED TENANT SCREENING REPORTS AND 6O% OFF REGULAR FORM PRICES. This is a RHAOregon member’s only benefit!

Attend one FREE hour-long class conducted by a credit reporting agency representative at the RHAOregon office and you will be able to retrieve reports on your home computer in minutes

Visit www.rhaoregon.org or call (503)254‐4723 for details! www.rhaoregon.org

RENTAL ALLIANCE UPDATE JANUARY 2017

15

Don’t Accept Any Excuses - Offer Solutions!

by Mr. Landlord

One of the biggest mistakes new landlords make--and sometimes some of us who should know better--is to accept any excuses for nonpayment of rent. Handle all nonpayment cases the same, whether it’s a good or bad excuse. Do not accept any excuses - offer solutions!

If you start “judging” whether or not a resident’s excuse is worthy of giving them an extended period of time to come up with the money, you will encourage them to come up with worse excuses the next time. In addition, you dig yourself into a deeper and deeper financial hole if they don’t come up with the money after the extended time period, and you have delayed in starting the eviction procedures.

Let your residents know right from the beginning what your procedures are when payment is not received and that there are no exceptions. I even have a list that can be shown to the resident at move-in that gives examples of excuses that residents have tried to use in the past to no avail. This adds a little bit of humor to a very serious discussion, but it also clearly lets the new resident know that there is no need to offer excuses for nonpayment of rent. Then of course you must strictly enforce those procedures.

“But Jeffrey, what do you do, especially in these times?

Don’t you want to work with residents in ‘some’ way who are having a hard time? If I took a totally no-excuse approach, I would not have any tenants!”

I hear you and I’m fully prepared to work with residents by offering them several contact names and phones numbers of agencies and churches who may be able to offer them assistance. When doing so, I still start the eviction process and should the resident come up with ALL the money (including court costs, attorney fees, etc.) by the time of the court date, to that extent we will work with them.

I’ll also admit this: If a resident who has paid on time for over a year and otherwise been an excellent resident, and they give me an excuse, I still won’t listen or judge their excuse, or delay the legal proceedings.

But I will listen to their proposed plan for getting caught up and offer suggested solutions. AND if they have never lied to me up to that point, I will waive or suspend the late fees and court costs, and get them to sign a promissory note, and work with them.

EMBERSHIP AND ENTOR MEETING

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

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

RENTAL ALLIANCE UPDATE JANUARY 2017

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

Community Relations/Donations Chair: OPEN PH:

Dinner/Program Chair: AJ Shepard PH: 360-772-6355

Education

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

Forms

Chair: Mark Passannante PH: 503-294-0910

House

Chair: Lynne Whitney PH: 503-284-5522

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

Legislative

Chair: Phil Owen PH: 503-244-7986

Membership

Chair: Elizabeth Carpenter PH: 503-314-6498

Office

RHA Oregon OFFICE TEAM Cari Pierce, Office Manager Cari@rhaoregon.org

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

Taylor@rhaoregon.org

Chair: Phil Owen PH: 503-244-7986

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

Gresham Liaison Jim Herman PH: 503-645-8287

Marketing

Chair: Matt Korshoj PH: 503-405-0489 www.rhaoregon.org

RENTAL ALLIANCE UPDATE JANUARY 2017

17

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

1031 EXCHANGES / REITS TENANCY IN COMMON

Beutler Exchange Group, LLC P.503-748-1031, P.844-414-1031 Email: toija@beutlerexchangegroup.com www.BeutlerExchangeGroup.com NW Exchange Facilitators, Inc., Sloan Kimball P.503-893-9425 Consultation & Facilitator Services Email: sloanenwexchange.com Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com Tryon Equities LLC & Rimrock Property Management Michael Templeton P.O. Box 775, Sherwood, OR 97140 Phone 503-713-7291 Email:mtempleton@tryonequities.ccom www.rimrockpropertymanagement.com

ACCOUNTING/BOOKKEEPING

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

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

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

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

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

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

Ami Stevens, P.503-407-3663 Email: astevens@fromhere2there.com Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com

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

APPLIANCE-SALES ONLY

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

APPLICANT SCREENING

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

ASPHALT PAVING

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

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 Warren Allen LLP Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon and Washington for over 25 years

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

18

RENTAL ALLIANCE UPDATE JANUARY 2017

www.rhaoregon.org

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

Contract Furnishings Mart-Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com

ENERGY EFFICIENCY

BASEMENT WATERPROOFING

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

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

CARPENTRY & REPAIRS

Contract Furnishings Mart - Gresham Ross Williams P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.com

CARPET CLEANING

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

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 John’s Waterproofing,

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

G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists Email: gandgconstruction@me.com Americlean Inc., Since 1972 We are very good at what we do Frank Porter, P.503-771-0554 Email: info@iloveamericlean.com www.iloveamericlean.com Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching,repairs and flood service.

Email: marksandstrom321@comcast.net O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

CARPET SALES

COLLECTION AGENCIES

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

CONCRETE

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

Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching,repairs and flood service.

Email: marksandstrom321@comcast.net

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

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

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

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

DOORS

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

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

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

EVICTIONS

Action Services Wally Lemke, P.503-244-1226 15 82nd Dr., #20 Gladstone, OR 97027 Your eviction & process Service Specialist 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 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 Servpro Serving North Portland, Lake Oswego & West Linn P. 503-283-3658 F. 503-444-7130 www.servpronorthportland,com

Squires Electric Joe Squires, P. 503-252-1609 657 SE Yamhill St., Portland, OR 97214 www.SquiresElectric.com

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

RENTAL ALLIANCE UPDATE JANUARY 2017

19

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

FIRE SAFETY

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 Contract Furnishings Mart - Hillsboro Rebecca O’Neill, P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart - Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart - Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com Contract Furnishings Mart - Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com Contract Furnishings Mart - Gresham Ross Williams, P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.com J & B Hardwood Floors, Inc Jim Cripps, P.503-519-4920 Email: jandbhardwoodfloors@gmail.com Rental Housing Maint Svcs CCB# 163427 Gary Indra, P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood The Floor Store Joe Billarreal, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 Email: joe@floorstoreportland.com

FORMS

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

GENERAL CONTRACTORS

HEATING OIL

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

HEATING OIL TANK

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

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

HANDYMAN

Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 Email: main@bluestonehockley.com Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom, P.503-313-7963 Email: mpsandstrom@comcast.net G&G construction Inc. P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com Email:garyindra@rentalrepairs.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Wieder Works Darren J Wiederhold Residential Property Maintenance CCB#164323 P. 503-665-9856 ~ F. 503-669-5133 Email: d.wiederworks@yahoo.com I do a little bit of almost everything!

HAULING

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

HEATING & COOLING

Midway Heating Co. CCB# 24044 P.503-252-4003 12625 SE Sherman St. Portland, OR 97233 Oregon Ductless, Inc. CCB#204219 Aaron McNally, P. 503-410-1309 Sales and installation of ductless heat pumps Serving all Portland Metro areas Email: info@oregonductless.com www.oregonductless.com Pyramid Heating & Cooling CCB#59382 P.503-786-9522 Serving the Portland Metro area Email: info@pyramidheating.com Willamette HVAC - CCB#56951 P. 503-259-3200 www.willamettehvac.com Residential, Commercial and oil Service

Midway Heating Co. CCB# 24044 P.503-252-4003 12625 SE Sherman St. Portland, OR 97233 Soil Solutions Environmental Services Tank Locating, Sampling, Decommissioning and DEQ Certified Clean-ups P. 503-234-2118 Email: info@soilsolutions-environmental.com www.soilsolutions-environmental.com

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

INSULATION

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

INSURANCE

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

INVESTMENT SERVICES

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

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

20

RENTAL ALLIANCE UPDATE JANUARY 2017

www.rhaoregon.org

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

LOCK SMITH

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

MASON CONTRACTORS

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

MOLD

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

PropM, Inc Michelle Wrege, P.888-780-2938 Finding Home Owners Qualified Tenants www.propmhomes.com

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

Tangent Property Management, Inc. Ann-Marie Lundberg P. 503-594-2101 www.tangentpm.com

PRINTING & PROMOTIONAL PRODUCTS

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

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

MOVERS-HOUSE

PROPERTY MANAGERS

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

PEST CONTROL

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.northwestpest.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 MJ’s Plumbing CCB#36338 Michael LeFever, P. 503.261.9155 1045 NE 79th Portland, OR 97213 ProDrain & Rooter Svcs Inc West 503.533.0430 East 503.239.3750 Drain Cleaning/Plumbing www.prodrainpdx.com

Acorn Property Management, LLC - PDX Katie Poole-Hussa, Property Manager Office: 971-352-6760 Cell: 541-968-1703 www.acornpm.net Action Management Wendi Samperi P.503-710-0732 Alpine Property Mgmt & Maintenance Tiffany Laviolette, P.503-641-4620 4800 sw Griffith Dr., #209 Beaverton, OR 97005 www.alpinepdx.com Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219 Fox Management, Inc. Tressa L Rossi, P.503-280-0241 C.503-750-8124 F.503-280-0242 2316 NE Glisan St Portland, 97232 Email: tressa@foxmanagementinc.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right Kinetic Properties HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 PO Box 903 Canby OR 97013 www.kineticpropertiesllc.com Micro Property Mgmt.

We focus on the small details P.503-473-3742 Email: jeannie@micropropertymgmt.com MLK Property Management & Support Services LLC Management & Consulting Oregon License #200308196 Affordable & Conventional Compliance, Consulting, Staffing & Training Services Phone:503-760-0088 2410 SE 121st, Suite 102, Portland, OR 97216

The Garcia Group Ron Garcia, P. 503-595-4747 5331 SW Macadam Ave Suite 361 Portland, OR 97239 www.garciagrp.com Uptown Properties Chris Shepard, P.520-204-6727 2830 NW 29th Portland, 97210 www.uptownpm.com Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St. PDX, 97203

RADON

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

REAL ESTATE SALES

Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219 Chris Anderson John L. Scott Real Estate P.503-783-2442 Email: chrisanderson@johnlscott.com Denise L. Goding Keller Williams realty P.503-336-6378 C. 503-799-2970 www.denisegoding.com Elizabeth Carpenter, CRIS LizC Real Estate Investments, LLC C.503-314-6498, F.503-882-8680 Email: liz@lizcrei.com Liz Dauw, Summa Realty, Realty Pro Phone: (503) 880-5561 Specializing in 1-4 Units, Oregon & Washington E-mail: liz@lizdrealtor.com Blog: www.facebook.com/LizdRealEstate Liz Robinson Real Estate - Windermere Stellar Liz Robinson P. 503-267-7418 Email: lizrobinsonrealestate@windermere.com www.lizrobinsonrealestate.com HFO Investment Real Estate Greg Frick, P.503-241-5541 2424 SE 11th Ave., Portland 97214 www.hfore.com

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

RENTAL ALLIANCE UPDATE JANUARY 2017

21

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

The Garcia Group Ron Garcia, P. 503-595-4747 5331 SW Macadam Ave Suite 361 Portland, OR 97239 www.garciagrp.com

SEAL COATING

RESTORATION/RECONSTRUCTION

Clear Water Construction Services CCB#194703 Turnovers, Rehabs & Everything Else P. 503-974-6654 ~ F. 503-217-0308 Email: daleh@cwcsnw.com www.cwcsnw.com

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

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

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

Servpro Serving North Portland, Lake Oswego & West Linn P.503-283-3658 F. 503-444-7130 www.servpronwportland.com

SEWER

ROOFING

Good Affordable Roofing Services LLC CCB # 208939 For all things roofs we do it Good & Affordable Call today 971-312-7767 Email: goodaffordableroofingservices@gmail.com www.goodaffordableroofingservice.com Real Estate Roofing Service CCB# 149575 Lynne Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs. www.realestateroofing.com

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

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

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 www.goosehwc.com

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

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

For Rent RENT Meeting Space Available

-Are you looking for a great place to have a meeting?

-Are you planning an event, but just not sure where to hold it?

935 square feet, audio and video available, small kitchen prep area.

Classroom/Banquet tables and chairs.

For more information contact: Ami Stevens at 503-407-3663 or RHA Oregon at 503-254-4723 22

RENTAL ALLIANCE UPDATE JANUARY 2017

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

10520 NE Weidler Portland, OR 97220

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